HomeMy WebLinkAboutAWEIDA ANNEXATION & ZONING (FORMERLY 4101 S. TAFT HILL RD. MIXED-USE DEVELOPMENT) - ANX180002 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS�#genda Item 4
�
PROJECT NAME
AWEIDA ANNEXATION, PLAN AMENDMENT AND ZONING ANX180002
STAFF
Pete Wray, Senior City Planner
PROJECT INFORMATION
PROJECT DESCRIPTION: Aweida Properties, Inc. has submitted a petition requesting the annexation and
zoning for one vacant property, along with the abutting arterial street right-of-way
totaling 0.862 acres, into Fort Collins' municipal boundaries. The property located
at 4101 S. Taft Hill Road is situated on the southwest corner of South Taft Hill
Road and W CR 38 E intersection.
The requested zoning for this annexation is Low Density Mixed-Use
• Neighborhood (L-M-N). The City Structure P/an Map, an element of City Plan,
currently designates the property as Urban-Estate. The requested amendment to
the City Structure Plan Map is necessary for the property to be zoned L-M-N upon
annexation. A specific project development plan proposal is not included with the
annexation application.
APPLICANT: Courtney Lockwood
Lockwood Architects, Inc.
415 E. Pitkin Street
Fort Collins, CO 80524
OWNER: Aweida Properties, Inc.
500 Discovery Pkwy, Suite 300
Superior, CO 80027
RECOMMENDATION: Staff recommends that the Planning and Zoning Board forward a recommendation
of approval to the City Council for the Aweida Annexation, and to amend the City
Structure P/an Map, in accordance with the City's Comprehensive Plan (City
Plan), and recommends that the property be placed in the L-M-N Zoning District.
EXECUTIVE SUMMARY
EXECUTIVE SUMMARY:
On April 17, 2018, the City Council approved a resolution that accepted the annexation petition and determined
� that the petition was in compliance with State law. The resolution also initiated the annexation process for the
property by establishing the date, time and place when a public hearing would be held regarding the readings of
the Ordinances annexing and zoning the area.
Item #4, Page 1
.4ge�ada ltem 4
This annexation request is in conformance with the State of Colorado Revised Statutes as they relate to
annexations, the City of Fort Collins Comprehensive Plan, and the Larimer County and City of Fort Collins
Intergovernmental Agreement Regarding Growth Management.
This is a 100% voluntary annexation for a property located within the Growth Management Area. The project
satisfies the requirement that no less than one-sixth of the perimeter boundary be contiguous to the existing City
boundary. The request for zoning is less than 640 acres and, therefore, is considered quasi-judicial. The zoning
satisfies the criteria of Section 2.9.4(H) in that the request is consistent with the City Structure Plan Map as
amended, and warranted by the changing conditions of the subject property and surrounding area. The item is
scheduled for first reading of the annexation ordinance by City Council on June 5, 2018.
The request to amend the City Structure Plan Map, an element of City Plan and referred to as the Plan
Amendment, is needed to re-designate approximately 0.862 acres of land from Urban Estate U-E to Low Density
Mixed-Use Neighborhood L-M-N. The L-M-N designated land use is necessary to create a site to accommodate a
project consistent with City policies related to mixed-use development, proximity to a re-configured two arterial
street intersection, and coordination of public street improvements. The proposed amendment to the City Structure
Plan Map is limited to a single element of City Plan and, therefore, constitutes a Minor Amendment. A
neighborhood meeting was held on March 22, 2018. The parcel will continue to remain in the Residential Sign
District.
COMMENTS:
1. Backqround:
The surrounding land uses and zoning are as follows:
Direction Existing Land Use Zone District
North Commercial (County) Commercial (County)
South Residential (County) R Rural Estate (County)
East Residential Low Density Mixed-Use Neighborhoods
West Residential (County) R Rural Estate (County)
Prolect Vicinitv Map: (see next paqe)
�
•
L �
Item #4, Page 2
t'� i. . � � /.
•
Aweida Annexation
� � Vicinity Ma p
��,
,,i�� .� �
_ .�. � � � w.� � ' ,� � I � �` � �
L°�� � � __" �.
v0' �
�. � � A3 }i�� .. .. ..
