Loading...
HomeMy WebLinkAboutCAPSTONE COTTAGES REZONE - REZ140002 - SUBMITTAL DOCUMENTS - ROUND 1 - REZONING RELATED DOCUMENTland planning  landscape architecture  urban design  entitlement Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com May 7, 2014 Capstone Cottages Requests for Structure Plan Map Amendment and Rezoning The Applicant, Capstone Collegiate Communities, requests that the City Structure Plan Map be amended to change the designation of approximately 12.7 acres of land northwest of the Lincoln Avenue/Lemay Avenue intersection from Industrial to Medium Density Mixed Use Neighborhood. The proposed amendment is limited to a single element of City Plan and therefore constitutes a Minor Amendment. The request is based on the Applicant’s proposal to develop a multi-family residential project; the PDP for the proposed multi-family project is submitted concurrently. The Applicant’s proposal also involves a request to rezone 12.7 acres of land from the Industrial District (I) to the Medium Density Mixed Use Neighborhood District (M-M-N) and 0.070 acres of land from the Medium Density Mixed Use Neighborhood District (M-M-N) to the Industrial District (I), both to be processed concurrently with the City Structure Plan Map amendment. Reason for Requests The Applicant would like to develop a student-oriented housing development northeast of the intersection of Lincoln and Lemay Avenues. Approximately 18.32 acres of land at the corner is currently zoned M-M- N. The developable size of the original 18.32-acre site intended for multi-family development has been significantly reduced because of changed conditions Additional M-M-N zoned land is necessary to create a site zoned M-M-N that is large enough to accommodate a project that is both financially feasible and one that is consistent with City policies related to multi-family development, transitional land use and neighborhood compatibility. Background In 2003 the City staff proposed to re-zone three parcels at the northeast corner of Lincoln and Lemay from I to the Employment District (E) to bring the City’s Structure Plan map and Zoning Map into conformance with the East Mulberry Corridor Plan that was adopted in 2002. The East Mulberry Corridor Plan designated the area for Employment uses in order to create a transition between the existing I- zoned land north and east of the parcels and new development to the west. The owner of approximately 15.79 acres included in the staff’s request and at the northeast corner thereof requested that its property be zoned M-M-N rather than Employment (E). City staff indicated that both the M-M-N and the E zones would create an appropriate land use transition, but that E had been chosen over M-M-N because of the area’s proximity to the airport. Ultimately the Planning and Zoning Board agreed with the property owner and voted to rezone the property at the corner from I to M-M-N, commenting that the site was appropriate for M-M-N because of its accessibility and proximity to the Wal-Mart development, which effectively acts as a neighborhood center. The City Council thereafter approved the rezoning to M-M-N. The airport has since discontinued operations. Capstone Cottages PDP Request for Structure Plan Map Amendment and Re-zoning May 7, 2014 Page 2 of 8 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com The City Structure Plan and the East Mulberry Corridor Plan were subsequently amended to designate the property northeast of the intersection of Lincoln and Lemay Avenues as Medium Density Mixed Use and Medium Density Residential, respectively. Capstone Cottages PDP Request for Structure Plan Map Amendment and Re-zoning May 7, 2014 Page 3 of 8 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com Request for: Minor Amendment of the City’s Structure Plan Map The process and criteria that is used by City Council to evaluate a Structure Plan Map Amendment is as follows: Amendment requests based on proposed development projects that involve re-zonings may also be processed concurrently with re-zoning applications. Amendments initiated by City Council, City staff, boards and commissions, and annexations and initial zoning, may be processed at any time. Requests shall be submitted to the City’s Advance Planning Department at least 60 days prior to the hearing date for the Planning and Zoning Board. The 60-day submittal requirement is necessary in order to permit adequate public notice to be given and to allow adequate time to complete the background work for considering a plan amendment. A plan amendment will be approved if the City Council makes specific findings that: • The existing City Plan and/or any related element thereof is in need of the proposed amendment, In 2002 when the Structure Plan was amended to allow the property on the corner to be zoned MMN, it was recognized that the area around the Lincoln/Lemay Intersection was undergoing change and becoming more urbanized. The Mulberry and Lemay Crossings shopping center was in operation and a new multi-family development (Buffalo Run Apartments) was developed adjacent to it on the north side. The Structure Plan Amendment and associated re-zoning was done to create a land use transition between existing industrial development and new