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Home My WebLink AboutHOUSKA AUTOMOTIVE REZONE - REZ150001 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS�[� � � � � Fort Coll�ns � HEARING DATE September 10, 2015 STAFF Mapes PLANNING AND ZONING BOARD �',� c� �C t C� ��i��, � V ��L PROJECT: Houska Rezoning Linda Ripley Ripley Design Inc. 419 Canyon Avenue Fort Collins, CO, 80521 1 �� L� �� APPLICANT OWNER: Larry Stroud 1606 Humble Road Fort Collins, CO 80524 PROJECT DESCRIPTION: This is a request to rezone one parcel of land, 1005 Riverside Drive, near the southwest corner of the intersection Riverside Drive and Lemay Avenue. Existing zoning is N-C, Neighborhood Commercial District. The proposed designation is C-L, Limited Commercial District. The parcel comprises 2.5 acres. Access and orientation is onto Riverside Drive. RECOMMENDATION: Staff recommends approval of Houska Rezoning #REZ150001. �'�'- s-�4.�� .. � � I C,�c U 5 f S� S �`��-t_. ! q � � � `P �,� r�..� �+ '�va �_� �. �. � �� • 5� • N e �c(�-�- 1�� Planning Services 281 N College A�re — RO Box 58(i — F�rt Cc�llins, GO 80522-0�.�u+ tr,.;e* ._,,-� �a,a�.a�l�;rrin�te��*��<,,s,�qM;a, „-�°• �y'i � _ � Houska Rezoning Request Planning and Hearing Septe� �iber 10. 201 � Page 2 � ��: E Mulberry St j �..T.�_.r. i . . y �..\ i I > - '� \ o ;� , � c � s--� � /IKiC $t � �; � - �, � 0 � E Laurel St n 0 U Eastdale Dr �H�A; _ �� x,` o �''' f ` ,,' � � s, u � °�c� �'c� � 9�R Site - arr-� r— �.. � - Y Locust St LOCATION MAP EXECUTIVE SUMMARY: Pennock PI Frorrtage Rd Frontage Rd � c a m � � � � Po4¢� R'� � ♦ � �� ` �. `� yO'y�a ,_�n�,',Ra , �< � �� .� �� RivO�` �� Lin�e Bes,r�� ,Cere !�c , � � N The essential issue behind this item is the shift from the property being zoned N-C as part of the Albertson's shopping center property grouping, to being zoned C-L as part of the Riverside corridor with its eclectic mix of service commercial and industrial uses. A number of main considerations underlie staff support for the request: • The property is not important as a potential component of this N-C district, according to the purpose and policies for N-C districts. The property is functionally disconnected from the residential neighborhood to the south and west by adjacent subdivision patterns and industrial land uses. Rather, the property is oriented to Riverside Drive, an arterial street, with little opportunity to be well-integrated into a neighborhood pattern of streets, blocks, and walkways leading to the shopping center. • The extension of C-L zoning can be compatible with existing surrounding vehicle- E Laurel St — " � • Houska Rezoning Request Planning and Hearing Septen�aar 1 u. 2u1 � Page 3 • related uses including the rear truck loading and service area of the abutting shopping center. • Access to the property is highly constrained, and the zoning would support the feasibility of cross-access with adjacent properties in the C-L zone to the west. This rezoning request is on behalf of owners of the property adjacent to the west, who operate an auto repair complex and desire to expand their operation, with a shared single access point on Riverside Drive. • The rezoning would return the property to zoning that existed on the property prior to 1997. In 1997, a citywide rezoning was approved by City Council in conjunction with the new comprehensive plan known as City Plan. The subject property was included, placing it into the new Neighborhood Commercial District along with the Albertsons Shopping Center properties. • Since 1997, a number of development proposals have been brought forward under the N-C zoning, for various retail and medical office uses. None were able to proceed. The most challenging issues have centered on vehicular access limitations due to Riverside Drive constraints and ownership of adjacent shopping center property that is opposed to cross access with the shopping center. • The rezoning is consistent with the City Structure Plan map. BACKGROUND AND EXPLANATION: 1. ZONING BACKGROUND 1967 Original annexation and zoning. In 1967, the property was annexed as part of the Lemay Annexation, and zoned General Industrial, along with the rest of the Riverside corridor extending from Lemay Avenue to Mountain Avenue. This also included Lemay Avenue frontage in the area which now comprises the Albertson's shopping center at the corner of Riverside Drive and Lemay Avenue. General Industrial zoning allowed a whole range of industrial uses. On the subject property, Flatiron Paving Company operated a concrete batch plant that was later closed and removed. 1991 Rezoning to C-L. In 1991, the property was rezoned into a newly written zoning district called the C-L, Limited Commercial District in 1991 as a follow up action of the East Side Neighborhood P/an. C-L zoning was applied to the whole south side of Riverside Drive from Lemay Avenue to Mountain Avenue. That C-L zoning district is • Houska Rezoning Request Planning and Hearing September 10, 20 � 5 Page 4 • still in place along Riverside except for the subject property. C-L zoning allows a wide range of commercial and vehicle-related uses, reflective of the eclectic mix that exists along the corridor. Rezoning to N-C. As noted previously, the subject property was rezoned to N-C, Neighborhood Commercial in conjunction with the new City Plan in 1997. The new 1997 Neighborhood Commercial District designation had been developed as a prominent topic in City P/an. It represents goals and principles for mixed-use supermarket-anchored activity centers to be walkable focal points for surrounding neighborhoods. It envisions an integrally connected pattern of streets and blocks offering access other than arterial streets. These goals and principles were translated into a new City Structure Plan map -- a diagram of long-term land use and transportation patterns within the Growth Management Area. The City Structure Plan map now serves as the primary basis for zoning decisions. The Structure Plan map Neighborhood Commercial designation was applied to the existing Albertsons shopping center, with notation as an existing center that would not necessarily be consistent with the City P/an goals and principles. In such situations, the N-C designation is considered aspirational as a guide to possible future redevelopment. 