I � ' � �' � �` �3y'i3 ' S �. _. c
;�� J t . .�,M� o. � �
� ` !°� s � 3
.,,. ��,f.sar�.��:: qn �n� �
__�___ � � � � � � .� �
��.,. � . .� JJ,s I ��. , � .. .�` . '�.
� e � '�.Country Coroer '�. ��,
.: �C;,� . II�I . _ _ '., .',..
. .�. �--- w cvW;�y affaa aa.- _ —_ L 'W� �«,..� �.�+.«..�...+�......
.—..._._ lRr .
.._ .' _'_ � � _.._ • .
. ..._._ . . I , . � '. ' . . . _� .
�L�.1_ nl . . ..
�
.. ' ' .. i HfI11dX0f10f1�
_ . �da,.... - '.•I n �3
I _
i � �` � � V� � ,
I I�I
; ;
� i- I
��_.- = ���,q�
%- i�-1 I
� �
�- ��.
Zoninq History most recent to past :
' M.y:t
��,, HarmonyCotlages ,;\��
II
; _ �,
L , �;� , {.
i -�� > � �_ � + �Rr.
� �r�' � F= '�1 --�'�
, — 5 i - ,,��
� ,; ����) � i = wooa�ra��
I , , I '.,�'�,�- -
I'�� �� --
, ",: _ .
;,:,:r.,�:��n��� �,����
; - � u�, :�,�,�,
a�nu�� �s
. , , . � ' �.,,� 5
. . F"���iev w�� » :...
The property located at 4101 S. Taft Hill Road and adjacent lots are zoned Rural Estate in Larimer County. The
nearby Taft Canyon PUD was developed in 1987, with the same County zoning.
The property and original house (recently demolished) located at 4101 S. Taft Hill Road were developed in 1910.
2. Annexation Analysis:
The Aweida Annexation does not create an enclave. A specific project development plan proposal is not included
with the annexation application.
This is a 100% voluntary annexation for a property
According to policies and agreements contained
Intergovernmental Agreements, the City will agree to
property is eligible for annexation according to State law.
located within the Growth Management Area (GMA).
in the Larimer County and City of Fort Collins
consider annexation of property in the GMA when the
The Aweida Annexation gains the required 1/6 contiguity to the existing city limits from a common boundary with the
Horsetooth-Harmony West Annexation (Ordinance No. 68, 1980). The minimum contiguous boundary is 135.39
feet, based on the total perimeter boundary of 810.74 feet. The proposed annexation includes a contiguous
� boundary of 162.20 feet, thus satisfying the requirement that no less than one-sixth of the perimeter boundary be
contiguous to the existing city boundary.
Item #4, Page 3
, � -� �� � i
.
3. Plan Amendments - Citv Plan and Related Elements:
City Plan Minor Amendment Process
Revisions to City Plan and elements thereof shall be conducted according to two distinct procedures:
Comprehensive Updates and Minor Amendments. Comprehensive updates to City Plan wil! take place every five
(5) years, ideally in a concurrent process with the Transportation Master Plan and Transit Plan like the on-going
City Plan Update etfort.
A separate process shall be used to make Minor Amendments to City Plan and other adopted elements. Minor
Amendments may include revisions to one or a few sections of the plan as a result of adoption of subarea plans or
a specific issue, policy, or directive from City Council. Minor amendments may include changes to the City
Structure Plan Map as well as corrections to text or map errors. Amendment requesfs based on proposed
development projects that involve re-zonings may also be processed concurrently with re-zoning applications.
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, and
■ 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.
As part of the justification by the Applicant relating to need for plan amendment:
The Structure Plan Map needs to be amended in order to Annex and zone approximately 37,537 SF (0.862-acres)
of land into City limits with an L-M-N zoning designation. The site is located on the fringe of City Limits within the
Growth Management Area on the south/west corner of Taft Hil/ Road and CR 38E/Harmony Road intersection.
Staff has assessed the proposed plan amendment and supports the change relating to the first City Plan criteria,
that there is a need for the amendment. The Plan Amendment provides a continuity in zoning for the .86-acre
parcel to adjacent L-M-N -zoned property east of S. Taft Hill Road. The L-M-N designated land is necessary to
accommodate a mixed-use project consistent with City policies related to use mix, density, proximity to a re-
configured two arterial street intersection, and coordination of public street improvements.
