HomeMy WebLinkAboutNEW NOTE PARTNERSHIP FIRST ANNEXATION & ZONING - 5-89, A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NC.
IPLANNING AND ZONING BOARD MEETING OF
-STAFF REPORT
PROJECT: New Note Partnership First Annexation and Zoning - #5-89,A
APPLICANT: New Note Partnership
c/o Jack Blake, Managing Partner
P. O. Box 429
Fort Collins, CO 80522
OWNER: New Note Partnership
PROJECT PLANNER: Sherry Albertson -Clark
PROJECT DESCRIPTION: Request to annex and zone approximately 149.7
acres, located east of Hewlett-Packard north of Harmony Road. The requested
zoning is I-L, Limited Industrial District.
RECOMMENDATION: Staff recommends approval of the annexation and zon-
ing with a condition that a unified PUD master plan be submitted and
approved prior to any development of the site.
EXECUTIVE SUMMARY: This is a request to annex and zone approximately
149.7 acres, located east of Hewlett-Packard and north of Harmony Road. The
requested zoning is the I-L, Limited Industrial District. The property is vacant
and there are no immediate plans for development. This is a voluntary annex-
ation.
DEVELOPMENT 300 LaPorte Ave. • P.O. Box 580 • Fort Collins, Colorado 80522 • (303) 221.6750
SERVICES, PLANNING DEPARTMENT
New Note Partnership First Annex. and Zoning - #5-89,A
P & Z Meeting - February 27, 1989
Page 2
COMMENTS
Background:
The applicant, New Note Partnership, is requesting annexation of approximately
149.7 acres, located east of Hewlett-Packard north of Harmony Road. The
property is vacant and there are no immediate plans for development. This is
a voluntary annexation.
The property is located within the Fort Collins Urban Growth Area. According
to policies and agreements between the City of Fort Collins and Larimer
County contained in the INTERGOVERNMENTAL AGREEMENT FOR THE
FORT COLLINS URBAN GROWTH AREA, the City will annex property in
the UGA when the property is eligible for annexation according to State law.
The property gains the required 1/6 contiguity to existing city limits from a
common boundary with the Harmony 5th Annexation to the west and the Stute
#1 Annexation to the south.
The surrounding zoning and land uses are as follows:
N: FA-1; (in Larimer County); vacant, existing residences
S: b-p; FA-1, T, C; (in Larimer County); vacant, existing office and gas
station
E: FA-1; (in Larimer County); vacant
W: i-1; Hewlett Packard
The requested zoning for this annexation is the I-L, Limited Industrial District.
The I-L District designation is for light industrial uses. Staff is recommending
a condition that a unified PUD master plan be submitted and approved prior to
any development of the site. This would provide the opportunity for staff and
the Board to review an overall master plan for the site, yet would allow
development of specific phases of the site to occur via the administrative site
plan review process. Under this process, all uses must be shown on a site plan
submitted to and approved by the Director of Planning.
Given the property's location adjacent to I-25 and its proximity to the
Harmony Road interchange, the eventual development of industrial and com-
mercial land uses is probable. According to the City's Land Use Policies Plan,
industrial and commercial uses should locate near transportation facilities that
offer adequate access without creating demands which exceed the capacity of
the existing transportation network, and in areas where adequate utilities can
be provided. This site addresses these locational policies. There are no
immediate development plans for the property.
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ITEM NEW NOTE PARTNERSHIP
NUMBER 1st Annexation & Zoning 5-89, 1
2nd Annexation & Zoning 6-89, A
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PE'T1T'ION FOR ANNEXATION
The undersigned hereby Pctition
the Council
of the
City of Fort Collins.
Colorado, for the annexation of
an area,
to be
referred to as the
New Note Partnershi First
annexation
to
the City of Fort
Collins. Said area. consisting of approximately
_149.7---_
acres, is more
particuiari., icscribcd on Attachment "A",
attached
hereto.
The petitioners allege:
That it is desirable ant necessary that such area be annexed to the
City of Fort Collins.