urban development anticipated to the west. The revitalization of the area has continued with Woodward moving its campus to the 101-acre Links-n- Greens site south west of the intersection, new businesses locating along Lincoln Avenue and the proposed Lincoln Avenue streetscape improvements. The logic of creating a transitional land use remains the same as it was in 2002; however, the reality is that the existing M-M-N site of less than 14 net acres is too small to accommodate the development of a multi-family project that successfully achieves the objectives of City Plan. The Applicant’s PDP application for Capstone Cottages, submitted concurrently, proposes cottage-style student-oriented housing. This means small-scale, single-family and attached single-family units that are rented to 3-5 unrelated people. In addition to the cottages, the project will also feature three-story, 4- bedroom townhome units located to the interior of the site. The project will be marketed to students but may also include tenants who are not attending college. The housing project will provide needed rental units for the growing student population in Fort Collins within a managed setting with recreational opportunities on-site. The low-profile design of the project allows it to easily blend with nearby single family housing and is a good design fit for the neighborhood. The Structure Plan Map needs to be amended in order to re-designate approximately 12.7 acres of land located adjacent to the existing M-M-N parcel. The resulting larger M-M-N site will be able to accommodate the proposed multi-family project and create an appropriate mid-block land use transition between industrial development and single-family neighborhoods. A larger site is necessary in order to create a project that is sensitive to neighborhood compatibility by providing small scale buildings, lower building heights, on-site management, on-site recreation, open space, water quality treatment and detention areas. Capstone Cottages PDP Request for Structure Plan Map Amendment and Re-zoning May 7, 2014 Page 4 of 8 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com • The proposed amendment will promote the public welfare and will be consistent with the vision, goals, principles and policies of City Plan and the elements thereof. The proposed Structure Plan Map amendment will allow a rezoning to the M-M-N zone and development of the applicant’s proposed multi-family project that is consistent with and supported by City Plan Principles and Policies. The net acreage of the existing M-M-N site is less than 14 acres, while approximately 20-25 acres is required to develop a project that is consistent with City Policies related to multi-family development, transitional land use and neighborhood compatibility. (See Planning Objectives - Attachment A). Allowing an increase in the size of the existing M-M-N property northeast of the intersection of Lincoln and Lemay Avenues will provide a needed land use transition between existing industrial development and existing single-family neighborhoods to the northwest. The 12.7 acres proposed to be rezoned is intersected by International Boulevard, Duff Street and Webster Street resulting in four small separate and odd shaped parcels that would be difficult to develop. Any potential loss of employment opportunities associated with the existing industrial zoned land is more than off-set by Woodward moving its campus to the property located southwest of the Lincoln and Lemay intersection. It is anticipated that Woodward will build 600,000 square feet of office and manufacturing space in four phases retaining and/or creating between 1400 and 1700 primary jobs on the 101-acre Links-n-Greens site. Capstone Cottages PDP Request for Structure Plan Map Amendment and Re-zoning May 7, 2014 Page 5 of 8 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com Capstone Cottages Request for Re-zoning In conjunction with the Applicant’s request for an Amendment to the City’s Structure Plan Map, the applicant is also requesting a rezoning of 12.7 acres from Industrial-I to Medium Density Mixed-Use Neighborhood District (M-M-N) and rezoning of 0.070 acres of future road right-of-way from the Medium Density Mixed Use Neighborhood District (M-M-N) to the Industrial District (I). Criteria The City’s Land Use Code outlines the process and the criteria that the decision-makers shall use in approving or denying re-zoning requests. Criteria are listed below in italic with a narrative following. (2) Mandatory Requirements for Quasi-judicial Zonings or Rezonings. Any amendment to the Zoning Map involving the zoning or rezoning of six hundred forty (640) acres of land or less (a quasi-judicial rezoning) shall be recommended for approval by the Planning and Zoning Board or approved by the City Council only if the proposed amendment is: (a) consistent with the City's Comprehensive Plan; and/or The proposed rezoning of 12.7 acres will create a larger M-M-N zoned site (22.9 net acres) that will be able to accommodate the development of a multi-family project that is financially feasible, and consistent with City Plan policies regarding multi-family development, transitional land use and neighborhood compatibility. The proposed