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HomeMy WebLinkAboutK & M REZONING ..... 5/17/94 CITY COUNCIL HEARING - 17-94 - REPORTS - FIRST READINGMr. Ken Wado May 17, 1994 Chief Planner City of Fort Collins Fort Collins, Colorado Dear Ken: Pursuant to our phone conversation concerning the proposed development of the 320 acres adjacent to Adriel Hills, as the Fort Collins Downtown Airport Manager representing the Community Airpark Association, I would like to assure you that we would not oppose the development of this property on a professional basis. However, we would like the council and the planners to understand that we have been in this location for twenty-seven years (27) and for the most part have lived very comfortably with our surrounding neighbors. As a resident of Adriel Hills, I know how many aircraft on any given day use the 800' altitude requirement for the downwind leg entry to runways 11 and 29. This entry pattern is parallel with the proposed development. Most folks know that I reside in Adriel and I have yet to receive one phone call complaining about the air traffic. Our only concern is that new residents would find themselves in an airport environment which they were not aware. It is not the purpose of the airport to be an annoyance but to live with our community in harmony. If it were at all possible, we would like to see some type of a document, disclaimer or covenant entry suggesting that we do exist just two miles from this proposed development and we have every intention to stay where we are as we are limited physically to our space. would be happy to attend any meeting that you would suggest and sincerely appreciate the opportunity to visit with you. Thanks, �Ly%"_ Sharone Mekelburg Airport Manager 484-4186 Large Enough to Serve You — Small Enough to Serve You Well 2200 Airway Avenue • Fort Collins, Colorado 80524 9 (303) 484-4186 • FAX (303) 495-9900 MAY— 2— 9 4 M O N 0: 2 5 C I T Y S C A P E URBAN DESIGN P- 0 1 strwart a.' Aasoctatis in10 SS0349�s802 P.61 . ;. . STENA S. :• ' , :, ; ' ; ; ; is Consult n3 ErkSkicers artd Sur%0*01's 71 ':• :. 'A '`'"';."' Logo 1 •Deacri"ptiona of the Proposed K&M Property Readning :. in Section 577-68 B.P. Zone: The (46rth feet of the Northeast of the Northwest } 'of .1000.00 - Section, S, Township 71North, Range 68 West of the 6th P.M.,, City of Fort ' Collins;. Coutlty- of: La'rimar,'. Stab: of Colorado, containing 30.3 acres more • . }{. or lass.. I.P., The North 1000.00, feet of the Northeast of 5ectiori Be- Township ` '• ,Z6not.. 7 North, :Ra:nge bd Wesof the 6th •P.H.;' City of Fort Collins. County of t Larimer, $irate' of Colorado, containing 60.5 'acres more or less, • it. L. P; Zane:, All of Section 6, Township 7 North, Range '68 West of, the 6th ; P;M,,; tfty'of Fort•Col.lins, Cottn.ty of Larimer, State of Colorado, lying Noof the Lorimer and Weld Canal 'and, EXCEPTING therefrom, the North 1000.Q0. feet of the Ngrirheast and the North 1000;00 feet, of.the Northt;ASt of Northwgst �' of said Section' S, containing 259 acres mare' or less, .the , ti. 1. • ;� - . ` . . ,• ... • . • i{ :y e • >.. a :'� • r '. : :1 • • ' ,lamas H, Stewart 1 and Associates, Inc, Post -It- brand fax transmittal memo 7bm Nel pepq I Mt 1 C f TYr ! C A.4JR n.¢ one :''2&? 469741- Planning and Zoning Board April 25, 1994 Page 8 DRAFT Member Strom seconded the motion. (� Member Strom summarized that there will be several opportunities for the citizens to participate in the planning process and encouraged them to watch for signage on the property, letters of notification of neighborhood meetings. Public input will be considered when there are more details in planning further in the process. It is reasonable to expect a mixed use south of County Road 50 and will support the motion. Member Winfree pointed out setting the zoning does not set exactly what is to go there. Item 27 came in as limited industrial and the present PUD is for all residential use. She encouraged citizen participation. Chair Clements also made statement to be involved early to be a positive process work with. Motion passed 7-0. DRAFT Planning and Zoning Board April 25, 1994 Page 7 would be required as developments proceeds. Each project will be subject to off -site street ordinance, and any provision in the Urban Growth Area agreement dealing with roads. As developments proceeds, roads will be improved and traffic studies will determine what off -site improvements need to be made. Chair Clements asked about school projections for the development. Mr. Waido said school projections will also be considered as part of the preliminary plans. The staff meets with the School District to update