2. CITY STRUCTURE PLAN GUIDANCE FOR ZONING. As noted previously, the City Structure Plan map serves as the primary basis for zoning decisions. The map does not actually depict the subject property as part of the Neighborhood Commercial District; rather, it is depicted as part of the commercial corridor along Riverside, as it had previously been designated since original annexation and zoning. The 1997 City Structure Plan map was originally intended to be a somewhat general guide, with exact zoning of specific properties to be determined at the time of zoning based on detailed interpretation of City Plan policies and unique conditions on the ground. The map has since evolved to become much more parcel-specific in its depiction of the desired land use pattern. Because of the way the subject property is depicted, the rezoning request is arguably more consistent with the map than the current N-C Zoning. A zoomed-in view of the City Structure Plan map is attached. • Houska Rezoning Request Planning and Hearing Septernt�er 1 u. 2G1 � Page 5 3. SURROUNDING ZONING AND LAND USES Surrounding zoning and land uses are as follows: • Direction Zone District Existing Land Uses North U-E, Urban Estate Railroad (across Riverside Drive) South N-C, Neighborhood Commercial Albertsons shopping center with related pad properties East N-C, Neighborhood Commercial Albertsons shopping center pad properties West C-L, Limited Commercial Houska automotive complex and other vehicle and RV storage uses 4. EVALUATION OF THE REZONING REQUEST: In order for the Planning and Zoning Board to recommend approval of this proposal, the Board would have to find that the rezoning is: (a) consistent with the City's Comprehensive Plan; and/or (b) warranted by changed conditions within the neighborhood surrounding and including the subject property." The above criteria are found in subsection 2.9.4[H][2] of the Land Use Code, which defines mandatory requirements for quasi-judicial rezonings. In addition, the following subsection 2.9.4[H][3] lists additional factors that may be considered along with the mandatory requirements for this type of quasi-judicial rezoning, as follows: "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; 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 environment'; and � Houska Rezoning Reques' Planning and Hearing Septernber i 0. 2015 Page 6 � c. whether and the extent to which the proposed amendment would result in a logical and orderly development pattern." 5. FINDINGS OF FACT: After reviewing the Houska Rezoning, File #REZ0001, staff makes the following findings of fact: 1. The rezoning is consistent with the City's Comprehensive Plan based on the City Structure Plan map designation, the lack of interconnectivity with surrounding neighborhoods or neighborhood commercial uses as envisioned under the current N-C zoning, and the orientation to the Riverside Drive commercial corridor. 2. Conditions have changed in the neighborhood to warrant the rezoning, particularly the history of proposals to develop the property with N-C uses, which provides a body of new information regarding access constraints; and the growth of the automotive service center abutting the property, which has created the opportunity for that use to expand onto the subject property with crucial cross access. 3. The rezoning is compatible with existing and proposed uses, particularly the automotive center next door, the rear service area of the adjacent shopping center, existing vehicle storage uses to the south and west, and the Riverside corridor overall. 4. The rezoning will have no adverse effects on the natural environment because there are no wetlands, significant vegetation, habitats, or other sensitive environmental conditions on the property. 5. The proposed rezoning would result in a logical and orderly pattern because it fits with the established, long-standing pattern of commercial land uses along Riverside Drive, and it creates the opportunity for coordination of an efficient auto-related service complex with shared access being a crucial consideration. NEIGHBORHOOD MEETINGS: Though not required, a neighborhood meeting was held August 20; no citizens attended. RECOMMENDATION: Staff recommends that the Planning and Zoning Board recommend approval with the following motion: � Houska Rezoning Reque�'. Planning and Hearing Septen-�ber 10, 2015 Page 7 � Approval of Houska Rezoning #REZ150001 to City Council based on the findings of fact. ATTACHMENTS: 1 Applicant Justification 2 Existing Zoning - Map 3 Proposed Zoning - Map 4 City Structure Plan - Map 5 Land Use Code - Pertinent Excerpts • • This item is a request to rezone one parcel of land, 1005 Riverside Drive, near the southwest corner of Riverside and Lemay. , __ _ �.. , � f � � - , ,/,<. �s-� � . __ ___._..� � � � /� � �� ' �� r � � � For reference, if you know where the Atbertsons shopping center is, this property is just north of and abutting the shopping center. 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Never was a perfect fit, kind of aspirational, enhance the Exst center 0 . � Not a sole reason to abandon N-C, but a factor to be considered along with others...complicated alternatives for access off of riverside; a signal; a new full access but close shopping center driveway, an albertsons owner opposed to cross access...no Laurel Street 10 Findings: • City Pian consistency; and/or • Changed conditions also: • Compatible with surroundings • Appropriate • Significant environmental impacts • �.+ogical and orderly ��_�_:-_. - ,,,� � � �, �� '�;� �,� w �� ; �° � �,,+ R - f �� 4 i i'� •?� ~'t—� µ�T air'+.� � rl _ • t � - ..r � �_;,.., ,: i • � . .. � �` � ., T.. '.. . � _ �5. „; / �. . � P.. � i �� e . . . . . .. .�v��. ,r.. � . � . , . � ' ... �. 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