cottage-style student-oriented housing project, for example, is consistent with and supported by many City Plan Principles and Policies (see Planning Objectives - Attachment A). The rezoning of the small piece of road right-of-way to I, consistent with the zoning of the adjacent property, is consistent with City policies regarding logical and orderly development and its practices regarding the zoning of rights-of-way. (b) warranted by changed conditions within the neighborhood surrounding and including the subject property. In addition to being consistent with the City’s Comprehensive Plan, the proposed re-zoning is also warranted by changed conditions within the neighborhood surrounding and including the subject property. The following changes have occurred in the surrounding neighborhood that support the proposed change from I to M-M-N. • The airport is no longer in operation. Concerns raised by City staff in the 2003 consideration of a rezoning to M-M-N included concerns about locating residential areas too close to the airport. With the closure of the airport, this concern is no longer an issue. Capstone Cottages PDP Request for Structure Plan Map Amendment and Re-zoning May 7, 2014 Page 6 of 8 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com • Woodward is building a new campus on the 101-acre Links-n-Greens site at the southwest corner of the Lincoln and Lemay intersection. The City specifically added light industrial and heavy industrial uses to the zoning for the site to accommodate Woodward’s new office/manufacturing campus that is anticipated to retain and/or create between 1400 and 1700 primary jobs. The loss of 12.7 acres of I-zoned property is more than offset by the increase in industrial uses and jobs realized by the Woodward project. • The Master Street Plan alignment of streets in the area will require several acres of the subject property to be dedicated as right-of-way, leaving only very small and odd shaped parcels of I- zoned land which would be very difficult to develop as industrial uses generating employment. Street alignments proposed on the Master Street Plan reduce the amount of existing M-M-N property. Lemay Avenue is proposed to swing to the east to go around the east side of the San Cristo/Andersonville neighborhood when the future Vine/Lemay overpass is constructed. Lincoln Avenue as shown on the Master Street Plan swings to the north connecting to the future International Boulevard. The design of the Lincoln Avenue/International Boulevard intersection has not been determined; however, if the ultimate design includes a swing to the north (as indicated in the MSP) or a round-about, either solution would further reduce the M-M-N site. On the north side of the property, the future Duff Drive aligning with Buckingham Street to the west will also affect the M-M-N site, cutting off a corner of the M-M-N site and adding a tract of land south of Duff Drive that is zoned I. • A portion of the original 18.32-acre M-M-N site (2 acres) has already been developed as the Bank of Colorado. • The net acreage currently available in the M-M-N zone for development of a multi-family project has been reduced to less than 14 acres by the future street alignments and adjacent development. • Proposed pedestrian/streetscape improvements along Lincoln Avenue between the Lincoln Avenue/Lemay Avenue intersection and Riverside Avenue support a residential project at this location by providing convenient and safe access to Downtown utilizing alternative modes of travel. • The Mulberry and Lemay Crossings shopping center to the south provides a variety of goods and services including groceries. The commercial center functions like a neighborhood center, making medium density residential a land use transition that is well supported by City policies. • The Applicant has only recently been able to assemble adjacent properties in order to create an adequate size parcel for multi-family development of the type that would be supported by City Plan and the City’s Land Use Code. • The assemblage of the various parcels and integration of the MSP streets will now allow for a mid-block land use change per City Plan Policy LIV 38.3. The 0.070 acres of land to be rezoned from the Medium Density Mixed Use Neighborhood District (M-M- N) to the Industrial District (I) is the result of the alignment of Duff Drive (shown on the MSP) that cuts off a triangle of land that would be more appropriately zoned I-Industrial to be consistent with I-Industrial zoned parcels adjacent to the street right-of-way. (3) Additional Considerations for Quasi-Judicial Zonings or Rezonings. In determining whether to recommend approval of any such proposed amendment, the Planning and Zoning Board and City Council may consider the following additional factors: (a) whether and the extent to which the proposed amendment is compatible with existing and proposed uses surrounding the subject land and is the appropriate zone district for the land; The proposed rezoning from I to M-M-N will enlarge the existing M-M-N zoned site so that it can be successfully developed and provide a transitional land use between existing industrial development and single-family neighborhoods located to the northwest. At the same time, it provides a