the proposed residential developments and passes that information to their school boundary committees to deal with capacity. Member Walker asked about the issue of existing neighborhood developments, and other commercial developments to the east, east of Road 9, etc. Mr. Waido explained the IG (General Industrial) zoning that is in place presently to the east, a portion of Anheuser-Busch, stating that the master plan calls for multi -family and single family in other portions of the area, a shopping center and business services, etc. There may be a 3-5 acre convenience center with some retail planned. The southern area is still in a T-transition zone with a few parcels not annexed to the City. Member Cottier asked for a response to the suggestion of moving the BP designation to the and the IP to the east. It would seem that this layout would minimize the impact to the residential neighbors and the eastern border consistent with the existing IG zoning for Anheuser-Busch. Mr. Waido reminded the Board and audience that all of the proposed zoning has eUD conditions attached and through process the land uses will ne made compatible with surrounding land uses or potential u.3es. He believed the IP zoning would be reasonable near the Yntersection, realizing single family residential would not likely locate there. Mr. Ward said the IP zoning with this site was chosen over BP because that zoning precludes residential uses. The intersection is not -asirable for residential use. He thought it would not be a good u:e of land to have residential east of Summitview under an ODP according to City policy. The Anheuser-Busch to the east has SO -acres of the area will be a major detention pond and open space for mitigation of the land uses. The land use decisions will be made when the ODP stage is reached. Member Fontane moved to accept the K and M company Rezoning. Planning and Zoning Board ®RAFT April 25, 1994 Page 6 Zoning Board. After the generel nature of land uses are established, then a preliminary plan can be submitted. Often times a preliminary plan on a phase of the property comes through with the Overall Development Plan. (2) The preliminary plan is much more detailed, it begins to show the street layouts, the types of uses, the size of lots, landscaping, architectural characteristics are all part of a preliminary plan which is scrutinized at neighborhood meetings and a public hearing in front of the Board. If the preliminary plan is approved, the final step of the process is a final plan, requiring a public hearing in front of the Board. When the final decision is made, it is in terms of the detail planning of the property. Mr. Waido responded to a question raised by Chair Clements regarding the requirement of zoning on T-transition parcels. He said that the City Code makes requirement to designate zoning not the State. The districts requested are analyzed by staff in compliance with the City Land Use Policies. He went into detail of the zoning and policies by staff for this particular property. He summarized by saying it was in conformance with the Comprehensive Plan and the overall mix land uses are the driving policies which are being used staff to recommend approval of this particular zoning pattern. Chair Clements pointed out there were many comments from the citizens regarding the industrial area, possible elimination of the industrial area, configuration of the mix, etc., and asked Mr. Waido to comment. Mr. Waido addressed the question of using the IL zoning as used in Waterglen, Ttem 27. There are 160 acres of IL property and no industrial use is proposed within the development. The property immediately to the north of the eastern half of the property is zoned Its with a PUD condition. He discussed in further detail differences in zoning. There are no immediate development plans at this point in time. The proposed juxtaposition of these zones seems logical from a planning perspective and it is only when there is a real, live proposal would the appropriateness of the land use at that site, be determined. Chair Clements asked about auto traffic access, four -lane arterials, etc., in and through the property in questions. Mr. Waido said Timberline Road is a major capital improvements project approved by the voters of the city when a 1/4 cent sales tax was approved as part of the Choices 195 Program. The extension of Timberline is a reality in the 1995 arena if necessary funds are available. A traffic study will be required, road improvements Planning and Zoning Board April 25, 1994 Page 5 DRAFT Holly Manley - Delwood Heights Subdivision - Her major concerns were traffic, school enrollments, and Vine Street (ability to handle additional traffic). She was very concerned about the mix right next to the neighborhood and did not believe an industrial park to be consistent at all and questioned the office park. She requested housing similar to surrounding areas. She was not totally opposed to development and was in favor of well -thought out, logical plans to keep the aesthetic beauty of the area and would like to know further plans for streets. CITIZEN INPUT CLOSED. Chair Clements opened questions to Mr. Waido with the question of rezoning, what it entails, when the Land Development Guidance System (LDGS) comes in, when the neighbors input will be considered and when they might be able to begin working with the applicant. Mr. Waido said the property is currently zoned T-transition and under the City Code no development proposal is allowed to be submitted under that zone. It is essentially a holding zone until some ultimate zone is contemplated. Zoning in the City of Fort Collins does not necessarily mean the same as most other communities, particularly those with a PUD condition attached, requiring the utilization of the LDGS. While the zoning district sets some expectations for use of the property, those uses are not guaranteed even though a portion of this property may be zoned IP for industrial uses, a proposal for an industry on that property would have to withstand the merits of criteria of the LDGS. If it passes that criteria and is accepted by the Board, with input, then the proposed use could approved. The same applies to the Planned Business Pp.rk (BP) as well as the residential zone (RLP). These would also have to come through the LDGS process, with a public hearing anO reviewed against the criteria and eventual decision of the Planning and Zoning Board. There are no guarantees with the types of uses or the densities on any particular parcel. After a two months, the City is required to take the property out of the T- transition zone and place it into one or more zones. Any zoning district that has a PUD condition, the underlying zoning district, and the definition of that zoning district become mute, and the proposed land use on the property must stand on its own merits and be reviewed again under the LDGS. Mr. Wai.Jo indicated that the development process occurs in three stages: (1) an Overall Development Plan (ODP) where the entire property is planned as a unit and specific uses, or anticipated uses, densities, square footages of those uses will be placed on a plan. It takes a pubic hearing and is subject to public review which involves the Planning and Planning and Zoning Board DRAFT April 25, 1994 Page 4 Item 21. K & M Comapny Rezoning. i17-94. Mr. Ken Waido, Chief Planner, gave the staff presentation, report and recommendation. Staff recommended approval of the rezoning with a PUD and condition. Mr. Eldon Ward, Cityscape Urban Design represented the applicant,, it is taking the property out of T-Transition zone and placing it in a developable zone. There is no master plan for the site at this time. Under the current LDGS the multiple zoning becomes somewhat mute because the actual land uses are determined through the PUD process. Underlining zoning does determine expectations for mixed use for the area. CITIZEN INPUT Gil Wilson - (did not sign in) - He wanted to know where it lined up with Adriel Hills and Mt. Vista Drive. (Planner Waido pointed out the locations on the map). Mr. Wilson referred to Item 27, zoned Limited Industrial, that was similar to this area. He thought that it wasn't logical to duplicate another industrial area close to a heavily populated residential area. He requested a change with the type of zoning because of the similarity to Item 27. Myrtle Housel - she resides in Adriel Hills a County resident - She reported that the residential area was completely surrounded by agricultural land, she wondered what industrial development would be appropriate for this area. James Beattie - resident of Chesapeake that joins Adriel Hills - His concern was the configuration of the proposed mix and locate the industrial zoning to the eastern boundary and the planned business across from Summitview Road and bring the residential plan from west tc east, from single-family to multi -family. Some of the planners have conceived the possibility of an extension of Timberline to intersect this property with service facilities on the righthand (east) of the extension and not impact the residential area. He affirmed the zoning of mixed uses, but requested the above uses. Karen R:3der - 1000 N. Cree - She had a major concern with the industrial planning so close to the existing residential area and stated her opposition to the plans for it. Eric Spanier - 1807 Westover Ct. - Chesapeake Subdivision - His concern was primarily access. He mentioned the consideration of the railroad constraints. He suggested a four -lane artery to relieve congestion of traffic in the area created by the area. He was also concerned with safety. J ., rip RLP LL �� vacant 3 2 19 Vacant . . ..w. . . . . . . . ' . :PROPOSED:.f ;.'