The City Structure Plan designation of U-E applied to this property results in unfeasible development standards for
density and minimum lot size. The U-E minimum density is 2 dwelling units per gross acre, with a minimum �h acre
per lot. The parcel is approximately .45-acres in size.
As part of the justification by the Applicant relating to promoting public welfare and City Plan Policies:
The proposed Structure Plan Map amendment wil/ allow annexation and L-M-N zoning that will allow for the future
development of this site that is consistent with zoning trends in the area and is supported by City Plan Principles
and Policies.
The net acreage of the existing Urban Estate (U-E) site is 0.45-acres, while the minimum required lot sizes shall be
no less than 0.5-acre to develop a sing/e-family project that is consistent with City Policies and neighborhood
compatibility. Furthermore, this intersection is in desperate need of improvements that would further decrease the
developable acreage to 0.295-acre with additional ROW, Easement requirements, Dwelling Unit per acre and
setback requirements rendering this site nearly undevelopable under U-E zoning intent.
L-M-N zoning would not only allow for the needed intersection and streetscape improvements, but would also allow �
future development of this location that is compatible with current development already underway at this
infersection. Directly to the east of Taft Hill Road on the southeast corner of Taft Hill Road and CR 38E/Harmony
Item #4, Page 4
.- ,� ., ; � i
. Road with the development of an L-M-N District, Harmony Cottages, and the anticipated Neighborhood
Commercial District (N-C) to the north.
Staff has determined that the proposed plan amendment also complies with the criteria for continuing to promote
the public welfare and will be consistent with the vision, principles and policies of City Plan and elements thereof.
The location of the L-M-N designation for the Aweida property is adjacent to the existing JJ's Country Corner
commercial businesses to the north, and future L-M-N zoning and viable neighborhood center. The Aweida
property is also adjacent to existing L-M-N zoning to the east across S. Taft Hill Road. The proposed plan
amendment will continue to promote the public welfare and is consistent with City Plan policies for new single-
family and mixed-use development, associated density, and proximity to an established neighborhood center. The
site is located at an arterial street intersection with limited access. Potential infrastructure improvements with a
future development project include storm drainage, intersection and additional turn lane improvements, and safer
access to the site for all transportation modes.
4. Land Use Code Division 2.9 - Amendment to the Zoninq Map:
Section 2.9.4 (H) (2) - MandatoN Requirements for Quasi-Judicial Zoninqs or Rezoninqs:
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 P/an; and/or
(b) warranted by changed conditions within the neighborhood surrounding and inc/uding the subject property.
Section 2.9.4(H)(2i(al - Consistencv with the Comprehensive Plan:
• As part of the ApplicanYs justification the following findings were identified:
The proposed L-M-N zoning of 0.46-acres is consistent with the zoning of the adjacent L-M-N property to the east
and is supported by many City Plan Principles and Policies.
The City Structure Plan Map as amended indicates the approximate .45-acre existing parcel and additional street
right-of-way to be "Low Density Mixed-Use Neighborhood." According to the Land Use Code:
The Low Density Mixed-Use Neighborhood District is intended to be a setting for a predominance of low density
housing combined with complementary and supporting land uses that serve a neighborhood and are developed
and operated in harmony with the residential characteristics of a neighborhood. The main purpose of the District is
to meet a wide range of needs of everyday living in neighborhoods that include a variety of housing choices, that
invite wa/king to gathering places, services and conveniences, and that are fully integrated into the larger
community by the pattern of streets, blocks, and other linkages.
The proposed L-M-N zoning is supported by and consistent with the City Structure Plan Map, an element of City
Plan, as amended through this application. The proposed L-M-N zoning is supported by existence of the L-M-N
zoned neighborhood to the east, and the future L-M-N zoning to the north, including an established neighborhood
center.
Section 2.9.4(H)(2)(b) - Chanqed Conditions:
As part of the Applicant's justification the following findings were identified:
In addition to being consistent with the City's Comprehensive Plan, the proposed zoning is also warranted by
changed conditions with current zoning trends in the neighborhood surrounding and including the subject property.
The following changes have occurred in the surrounding neighborhood that support L-M-N.