transition from the Capstone Cottages PDP Request for Structure Plan Map Amendment and Re-zoning May 7, 2014 Page 7 of 8 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com community commercial development to the south and the neighborhoods to the northwest. City Plan’s Principle LIV 29 regarding M-M-N neighborhoods establishes that the zone district should be used as a transition and link between lower density neighborhoods and commercial or employment districts. In this case the M-M-N zoning does both. The proposed rezoning will further allow for a mix of housing types in the neighborhood and also allows for a transition of residential density from the higher density Buffalo Run Apartments to a project with smaller buildings, single-family and two-family dwellings, closer to lower density neighborhoods located to the northwest. Compatibility with the lower density neighborhoods to the northwest is achieved by the placement of smaller-scale, single-family like units on the perimeter of the property and by using architectural styles and design features that mimic single family neighborhoods. The proposed rezoning of the road right-of-way from M-M-N to I will result in its zoning being the same as the zoning of the adjacent parcels and is therefore appropriate. (b) whether and the extent to which the proposed amendment would result in significantly adverse impacts on the natural environment, including but not limited to water, air, noise, stormwater management, wildlife, vegetation, wetlands and the natural functioning of the environment; The proposed rezoning from I to M-M-N would not have adverse impacts on the natural environment. The sites proposed to be rezoned have a few, small isolated pockets of wetlands and no significant wildlife habitats. Per the City’s Land Use Code any natural areas on the site determined to be valuable would need to be preserved or mitigated regardless of whether the property is zoned M-M-N or I. Likewise the rezoning will not result in significant adverse impacts on any other components of the natural environment including the air, noise, and/or stormwater management; any potential impacts will be addressed in accordance with the Land Use Code which applies to both zoning districts. In addition, approval of the rezoning and development of the project as proposed would include the planting of over 800 new trees and other plant material on the now vacant site that would provide habitat for insects and song birds as well as other urban adaptive species making the site more ecologically diverse than it is today. Finally, storm water management would meet the City’s Low Impact Development (LID) standards and improve the quality of storm water run-off. The rezoning of the road right-of-way from M-M-N to I will not result in any adverse impacts to the natural environment. (c) whether and the extent to which the proposed amendment would result in a logical and orderly development pattern. The rezoning from I to M-M-N would allow the development of a multi-family project at an appropriate location. City policies promote the development of medium density residential communities where the residents will have easy access to employment opportunities, shopping and recreational opportunities. The site that is proposed to be re-zoned from I to M-M-N is located near employment opportunities. Woodward is developing their office/manufacturing campus at the southwest corner of the intersection of Lincoln and Lemay Avenues. The Mulberry and Lemay Crossings commercial center located less than a quarter of a mile to the south provides needed goods and services as well as employment opportunities. The site is located approximately one half mile from Buckingham Park and less than a mile from the Poudre River bike trail, which provides access to other parks and natural areas. Capstone Cottages PDP Request for Structure Plan Map Amendment and Re-zoning May 7, 2014 Page 8 of 8 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com M-M-N zoning at this key site provides an orderly land use transition both from the east and from the south. The M-M-N zoning creates a buffer between existing industrial uses and the single family neighborhoods located to the north (San Cristo/Andersonville and Alta Vista). The proposed re-zoning will allow the land use transition from industrial to residential to be made at a mid-block location (east of International Boulevard) which is supported by City Policy LIV 38.3 –Land Use Transitions. A logical and orderly transition would also be created from south to north. The Wal-Mart commercial center is adjacent to a relatively high density multi-family project, Buffalo Run Apartments at 16.78 dwelling units per acre. The area proposed to be rezoned is located between Buffalo Run and single family neighborhoods to the north (San Cristo/Andersonville and Alta Vista). The proposed project associated with the re-zoning request, Capstone Cottages, at 8 dwelling units to the acre, would provide a transition in residential density from Buffalo Run to single family areas located to the north. The rezoning of the future road right-of-way from M-M-N to I is logical and consistent with City practices to have consistency with the zoning of the adjacent parcels.