.... ...: .....:....:. . ...B..�P:'.'. _ I. .•iai.uii. . . .n.Fi .ni�. , :'. •:•:• a:':':•:•:':•:•:. . . :•:':•:•:':':•:•:':' : : : : :':': : :.:_:....::::... :':'.'.'.':' Pk .............. ......:.:.:.:.:. OUT ■�; vacant ■V ■ ■ ■ a Vacant Vacant /----��. Vacant ` VINE DRIVE CC NTY ROAD 48 ITEM: K & M REZONING NUMBER: 1 7-94 Introduced, considered favorably on first reading, and ordered published this 17th day of May, A.D. 1994, and to be presented for final passage on the day of 7th day of June, A.D. 1994. Mayor ATTEST: City Clerk Passed and adopted on final reading this 7th day of June, A.D. 1994. ayor ATTEST: City Clerk ORDINANCE NO. 70, 1994 OF THE COUNCIL OF THE CITY OF FORT COLLINS AMENDING THE ZONING DISTRICT MAP OF THE CITY OF FORT COLLINS BY CHANGING THE ZONING CLASSIFICATION FOR THAT CERTAIN PROPERTY KNOWN AS THE K & M REZONING BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT COLLINS: Section 1. That the Zoning District Map adopted by Chapter 29 of the Code of the City of Fort Collins be, and the same hereby is, amended by changing the zoning classification from "T" Transition Zoning District, to the following zoning districts as described below for the property in the City known as the K & M Rezoning: B-P, Planned Business, Zoning District: The North 1000.00 feet of the Northeast 1/4 of the Northwest 1/4 of Section 5, Township 7 North, Range 68 West of the 6th P.M., City of Fort Collins, County of Larimer, State of Colorado, containing 30.3 acres more or less. I-P, Industrial Park, Zoning District: The North 1000.00 feet of the Northeast 1/4 of Section 5, Township 7 North, Range 68 West of the 6th P.M., City of Fort Collins, County of Larimer, State of Colorado, containing 60.6 acres more or less. R-L-P, Low Density Planned Residential, Zoning District: All of Section 5, Township 7 North, Range 68 West of the 6th P.M., City of Fort Collins, County of Larimer, State of Colorado, lying Northerly of the Larimer and Weld Canal and EXCEPTING therefrom the North 1000.00 feet of the Northeast 1/4 and the North 1000.00 feet of the Northeast 1/4 of the Northwest 1/4 of said Section 5, containing 259 acres more or less. Section 2. That the Sign District Map adopted pursuant to Section 29-593.1 of the Code of the City of Fort Collins be, and the same hereby is, changed and amended by showing that the above -described property shall be included in the Residential Neighborhood Sign District. Section 2. That the zoning granted herein is expressly conditioned upon the above -described property being developed as a planned unit development in accordance with the Ordinances of the City. Section 3. The City Engineer is hereby authorized and directed to amend said Zoning District Map in accordance with this Ordinance. DATE: May 17, 1994 3 I ITEM NUMBER: 10 STAFF RECOMMENDATION I Staff recommends approval of the requested zones. Staff also recommends all zones have a PUD condition attached. PLANNING AND ZONING BOARD RECOMMENDATION The Planning and Zoning Board, at its regular monthly meeting of April 25, 1994, voted 7-0 to recommend approval of the requested rezoning. A copy of the Board's minutes is attached. DATE: May 17, 1994 Z ITEM NUMBER: 10 change the zoning for a property in the T Zone to another zoning district included within the Zoning Code. The surrounding zoning and existing land uses are as follows: N: R-L-P, Low Density Planned Residential, undeveloped I-G, General Industrial, undeveloped E: I-G, General Industrial, undeveloped S: FA-1 Farming, undeveloped T-Transition, undeveloped W: FA-1, Farming,undeveloped M, Multi -Family Residential, Adriel Hills residential development at approximately 5 units/acre The requested zones of I-P, B-P, and R-L-P would help implement the City's land use policies which encourage a mixture of land uses and residential densities within all parts of the city. The I-P designation is for light industrial park areas containing controlled industrial uses; the B-P designation is for areas planned as a unit to provide business services while protecting surrounding residential areas; and, the R-L-P designation is for areas planned as a unit to provide variation in use, density, and building placement. In addition, the I-P district is designed for industrial uses