HomeMy WebLinkAboutMIDLAND GREENS COMMERCIAL & RESIDENTIAL PUD - COUNTY REFERRAL - 7-88 - REPORTS - OTHER JURISDICTIONSPAGE
•
3.
2. TITLE:
Midland Greens Commercial &
Residential P.U.D. Master Plan
and Rezoning
REQUEST:
To rezone 8.61 acres from
FA -Farming to C-Commercial and
to develop a commercial and
residential P.U.D. Master Plan
on 79 acres. This Master Plan
is to be combined with the
approved Estates ;Jest P.U.D.
Master Plan for a development
consisting of 117.67 total
acres.
LOCATION:
S 1/2 NW 1/4, 24-6-69; located
on the east side of Highway
287 on the south side of.
Colland Center.
APPLICANT:
Robert Underwood, Harry Van
Der Noord & Consolidated
Industries, Inc.
STAFF CONTACT:
Al Kadera & Jill Bennett
FILE T: S-27-88 and Z-1-88
I. SITE DATA
Engineer:
Landmark Engineering Ltd.
Total Development
Area:
117.67 acres
Number of
Lots:
164 (Midland Greens & Estates
West)
Number of
Lots:
76 (Midland Greens only)
Number of
Lots:
28 (Estates ;des' only)
Proposed
Density:
.98 d.u./ac (Total Project)
Proposed
Density:
.96 d.u./ac (Midland Green)
Proposed
Density:
.77 d.u./ac (Estates West)
Number of
Dwelling Units:
194 (Total Project)
Number of
Dwelling Units:
76 (Midland Greens only).
Number of
Dwelling Units:
28 (Estates West only)
Existing
Land Use:
Residential (one existing
dwelling)
Proposed
Land Use:
Single family
residential/commercial
Land Use
Designation:
Rural non -farm area
Services:
Access:
U.S. Highway 287
LARIMER COUNTY PC 5/25/88 I SUBJECT PRE -AGENDA
PLANNING STAFF REPORT
LCPZ - 32 (10/86)
Water:
Sewer:
Fire Protection:
Exisiting Zoning:
Proposed Zoning:
No. Trips Generated by Use:
PAGE
4.
Ft. Collins/Loveland Water
District
South Ft. Collins Sanitation
District
Poudre Fire; 3 miles from Sta.
u 5a
FA-Farming/FA-1, Farming
C-Commercial (8.61 acres) & FA
& FA-1
1040 VTD (Residential);
Commercial undetermined
LARIMER COUNTY PC 5/25/38 SUBJECT PRE -AGENDA
PLANNING STAFF REPORT
LIiYL - JG % I Uiovi
A 0 0
What Changing conditions Have Affected the Property Since
the Establishment of the Existing Zone Which Requires This
Rezoning?
What Other Circumstances Justify the Proposed Rezoning?
First, when the existing zones were established in this
area, the apparent intent was to allow or encourage higher
density along the Highway, U.S. 287. This is evidenced by
the fact that FA abuts the highway some 1300' deep on either
side for several miles in this area. Exceptions to that
zoning are generally all for higher or more complex uses,
such as C, commercial. The FA zone originally had no stated
minimum lot size, but has since been amended to a minimum of
1/2 acre when public water and sewer are available. By
contrast, the minimum lot size on FA-1 zoned land further
off the highway is 2.29 acres, regardless of utility avail-
ability. The higher density potential, coupled with the
availability of highway access has given rise to the need
for commercial services, especially at the convenience or
day-to-day needs level. For instance, on lands adjacent to
the 80 acre parcel of which this rezoning is a part, there
are 217 lots approved, of which 201 are developed and ap-
proximately 145 are occupied. The residential portion of
this submittal proposes to add some 71 lots to that total,
with full occupation anticipated within a 5 to 10 year time
frame. Thus, commercial zoning at this location could
provide convenience shopping for over 800 persons without
adding any traffic whatever to the State Highway for that
purpose.
A second impact on zoning in this area (since the original
zoning) was the advent of the Loveland and Fort Collins
Intergovernmental Agreements with the County. These
agreements in 1983 established limits of urban development
only 1/4 mile North and 1/2 mile South of this proposal.
They were also characterized as intending to downzone in
density parts of the County not within designated clusters
or Urban Growth areas. They do state that a "moratorium"
should be placed on commercial development, especially along
Highway 287 in the one -mile area between the two U.G.A.'s.
They labelled the area between the two cities of Loveland
and Fort Collins as "Rural Non -Farm", a term coined by the
Larimer County Land Use Plan, but sought to limit its use to
a density less than half that of the lowest of the four
levels of residential development listed in that document
(See P.98). In doing so, the intention was that this would
preserve a "corridor" of visual separation between the two
cities. In actual use, what has occurred due to aggressive
annexation policies of the cities and the development al-
ready in the so -designated corridor, has virtually assured
that a visual separation between the cities can only be
achieved by extensive landscaping rather than undeveloped
land or merely sparse 5-acre lots. Such small tracts are
generally characterized as "too large to care for and too
small to farm". Thus, ways must be found to generate suffi-
cient value for land along the highway so that extensive
landscape barriers are affordable to the landuser.
Other factors which impinge upon this request are:
1. The P.U.D. regulation fails to recognize the smaller
lot size permissible in the FA Zone when public water
and sewer are available.
2. The changes to the County Zoning Resolution indicated
to be needed by the Intergovernmental Agreements in
order to "downzone" the area referred to as Rural
Non -Farm, to the best of our knowledge, have never been
made.
3. Planning at the County level to actively create the
corridor by land purchase, development -rights transfer
or other compensating means has met with significant
lack of enthusiasm. Hence, the impetus of this
proposal to find a way to achieve the perceived intent
of the IGA; i.e., to create a visual impression of
separation between the cities, along this major
interurban thoroughfare.
4. Proposed availability of land on other side of highway
as open space under County ownership.
5. Annexation of Longview Bus Park, 1/2 mile South, to the
City of Loveland.