2. That the requirements of Sections 31-12-104 and 31-12-105, C.R.S., exist
or have been met.
3. That not less than onc-sixth of the perimeter of the area proposed to
be annexed is contiguous with the boundaries of the Cit_v of Fort
Collins.
4. That a community of interest exists between the area proposed to be
annexed and the City of Fort Collins.
5. That the area to be annexed is urban or will be urbanized in the
near future.
6. That the area proposed to be annexed is integrated with or capable of
being integrated with the City of Fort Collins.
That the petitioners herein coral?risc more than fifty percent (501,0) of
the landowners in the area and own more than fifty percent (5096) of
the area to he annexed, excluding public streets, alleys and lands
owned by the City of Fort Collins.
8. That the City of Fort Collins shall not be required to assume any
obligation respecting the construction of water mains, sewer lines, gas
mains, cicctric service lines, streets or any other services or utilities
in connection with the property proposed to be annexed except as
may be provided by [tic ordinances of the City of Fort Collins.
9. The petitioners reserve the right to withdraw this petition at any time
prior to second reading by the City of Fort Collins City Council.
Said meeting tentatively scheduled for April 4, 1989.
Further, the petitioners consent pursurant to Section 37-45-136(3.6), C.R.S.,
to the inclusion of such property into the Municipal Subdistrict, Northern
Colorado Water Conservancy District.
WHEREFORE, said petitioners request that the Council of the City of
Fort Collins approve the annexation of said area. Furthermore, the petitioners
request that said area be placed in thcI—_L,_Lim_i_ted Ind. Zoning District
pursuant to Chapter 29 (Zoning) of the Code of the City of Fort Collins.
STA ; c. Or COL3RAB0)
UL j)F_ � ss.
COUNTY OF
The undersigned being first duly sworn upon his oath states:
That. he was the circulator of the attached petition for annexation and
that each signature therein is the signature of the person whose name it
purports to be.
k -� '
ulator's ignaturc
Subscribed and sworn to before me this day of��
C / 19 i . by
Witness my hand and official seal.
My Commission expires:
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LEGAL DESCRIPTION OF REAL PROPERTY
INCLUDED IN THE ANNEXATION
A tract of land situate in the County of Larimer, State of Colorado to -wit:
A tract of land situate in the southeast quarter of Section 33
and the southwest quarter of Section 34, all of Township 7
North, Ragne 68 West of the 6th P.M., Larimer County, Colorado,
which considering the west line of the southwest quarter of
said section 34 as bearing N00 09' 27"W and with all bearings
cc^tained herein relative thereto is contained within the
boundary lines which begin at the southwest corner of said
Section 34 and runs thence NOO 09' 27"W 150.00 feet to the True
Point of Beginning; thence along the north ROW line of State
Highway 68 N38 32' 42"W 469.00' to the northeast corner of
Stute Annexation No. 1 to the City of Ft. Collins, Colorado;
thence N84 03' 25"W 201.00 feet; thence N89 46' 03"W 400.00
feet; thence S84 31' 1911W 130.74 feet; thence N17 22' 44"W
208.32 feet; thence N22 14' O1"W 500.00 feet; thence N36 59'
01"W 200.00-feet; thence N32 29' O1"W 400.00 feet to the
-Drcheast corner of the Harmony Annexation No. 4 to the City
o Ft. Collins; Colorado, which point lies on the north line
cf the south one-half of the southeast quarter of said Section
33; thence S89 45' 25"E 1782.26 feet to the northeast corner of
the southeast quarter of the southeast quarter of said Section
33; thence N00 05' 27"W 1123.12 feet; thence S89 47' 40"E
2181.88 feet to a point on the west ROW line of Highway 1-25;
thence along the arc of a 5565.00 foot radius curve to the
right a distance of 1028.04 feet, the long chord of which bears
S07 31' 02"E 1026.58 feet; thence S02 13' 31"E 556.05 feet;
thence S13 41' 34"W 165.61 feet; thence N89 50' 27"W 715.52
feet' thence S00 09' 33"W 560.50 feet; thence N89 50' 26"W
1575.18 feet to the Point of Beginning.
