HomeMy WebLinkAboutNE PROSPECT & I-25 FRONTAGE ROAD REZONE - REZ210001 - SUBMITTAL DOCUMENTS - ROUND 3 - STRUCTURE PLANNE I-25 & Prospect
Structure Plan Amendment & Rezone
Overview of Request
This is a request to rezone approximately 4.265-acres (“Rezone Property”). The Rezone Property is part
of a larger mixed-use project (“Project”). The Project is currently undeveloped and is in the northeast
corner of I-25 and E Prospect Rd. The Project has already an approved, City of Ft. Collins ODP, dated July
25, 2006 (Exhibit 1). Several changes have occurred to the Project and/or to adjoining properties which
warrant an Amendment to the 2006 existing ODP and rezoning of a portion of the UE (Urban Estate) to I
(Industrial).
This rezoning petition is one of three concurrent submittals to the COFC updating and reflecting changes
to the Project. Major changes occurring since 2006 include:
1. Reduction of Flood Plain through the Box Elder Authority.
2. Reduction in the size of the Project through CDOT eminent domain for expansions of I-25
and the Prospect Interchange.
3. Closure and abandonment of the Frontage Road by eminent domain procedures by CDOT in
2019.
4. Realignment of Carriage Parkway caused by the approval of the Fox Grove subdivision by
the COFC.
5. Reduction in the size of the Project through sale of 12.44 acres to the Poudre School District
for expanded uses in their Prospect Middle/High School campus.
While changes 1-3 influence the Project, they are more appropriately addressed in the Amendment and
Annexation Submittals offered concurrently to this rezone. Changes 4 and 5 pertain to this submittal
since they affect the Rezone Property.
A visual summary of Changes 4 and 5 can be seen in Exhibit 2 attached.
Change 4. As shown in the Exhibit 1, Carriage Parkway was to originally locate a transition area between
UE and Industrial zoning. Upon approval of the Fox Grove development the entry point of Carriage
Parkway onto the Project needed to moved east. This in turn necessitated a realignment of Carriage
Parkway if we were to abide by COFC road standards. Please note this illustrated roadway alignment
has been the subject of countless meetings and considerable discussion with COFC engineering and road
staff and has been approved by both. As a result of the eastward movement of Carriage Parkway, an
orphaned piece of UE is now located west of Carriage Parkway. Our proposed rezoning of this (Rezone
Property) reinstitutes Carriage Parkway as the transition between the two zoning types. Please note we
are not asking for new zoning to the Project, but rather it is to reestablish Carriage Parkway as the
delineator.
Change 5. Exhibit 2 illustrates the parcel that was sold to PSD allowing them access to Carriage
Parkway as was requested by Staff.
Exhibit 1:
(Current Approved ODP)
Exhibit 2:
(Current Zoning with Current Approved Carriage Parkway Alignment)
How is the proposed rezoning consistent with the City's Comprehensive Plan and I-25
Subarea Plan?
Consistent with the I-25 Subarea Plan (2003), the rezoning is consistent with the following:
Change 5. Sale of this parcel to the
Poudre School District Allowed their
direct connection to Carriage Parkway
Orphaned UE Parcel
Original Carriage Parkway Entry Point
Framework Plan
The proposed rezone shifts the boundary between the I zoning and UE zoning east approximatly 205’ to
the centerline of Carriage Parkway.
Area of Prospect & I-25
ODP Amendment
Area of Proposed Rezoning
Current Approved Carriage Parkway alignment bisecting current UE zone:
Current Carriage Parkway alignment with proposed UE/I zone boundary adjusted to match Carriage
Parkway alignment.
Principles and Policies
Land Use: Principle I-25-LU-1: This subarea will have a balance of residential, commercial, employment,
and civic land uses and facilities.
• The proposed boundary adjustment will have a negligible effect on the balance of residential,
commercial, employment and civil and uses and facilities.
Principle I-25-LU-3: Subarea employment and industrial districts will have a variety of business types and
sizes, and will be compatible with surrounding land uses.
• This proposed boundary adjustment will better create compatibility with surrounding land uses
by eliminating the orphaned UE parcel and restoring Carriage Parkway as the boundary between
the two existing zoning areas.
Principle I-25-LU-3: Consistent with City Plan and the regional plan, this subarea’s residential
development will be located and designed to minimize noise and other related impacts from I-25.
• The proposed boundary adjustment will improve noise and other related impacts from I-25 as it
shifts residential uses approximately 205 ft. to the east away from I-25. Carriage parkway will be
the natural buffer between the I zoned parcel and the UE zoned parcel.
Principle I-25-T-1: Consistent with City Plan and the regional plan, the subarea’s transportation system
will include a network of local roadways appropriate to support land use activities, and will support the
findings and recommendations of the North Front Range Transportation Alternatives Feasibility Study.
• The proposed boundary adjustment will have no impact on planned roadways.
Principle I-25-CAD-1: The subarea’s community entryways via I-25 should be designed to create a sense
of place and a positive experience.
• The proposed boundary adjustment will have a negligible impact on the entryway experience
from I-25. Carriage Parkway will serve as the natural division between the I and UE uses along
this stretch of Carriage Parkway.
Principle I-25-CAD-2: Important view corridors for vistas of the mountains should be preserved and
emphasized by the arrangement and design of development.
• The proposed boundary adjustment will have a negligible impact on views of the mountains.