� ■ The Master Street Plan alignment of streets in the area will require several thousand square feet of the
subject property to be dedicated as right-of-way, leaving a very small parcel of U-E zoned land which
Item #4, Page 5
Agenda ltem 4
would be difficult to develop as a large lot (estate) single-family development. Street alignments proposed •
on the Master Street Plan reduce the amount of existing U-E property rendering it difficult to developable
and non-conforming in said zone.
• Compatible with the L-M-N zoned development, Harmony Cottages, adjacent to this property on the
southeast corner of Taft Hill Road and CR 38E/Harmony Road that is supported by the City Plan and Land
Use Code.
In review of the proposed zoning, staff acknowledges conditions have changed in the area surrounding this
property and on site. The Harmony Road alignment previously terminated at S. Taft Hill Road, approximately'h
mile south of the subject property. The Aweida property is now situated at the intersection of two arterial streets.
The proposed L-M-N zoning is more appropriate than U-E zoning at this corner, given its potential to support a
mixed-use development adjacent to an existing commercial center. The house previously on the site has been
demolished and the site sits vacant. The feasibility of developing a new single-family house at this corner is
extremely limited under the U-E requirements.
Section 2.9.4(H)(3)(a) - Compatibilitv:
(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;
As part of the ApplicanYs justification the following findings were identified:
The proposed L-M-N zoning will be consistent with the current L-M-N zoning to the east and compatible with the
anticipated Neighborhood Commercia/ District (N-C) on the north/west corner. •
The parcel is at the intersection of two arterial streets including S. Taft Hill Road and CR 38 E. To the west and
south are existing County subdivisions and estate lots. To the north is the JJ's Country Corner commercial center
(anticipated as future L-M-N zoning). To the east are existing L-M-N neighborhoods. The proposed zoning of the
road right-of-way from U-E to L-M-N will result in its zoning being the same as the zoning of the adjacent parcels
across S. Taft Hill Road and future L-M-N zoning to the north, and is therefore appropriate.
Section 2.9.4(H)(3)(b) - Impacts on Natural Environment:
As part of the ApplicanYs justification the following findings were identified:
The proposed L-M-N zoning would not have adverse impacts on the natural environment. The site is small -- there
are no wetlands nor any significant vegetation or wildlife. Any new development for this site and allowed within the
LMN Zoning will properly address all issues through the City's deve%pment review process.
The zoning will not have an adverse impact on the natural environment. The site does not include any recognized
natural features, habitat, or wildlife that would warrant an ecological characterization study. Any new development
that includes natural areas determined to be valuable would need to be preserved or mitigated regardless of
whether of the property is zoned U-E or L-M-N per Section 3.4.1.
Section 2.9.4(H)(3)(c) - Loqical and Orderlv Development Pattern:
As part of the ApplicanYs justification the following findings were identified:
The L-M-N zoning would allow future development of a Mix-Use project at an appropriate intersection location that
is compatible with the current development trend in the surrounding area and a logical buffer to the low-density
neighborhoods to the south and west.
It is entirely consistent with City Plan to have an L-M-N District next to a U-E District and additional L-M-N. The L- •
M-N zoning allows for a mix of land uses that are complementary to surrounding uses and supports transit. The
Item #4, Page 6
„�genda Iter� 4
• zoning allows for improved coordination of planned intersection improvements and access to an adjacent
commercial center. The zoning of the parcel to L-M-N would be consistent with a logical and orderly development
pattern.
5. Neiqhborhood Information Meetinq:
A neighborhood meeting was held on March 22, 2018. Examples of concerns expressed at the meetings included
increased timing of future annexation of larger area, plan amendment to higher density, traffic and other
development impacts, and concerns of additional commercial uses.
6. Findinqs of FacUConclusion:
In evaluating the request for the Plan Amendment to the City Structure P/an Map, and associated zoning, Staff
makes the following findings of fact:
A. The Plan Amendment provides a continuity in zoning for the .86-acre parcel to adjacent L-M-N -zoned
property east of S. Taft Hill Road. The L-M-N designated land is necessary to accommodate a mixed-
use project consistent with City policies related to use mix, density, proximity to a re-configured two
arterial street intersection, and coordination of public street improvements.