Containing 149.7863 acres.
Owner's Signature
/ 71 2 /Urrr
Address
City State Zip
LC7
Date
Owner's Signature
Address
City State Zip
Date
ATT' "ZVEY Crn" r171CATIOjN
I, /C'�.E�iy f�_ Afl,40"� an attornc%• licenseLi tL)
practice in the State
of Colorado. cert,,fy that I
have examined
th_
records of -the Clerk
and Recorder of
Larimer County. Colorado. anti
iia••;
e-ified ghat t` . si-=ncrs of the attar' cd
rincxation Petition
are o%vncrs of
icai
property in the area
proposed for annexation.
Furthermore.
I certify that
sari
owners constitute more
than 50% of the
landowners in the
area proposed
for
annexation and own
more than 5Vo of
the land in said
area, exclusive of
Date
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n
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LEGAL DES(RIPTIO'N' OF THE .a\\EXATIO\
A tract of land situatc in the Count• of Larimcr. Statc of Colorado to -wit:
tract of land situate in the soulea-at quarter of Section
and the southwest quarter of Section 34, all of TownshizD 7
North, Ragne 68 West of the 6th P.M., Larimer County, Colorado,
whiza considering the west line of the southwest quarter of
said section 34 as bearing N00 09' 27"W and with all bearings
contained herein relative thereto is contained within the
boundary lines which begin at the south rest corner of said
Section 34 and runs thence NOO 09' 27"W 150.00 feet to the True
Point of Beginning; thence along the north ROW line of State
Highway 68 N88 32' 42"W 469.00' to the northeast corner of
Stute Annexation No. 1 to the City of Ft. Collins, Colorar-_,
thence N84 03' 25"W 201.00 feet; thence N89 46' 03"W 400.00
feet; thence S84 31' 19"W 130.74 feet; thence N17 22' 44"N
208.32 feet; thence N22 14' 01"W 500.00 feet; thence N36 59'
01"W 200.00 feet; thence N32 29' O1"W 400.00 feet to the
northeast corner of the Harmony Annexation No. 4 to the City
of Ft. Collins, Colorado, which point lies on the north line
of the south one-half of the southeast quarter of said Section
33; thence S89 45' 25"E 1782.26 feet to the northeast corner of
the southeast quarter of the southeast quarter of said Section
33; thence N00 09' 27"W 1123.12 feet; thence S89 47' 40"E
2181.88 feet to a point on the west ROW line of Highway I-25;
thence along the arc of a 5565.00 foot radius curve to the
right a distance of 1028.04 feet, the long chord of which bears
S07 31' 02"E 1026.58 feet; thence S02 13' 31"E 556.05 feet;
thence S13 41' 34"W 165.61 feet; thence N89 50' 27"W 715.52
feet' thence SOO 09' 33"W 560.50 feet; thence N89 50' 26"W
1575.18 feet to the Point of Beginning.
Containing 149.7863 acres.
-5-
Devel&nent Services
Planning Department
City of Fort Collins
MEMORANDUM
TO: Planning and Zoning Board
FROM: Sherry Albertson -Clark, Senior City Planner jJW
RE: New Note First and Second Annexation and Zoning
DATE: March 2, 1989
Staff has met with the applicant of the New Note First and Second Annexa-
tion and Zoning and Paul Eckman to discuss concerns raised by Board members
on these items at the February 24 worksession. Concerns raised included
permitted uses in the I-L/I-P Zone, use of the administrative review for I-L/I-P
Site Plans, public participation and concerns regarding design review and
guidelines.
The I-L/I-P Zone permits "light industrial uses, including such uses as the
manufacture of electronic instruments, preparation of food products, pharma-
ceutical manufacturing, research and scientific laboratories and the like. Light
industry shall not include uses such as mining and extracting industries,
petrochemical industries, rubber refining, primary metal and related industries".