Principle I-25-HSG-1: This subarea will include a mix of new neighborhoods at different densities, to allow
for transitions between urban and rural development areas, and to provide housing opportunities for a
variety of income levels.
• The proposed boundary adjustment will have a negligible impact on housing varieties. Proposed
zoning matches existing with no change in densities proposed.
Principle I-25-NOL-1: This subarea will provide a balanced system of recreation facilities, parks, trails,
natural areas, and open lands.
• The proposed boundary adjustment will have a negligible impact on balance of recreational
facilities. Recreation facilities, parks and trails, natural areas and open lands.
Consistent with the City’s Comprehensive Plan (2019), the rezoning request is consistent with the
following:
Structure Plan
The proposed rezone shifts the boundary between the I zoning and UE zoning east approximatly 205’ to
the centerline of Carriage Parkway.
Area of Prospect & I-25
ODP Amendment
Area of Proposed Rezoning
Area being rezoned is highlighted in purple below. The dark orange road alignment for Carriage
Parkway has been realigned by the City of Fort Collins as indicated by the bright orange alignment.
Neighborhood Livability and Social Health
Principle LIV 1: Maintain a compact pattern of growth that is well-served by public facilities and
encourages the efficient use of land.
• This rezone will create cohesive zoning within the existing pattern and improve the efficient use
of the land by preserving continuity of use on each side of Carriage Parkway.
Principle LIV 4: Enhance neighborhood livability.
• Providing a cohesive area of I zoned land west of Carriage Parkway and Cohesive UE zoned
land east of Carriage Parkway will allow for enhanced neighborhood livability by keeping like
uses conjoined and not fragmented.
Culture & Recreation
Principle CR 1: Build Fort Collins’ identity as a thriving cultural and creative destination by supporting an
inclusive and equitable arts, culture and creative community.
• The zoning boundary adjustment will have a negligible effect on the culture and recreation
aspects as the zoning types are not being changed.
Economic Health
Principle EH 4: Ensure an adequate and competitive supply of space and/or land is available to support
the needs of businesses and employers of all sizes.
• This rezoning will provide a cohesive developable area of land for I – Industrial zoning west of
Carriage Parkway and cohesive developable land zoned UE – Urban Estate east of Carriage
Parkway. This rezoning will provide developable land of an adequate size and competitive
supply of space and/or land available to support the needs for businesses and employers of a
variety of sizes.
Environmental Health
Principle ENV 1: Conserve, create and enhance ecosystems and natural spaces within Fort Collins, the
GMA and the region.
• The proposed amendment will not result in significant 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 existing zoning
boundary between I and UE is proposed to shift to coincide with the centerline of Carriage
Parkway having little to no impact on existing ecosystems and natural spaces above and beyond
what would be expected under the current zoning of the subject area.
Safe Community
Principle SC 5: Provide opportunities for residents to lead healthy and active lifestyles.
• This rezoning will provide a cohesive developable area of land that will provide opportunities for
residents to lead healthy and active lifestyles by separating dissimilar uses by the natura buffer
provided by the Carriage Parkway.
Transportation
Principle T 1: Coordinate transportation plans, management and investments with land use plans and
decisions.
• This proposed adjustment to the zone boundary is responding the City’s approved alignment to
Carriage Parkway. The boundary realignment will have a negligible impact on transportation.
High Performing Community
Principle HI 1: Be a model for equitable, effective and transparent local governance.
• The proposed boundary realignment will have a negligible effect on equitable, effective and
transparent local governance as no new zoning is being proposed.
Why the proposed rezone is warranted by changed conditions within the neighborhood
surrounding and including the subject property:
The previous alignment of Carriage Parkway was the natural boundary between the UE and I zoned
parcels. The current approved Carriage Parkway aliment bisects the UE zoning creating an orphaned UE
parcel west of Carriage parkway. The proposed boundary shift re-orients the boundary to align with the
newly approved an partially constructed Carriage Parkway.
How the proposed amendment is compatible with existing and proposed uses
surrounding the subject land and is the appropriate zone district for the land:
No new zoning is proposed. The boundary shift relates directly to the shift of Carriage parkway. The
adjacent zones are not affected by the change. Fox Gove to the north is zoned LMN and is currently
bound to the south by I and UE zoning which will not change with this proposal. The zoning to the east is
Orphaned UE Parcel
I Zoned Parcel
UE Zoned
Parcel
LMN Zoned Parcel
Fox Grove
Prospect Road I-25
Larimer County FA1 and is currently bound to the west by UE zoning which will not change with this
proposal.
How the proposed amendment would not 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.
This proposed boundary alignment shifts the I/UE boundary east approximately 205 ft. east and is a
direct reaction to the city’s relocation of Carriage Parkway. The intent is not based on a desire of the
client to increase the overall size of the I zoned area. I zoned uses are subject to the requirements of
the land use code and applicable jurisdictions and will be subject to the natural environment protections
requirements as applicable at time of development.
How does the extent of the proposed amendment results in a logical and orderly
development pattern?
This proposed boundary alignment shifts the I/UE boundary east approximately 205 ft. east and is a
direct reaction to the city’s relocation of Carriage Parkway. See change in Carriage Parkway below in
orange. The subject area is indicated in purple.
Proposed rezoning requested with this application:
I Zoned Parcel UE Zoned
Parcel
Prospect Road I-25