B. The proposed amendment will promote the public welfare and will be consistent with the vision, goals,
principles and policies of City P/an and the elements thereof. This is because the location of the L-M-
N designation is adjacent to the existing JJ's Country Corner commercial businesses to the north, and
future L-M-N zoning and viable neighborhood center. The Aweida property is also adjacent to existing
L-M-N zoning to the east across S. Taft Hill Road.
� C. The Request for a City Plan Minor Amendment was submitted on March 6, 201 S, well ahead of the
sixty day minimum requirement prior to the Planning and Zoning Board Hearing.
D. The zoning request is less than 640 acres and, therefore, is considered quasi-judicial and therefore all
required notifications have been satisfied.
E. The zoning satisfies the criteria of Section 2.9.4(H) in that the request is consistent with the City
Structure Plan Map, an element of City Plan. The proposed L-M-N zoning is supported by the existing
L-M-N neighborhood to the east, and future L-M-N zoning to the north, including established
neighborhood center.
F. The zoning is warranted by the change in conditions in the area and subject property. This is because
since Harmony Road was re-aligned, the Aweida property is now situated at the intersection of two
arterial streets. The proposed L-M-N zoning is more appropriate than U-E at this corner, providing
potential mixed-use development adjacent to an existing commercial center.
G. A neighborhood meeting was held on March 22, 2018. The land uses, residential density and
character of L-M-N development are generally found to be compatible with the surrounding area.
H. The zoning would not have an adverse impact on any natural habitats or features and the zoning
would result in a logical and orderly development pattern.
The parcel involved with the proposed zoning will continue to remain in the Residential Sign District.
�
Item #4, Page 7
ATTACHMENTS
1. Structure Plan Map
2. Zoning Map
3. Neighborhood Meeting Summary
4. 4101 S. Taft Hill Justifications: Structure Plan and Rezoning
������'� �t�r� �
•
•
•
Item #4, Page 8
ITEM 4, ATTACHMENT 3
Cityof
s Fort Collins
��
Community Development and
Neighborhood Services
Planning Services
281 North College Ave.
P.O. Box 580
Fort Coliins, CO 80522
970.221.6750
970224.6134 - fax
fcgo v. com/de velopmentre vie w
Aweida Annexation/Conceptual Plans
Neighborhood Meeting Summary (3/28/2018)
Overview
Neighborhood Meeting Date: March 22, 2018
Applicants:
Dana Lockwood, Lockwood Architects
Courtney Lockwood, Lockwood Architects
Dan Aweida, Owner/Developer
City Staff in Attendance:
Pete Wray, Senior City Planner
Sylvia Tatman-Burrus, Development Review Liaison
• Anna Simpkins, Planning Technician
Martina Wilkinson, Assistant City Traffic Engineer
Tim Tuttle, Civil Engineer II
Proposed Project
�
■ The purpose of the neighborhood meeting is to share the developer's proposal for annexation and
zoning, conceptual plans for future project, and for staff to document comments received from
attendees to be shared with Decision maker as part of record.
■ A formal Project Development Plan (PDP) application has not been submitted so this is early in the
development review process.
■ This property is currently located outside of City limits and this first step involves annexation and
zoning.
■ City Council acts as the decision-maker for the annexation, plan amendment, and zoning.
■ This is a Type II Review, based on mixed-use dwellirig and non-residential space in building. If
approved, and Planning and Zoning Board would act as the decision-maker for the proposed
development.
■ Neighbors will be notified in advance of the hearing held by the Planning and Zoning Board, and
posted notice for a City Council Hearing.
• Along with annexation the applicant is also sharing conceptual project development information
ahead of a formal application. The proposed building is a 2-story, mixed-use dwelling with 4 units
and 1000 square feet of office space.
■ 14 parking spaces are proposed at the interior of the site.
■ A right-in, right-out access drive is proposed on CR38E and a right-in only on S. Taft Hill Rd.
■ A Structure Plan Amendment is proposed to zone the parcel Low-Density Mixed-Use (LMN) instead
of Urban Estate (UE).
■ The applicant is Lockwood Architects, architect and landscape architect for the project.
■ The proposed non-residential space in building intended for professional office.