in proximity to areas zoned for residential uses and along arterial streets. The property, given its large size, will probably eventually develop with a mixture of land uses including business, commercial, residential, and industrial uses. A PUD condition on the property would require all development proposals to be reviewed according to the criteria of the LAND DEVELOPMENT GUIDANCE SYSTEM. With a PUD condition, the underlying zoning district has no bearing on the ultimate land use approval for development proposals on the property. The LDGS "point charts" are used to determine appropriateness of proposed land uses. The PUD process would also assure that proposed uses are compatible with surrounding existing uses as well as potential uses on undeveloped properties. As indicated, according to the City's LAND USE POLICIES PLAN, areas should provide for a mixing of land use types and residential densities. This site offers great ovoortunities to address the City's differing land use locational policies. Thee are no immediate development plans for the property. Both Mountain Vista Drive (County Road #50) and Summit View Road (County Road #9E) are planned as arterial streets (4-lanes) according to the Northeast Area Transportation Study (NEATS). City water and sewer lines would need to be extended into this area in order to serve development of the property, or development of the property could also possibly utilize district utilities. Any development will be required to address the City's off -site street policy, which requires access to an improved arterial street (minimum 36 foot wide pavement construc.�d to arterial standards) and to pay City development fees for water and sewer (if City utilities are used), storm drainage, parkland (for residential uses), and street oversizing. Thus, there are some significant infrastructure issues which need to be addressed in the development of the property. Findings The requested I-P, Industrial Park, B-P, Planned Business, and R-L-P, Low Density Planned Residential, Districts are in conformance with the policies of the City's Comprehensive Plan. AGENDA ITEM SUMMAR%ff FORT COLLINS CITY COUNCIL SUBJECT: ITEM NUMBER: 10 DATE: May 17, 1994 STAFF: Ken Waido Hearing and First Reading of Ordinance No. 70, 1994, Amending the Zoning District Map of the City of Fort Collins by Changing the Zoning Classification for that Certain Property Known as the K & M Rezoning. RECOMMENDATION: Staff recommends approval of the requested zones. Staff also recommends all such zones have a PUD condition attached. The Planning and Zoning Board voted 7-0 to recommend approval of the requested zones. EXECUTIVE SUMMARY: This is a request to rezone approximately 350 acres from the T-Transition District to the following zones: 30 acres of B-P, Planned Business, District; 60 acres of I-P, Industrial Park, District; and 260 acres of R-L-P, Low Density Planned Residential. The T Zone is for properties in a transitional stage with regards to ultimate development. The property is located south of County Road #50, on either side of Summit View Road and one-half mile north of East Vine Drive. The I-P portion is to be located east of Summit View and south of County Road #50; the B-P portion is to be located southwest of the Summit View/County Road #50 intersection; and the balance of the property would be zoned R-L-P. According to the Code of the City of Fort Collins, within sixty days from the date the matter is considered by the Planning and Zoning Board, the City must change the zoning for a property in the T Zone to another zoning district included within the Zoning Code. APPLICANT: K & M Company c/o Lucia Liley 110 East Oak Street Fort Collins, CO 80524-2880 OWNER. Same BACKGROUND: The applicant, Lucia Liley, on behalf of the owner, K & M Company, has submitted a written petition requesting rezoning of approximately 350 acres from the T- Transition the following zones: 30 acres of B-P, Planned Business District; 60 acres of I-P, Industrial Park District; and 260 acres of R-L-P, Low Density Planned Residential. The T Zone is for properties in a transitional stage with regards to ultimate development. The property is located south of County Road #50, on either side of Summit View Road and one-half mile north of East Vine Drive. The I-P portion is to be located east of Summit View and south of County Road #50; the B-P portion is to be located southwest of the Summit View/County Road #50 intersection; and the balance of the property would be zoned R-L-P. According to the Code of the City of Fort Collins, within sixty days from the date the matter is considered by the Planning and Zoning Board, the City must