All such light industrial uses shall be shown on a site plan submitted to and
approved by the Director of Planning.
Commercial uses (provided that these uses be shown on a site plan and
approved by the Director of Planning) include automobile repair; automobile
sales; builders' supply yards and lumberyards; offices; parking lots and parking
garages; personal service shops; veterinarian hospitals; plumbing, electrical and
carpenter shops; printing and newspaper shops; publishing plants; warehouses
and enclosed storage; public utility installations; public and private vocational
and technical schools; assembly, packaging or installation of gauges, electric or
electronic instruments and similar equipment and devices with enclosed compo-
nent storage; recreational uses, including activities such as billiard and pool
parlors, dance studios, martial arts schools, arts and crafts studios, exercise and
health clubs, bowling alleys, tennis, basketball and swimming; standard and
fast-food restaurants; and child-care centers.
The administrative review of I-L/I-P Site Plans provides the Director of
Planning with authority to approve, approve with conditions or deny a site
plan. The Director of Planning may request Planning and Zoning Board
review of I-L/I-P Site Plans. Upon submittal to the Planning Office for
review, I-L/I-P Site Plans are routed in the same fashion as PUD Site Plans
for review. The level of detail and type of information is essentially the same
as that required for a PUD Site Plan. There are specific bulk and area
requirements and landscape requirements that must be met on an I-L/I-P Site
Plan, or a PUD Site Plan may be submitted that could allow these requirements
to be varied through the review process.
300 LaPorte Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750
Page 2 • •
The typical time frame for review and a final decision on an I-L/I-P Site Plan
is 3-4 weeks (as opposed to the typical 7-week review process for PUD's). This
3-4 week process may be lengthened, depending on the nature of the proposed
site plan and any issues that may need to be resolved prior to a final decision
by the Director of Planning. A public hearing is required on such site plans
and a notice of the public hearing for an I-L/I-P Site Plan is advertised in the
Coloradan one week prior to the hearing. When a subdivision plat accompanies
the site plan, notification is sent to property owners within 500 feet of the
proposed site and a sign is posted on the site fourteen days prior to the
hearing.
Another concern raised by Board members related to design review and the use
of design guidelines. While the I-L/I-P Site Plan review process allows for the
staff evaluation of design -related items (i.e., quantity and species of
landscaping, internal/external access and circulation, building placement,
building elevations, etc.), the emphasis of the review is still on code compliance
with such things as lot area and setbacks.
There are several alternatives available to the Board, with respect to the zoning
of this site. (The attached chart provides a comparison of these alternatives for
your review.) The alternatives include I-L Zoning with no conditions; I-P
Zoning with no conditions; I-L or I-P Zoning with a PUD condition; or I-L or
I-P Zoning with a unified PUD master plan condition.
Implementation of the first three alternatives is fairly straightforward. The
PUD master plan alternative would require fairly specific wording of a condi-
tion. The applicant has indicated a desire to provide design guidelines at the
time of master plan review, that might address such things as architectural
design, building materials, landscaping, setbacks, outdoor storage, etc. Because
specifics on these items are not required through the I-L/I-P Site Plan review,
the zoning condition would need to stipulate what would be expected as part
of the master plan review, so that the developer would be required to provide
this information. The following wording is suggested by the City Attorney's
Office for such a condition, should the Board choose this alternative:
The aforesaid zoning is further conditioned upon the require-
ment that a unified planned unit development master plan be
reviewed and approved by the Planning and Zoning Board
prior to any development of the site. In addition to the
master plan submittal requirements as set forth in Section
29-526(G)(2), the developer must establish and provide site
and building design guidelines addressing, including but not
limited to, architectural design including building materials,
landscaping, setbacks, screening, off-street parking, vehicular
and pedestrian access and circulation, signage, wildlife and
wetlands habitat protection and outdoor storage for review
by the Planning and Zoning Board as a part of the master
plan submittal.