ITEM 4, ATTACHMENT 3
■ In the LMN zoning, the list of permitted uses for non-residential is limited if outside of a S
neighborhood center. The Code requires a separation distance of 3/4 mile between neighborhood
centers that include a retail store or convenience store with fuel sales uses. Since the JJ's center is
near this property, a neighborhood center is not proposed for this location.
■ Landscaping will be all `xeriscaping' with no sod on site.
■ Proposal required right-of-v�ay dedication to improve traffic function and safety at intersection.
• The mixed-use building includes 4 proposed dwelling units: 2 two-bedroom and 2-three bedroom
(10 total bedrooms).
QuestionslComments and Answers
Traffic/Roads
■ Will there be road improvements at the S Taft Hill Rd and County Road 38E intersection?
The architect explained there will be a right-in, right-out driveway on the north side of the
property along CR 38E and there will be a right-in only turn on the east side of the property
along S Taft Hill Rd. They are required to dedicate approximately 12 feet of right-of way to the
City for additional intersection improvements based on the roadway classification.
Traffic Engineer Martina Wilkinson explained that the City is also in early conversations with
Larimer County about improvements along S Taft Hill Rd between CR 38E and Horsetooth Rd.
Traffic Engineering has also identified unusual traffic patterns at this intersection due to
commuter traffic and vehicle traveling to and from Horsetooth Reservoir. Unique signal timing
has been implements to try and address some of these irregularities. •
■ How much traffic comes through this intersection daily?
Traffic Engineer Martina Wilkinson explained that there are about 22,000 trips on S Taft Hill Rd
north of Harmony Rd daily. This volume is where they begin discussions about widening. The
proposal would not be responsible for all intersection improvements but would contribute.
■ How much additional traffic will this project generate?
The applicant explained that they are not required to do a traffic study due to the small scale of
the project.
Traffic Engineer Martina Wilkinson explained that when they evaluate a 4-unit building they
expect 3-4 trips per hour at peak traffic times, approximately 1 car every 15 minutes. The City
cannot legally require one project to fix all deficiencies, but rather mitigate for their impact. This
project could potentially contribute a right turn lane and frontage (curb and gutter) improvements
along this lot.
■ What can be done at the intersection to improve mobility and the turning radius for large
vehicles and vehicles with trailers?
Traffic Engineer Martina Wilkinson explained that they are aware with turning radius issues at
this corner and if this proposal necessitated adding a right turn lane from CR38 E onto S Taft
Hill Rd then they would also be able to relocate signal poles which is one of the current
constraints. •
Neighborhood Meeting Notes — 4101 S. Taft Hill Rd. Page 2
ITEM 4, ATTACHMENT 3
• Annexation
■ Is the property moved to City utilities when it is annexed?
City Planner Pete Wray explained that electric service will switch from the current provider to
Fort Collins Light and Power. A property can keep an existing septic system if it is adequate;
future sanitation service provided by the City. Water services provided by the Fort Collins-
Loveland Water District.
■ The County said they would never let this property go commercial, is the City trying to
annex this parcel to make it commercial?
City Planner Pete Wray explained that the annexation is spurred by the proposed development.
The City and County have an agreement that if a development is proposed on a property that is
contiguous with City limits and within the set Growth Management Area (GMA) then is will be
annexed prior to development, as is the case with this parcel.
The existing County zoning for this property is R1 Residential. The County zoning across W CR
38 E at the JJ's Center is commercial. The City is not proposing to change zoning to
Commercial for this location. The City Structure Plan has this quadrant of the intersection
indicated as Urban Estate (UE) Land Use designation. As part of this annexation a plan
amendment is proposed to change the land use from UE to Low Density Mixed-Use
Neighborhood (LMN). This change is consistent with the LMN zoning to the east across S. Taft
Hill Road, and to the north across W CR 38 E for future designation. Staff supports this change
• in part because building a single-family house in the UE zoning for this corner is challenging
after street infrastructure improvements are implemented, further reducing the lot size.
During the City Plan update process currently underway, if other property owners also desire a
plan amendment to LMN, staff may consider a larger Structure Plan map change. However, to
clarify that potential option is not part if this application for annexation. City Council would have
to approve any Structure Plan amendments and annexation. The structure plan is available
online: https://www.fcqov.com/planninq/pdf/structure-plan.pdf
■ If the lot is annexed, are other property owners forced into the City?
City Planner Pete Wray explained that properties come into City limits by one of two ways;
voluntary annexation with development or involuntary annexation as a result of an enclave. This
property is eligible for voluntary annexation because it meets the annexation criteria for being
adjacent to existing City Limits and within the Growth Management Area (GMA). Enclaves are
created when a parcel or parcels within the County are surrounded by City limits. If an enclave
is established, City Council can consider forced annexation after a three-year period. Annexing
this property into the City would not force others to do so now.
■ Do our taxes change if this property is annexed?
City Planner Pete Wray explained that taxes for the property that is annexed would be based on
the latest County Assessor's information.
■ If an adjacent 2-acre lot annexed and they wanted LMN zoning, they could build 18 units
• [9 per acre]?
Neighborhood Meeting Notes — 4101 S. Taft Hill Rd. Page 3
ITEM 4, ATTACHMENT 3
City Planner Pete Wray explained that City Council would have to support the annexation and •
support any proposed change to the City Structure Plan. If this was supported, then yes, the
maximum density in the LMN zone is 9 dwelling units per acre. But like this property, other
design factors may reduce density such as street access, setbacks, parking and drainage
requirements. Any future annexations and development proposals are not part of this proposal.
The City is currently updating our comprehensive plan, Cify Plan, which will be looking at some
of these areas where amendments to the structure plan may make sense. Residents and
neighbors are encouraged to get involved in the City Plan process to have concerns heard with
stakeholder groups and public events over the next 18 months. Please see the City Plan
website for additiona� information on ways to get involved: https://ourcitv.fcqov.com/citvplan
Miscellaneous
■ Why do you [the applicant] not think this property is suitable for a single-family house?
The applicant explained that this was his opinion, and although there was a single-family house
on the lot for 100+ years, the area has changed and developed to the point where there is
enough traffic that this site is not appealing for a single-family home. The UE zoning requires a
minimum half acre lots, with the existing lot size of .44 acres. Additional Right of Way, setbacks
and site drainage may further reduce lot size.
■ What is our role in the rest of this process? Can we vote on proposed zoning? Where do
our comments go?
City Planner Pete Wray explained that all comments from the meeting would be put in the •
official record and provided to the decision maker. Any other communication received (email,
phone, etc.) will also be entered into the record. All hearings with these decision-makers are
also public and citizens can attend and make additional comments. Neighbors will be provided
mailed notice prior to the Planning and Zoning Board hearing. City Council Hearings include
posted notice.
Development Review Liaison Sylvia Tatman-Burrus encouraged those at the meeting to contact
her as well and to share hearing notices with neighbors who may be interested but outside of
the notification area.
City Planner Pete Wray explained that, although not a Land Use Code requirement, this
proposal could have another neighborhood meeting if the design changes significantly and it
would benefit neighbors and the applicant see and receive additional feedback prior to moving
to a decision-maker.
■ What is the timeline for this project?
City Planner Pete Wray explained that this project will go to a preliminary City Council hearing in
April at which time they will determine a schedule as part of an initiating resolution. The
Planning and Zoning Board Hearing is tentatively scheduled for May, to forward a
recommendation to City Council on the annexation, plan amendment and zoning. The first
reading is anticipated at a June City Council meeting and the second reading is expected in
July. A hearing with the Planning and Zoning Board for a Project Development Plan item can
occur after Council approves an annexation petition (July).
•
Neighborhood Meeting Notes — 4101 S. Taft Hill Rd. Page 4
ITEM 4, ATTACHMENT 3
• Other citizen Comments:
■ One neighbor verbally opposing any changes to multi-family zoning. Keep it residential as-is.
■ One neighbor stated interest in future LMN zoning for their property.
•
•
Neighborhood Meeting Notes — 4101 S. Taft Hill Rd. Page 5
ITEM 4, ATTACHMENT 4
•
May 1, 2018
LOCKWOOD
ARCHITECTS
•
•
AWEIDA ANNEXATION
4101 S. Taft Hill Rd.
Request for Structure Plan Map Amendment and Re-Zoning:
The Applicant, Lockwood Architects, Inc., requests that the City Structure Plan be amended to include
approximately 37,537 SF (0.862-acres) (Annexation Area) of land currently located in Larimer County, on
the southwest corner of the Taft Hill Road and CR 38E/Harmony Road intersection.