The aforesaid master plan submittal shall be reviewed by the
Planning and Zoning Board in accordance with the provisions
of Section 29-526 (E)(2), and any other plans and shall, any
other provisions of Chapter 29 of the Code to the contrary
notwithstanding, only approve such master plan if it complies
Page 3 0 0
with "All Development Criteria" No. 1, 2, 3, 4, and 5 as set
forth in Section 29-526 (D). The aforesaid criteria are
hereby made specifically applicable to the land zoned pursu-
ant to this ordinance.
There are other property owners in the area which are monitoring the outcome
of the zoning of these annexations, for the purpose of seeking a similar
approval. Therefore, it is necessary that both staff and the Board be comfort-
able with the zoning proposal that is ultimately recommended to the City
Council. Staff will make a brief presentation on these alternatives at the
March 6 Board meeting and looks forward to comments and questions from the
Board. The applicant will also be providing a presentation on the requested
zoning.
•
February 27, 1989
Planning and Zoning Board
c/o City of Fort Collins
Planning Department
P.O. Box 580
Fort Collins, CO 80522
Dear Board Members;
•
urban design, inc.
3030 south college ave., suite 200
fort collins, colorado 80525
(303) 226-4074
This letter is written on behalf of the applicant for the New
Note Partnership Annexation and Zoning requests, in order to
provide some clarification regarding the requested IL - Limited
Industrial zoning district.
The subject property poses a number of unique challenges,
represents an opportunity to fulfill a number of public and
private goals and objectives, and should be developed in a nianilcr
consistent with the City's adopted Land Use Policies PIan. Thtz
proposed IL zone with a required Master Plan is seen as the best
method of addressing those considerations.
The applicant has three primary goals in the planning of this
property:
1. To work with and enhance the natural beauty of the site
through a sensitive development approach.
- The applicant has begun discussions with the City
regarding donation of the needed trail corridor along
the Poudre River, and facilitating a portion of thV
trail connection between the future Fossil Creek Trail
and the Strauss Cabin and Poudre River Trail.
- The applicant also desires to make improvements to the
ponds existing on the site and make them an integral
part of the project.
2. To know in advance if a specific use, designed to meet Citv
Standards, is or is not allowed on the subject property.
- Most of the developable portion of the site is currently
zoned C - Commercial (without conditions) in Larimer.
County. Any of the zoning options discussed with the
City constitute a down -zoning, and the applicant feels
it is reasonable to retain a defined list of "uses by
right" with the addition of a Master Plan restriction
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• �o� � o 0
urban design, inc.
3. To be able to respond quickly to the needs of major employers
- or other users key to economic development in Fort
Collins - that may desire to locate on the subject property.
Because of the varying site area and design needs of the
types of companies that locate in Industrial/Business
Parks, it is not possible to pre -plan sites in great
detail. Therefore the PUD process - if applicable -
cannot begin until a user has decided on a location.
The proposed zoning approach will allow major public
decisions regarding street patterns, utilities, general
site design standards, and the like to be determined at
the Master Plan phase, and allow the user, developer,
and City to proceed with confidence through a througli
staff review without facing the delays and uncertainty
of the entire PUD process.
At this site, goal number 1 is much more difficult - if not
impossible - to achieve if goals 2 and 3 are denied by forcing
all uses through the lengthy PUD process.
There are a number of technical concerns and public concerns
related to the development of this property. We are completely
confident that the public concerns can be addressed through the
Planning and Zoning Board approval of a unified Master Plan; and
that the technical concerns can be addressed by the City Staff
through the subdivision and IL site plan review processes; given
the rigorous performance standards, landscape and setback
requirements, and land use restrictions of the IL District.
In summary, the proposed approach to the zoning of this
property gives the public the same "quality control" assurances
as under the Land Development Guidance System; gives the
applicant a higher degree of certainty regarding allowed uses;
and allows both the private and public sectors to become more
responsive to economic development opportunities. We therefore
respectfully request your approval of the zoning as recommended
by City Staff.
Sincerely,
Eldon Ward, President
Cityscape Urban Design, Inc.
cc: Bill Reynolds
Charles Deane
Jack Blake