The ApplicanYs proposal also involves the rezoning of 19,980 SF (.45-acres) (Site Area) from the Urban
Estate District (U-E) to the Low Density Mix-Use Neighborhood District (L-M-N).
Reason for Request:
The Applicant would like to Annex and zone the property located on the southwest corner of Taft Hill
Road and CR 38E/Harmony Road intersection for future development. Approximately 19,980 SF (.45-
acre) of land is currently zoned U-E and is located on the fringe of City Limits and within the Growth
Management Area for the City of Fort Collins.
The developable area of the original 19,980 SF (0.45-acre) site has been significantly reduced to
approximately 0.295-acre due to changed conditions including, but not limited to, Intersection
Improvements and additional ROW needed on both Taft Hill Road and CR 38E/Harmony Road, Utility
Easement requirements, and Setback requirements. U-E zoning will no longer be relevant or appropriate
for a 0.295-acre corner site.
A'dVEICJA,�NNF_XATIUN 4101 S Taft Flill Road. Fort Colhns. Color�dc
REQUFST FOR STRUCTURE PLAN Mi,P AMENDMENT & P.E-ZONING
I l)ChU�I)l)I) �V:(l II I�i (� I�_ I�AC , 415 E Pitkin Street. For[Collins. Coloredo80524 9704931023
ITEM 4, ATTACHMENT 4
Request for:
Minor Amendment of the City's Structure Plan Map
The process and criteria that is used by City Counsel to evaluate a Structure Plan Map Amendment is as
fol lows:
Amendment reyuests based on proposed development projeEts that involve re-zonings may also be
processed concurrently wilh re-zoning applicatio�as. Amendments initiated by City Council, City
staff, boards and commissions, and annexations and initial zoning, may be processed at any tinae.
Requests shall be submitted to the Ciry's Advance Plannii�g Department at least 60 days prior to the
hearing date for the Planning and Zoning Board. The 60-day subnzittal requirement is necessary in
order to pern�it adequate public notice to be given artd to allow adeguate lin�e 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 und/or any related elemertt thereof is in need of�the proposed
amendment,
The Structure Plan Map needs to be amended in order to Annex and zone approximately 37,537 SF
(0.862-acres) of land into City limits with an L-M-N zoning designation. The site is located on the fringe of
City Limits within the Growth Management Area on the south/west corner of Taft Hili Road and CR
38E/Harmony Road intersection.
�
• The proposed amendment will promote the public wel.fare and wild be consistent widh dhe
vision, goals, principles and policies of Ciry Plan and the elements thereof.
The proposed Structure Plan Map amendment will allow annexation and L-M-N zoning that will allow for •
the future development of this site that is consistent with zoning trends in the area and is supported by
City Plan Principles and Policies.
The net acreage of the existing Urban Estate (U-E) site is 0.45-acres, while the minimum required lot
sizes shall be no less than 0.5-acre to develop a single famity project that is consistent with City Policies
and neighborhood compatibility. Furthermore, this intersection is in desperate need of improvements that
would further decrease the developable acreage to 0.295-acre with additional ROW, Easement
requirements, Dwelling Unit per acre and setback requirements rendering this site nearly undevelopable
under U-E zoning intent.
L-M-N zoning would not only allow for the much needed intersection and streetscape improvements, but
would also allow future development of this location that is compatible with current development already
underway at this intersection. Directly to the east of Taft Hill Road on the southeast corner of Taft Hill
Road and CR 38E/Harmony Road with the development of an L-M-N District, Harmony Cottages, and the
anticipated Neighborhood Commercial District (N-C) to the north.
AWEIDA ANNEXATIGN 4101 S Taft I-lill Road Fort Coq�ns Color2do
REQUEST FOR STRUCTURE PLAN MAP AMENDMENT & RE-ZONWG
I U( �h\\ l�(11) :ARCl II I I(� I ti INC� 415 E Pitkin Street Fort Collins, Colorado 80524 970 493 1023
•
ITEM 4, ATTACHMENT 4
• Request for Zoning:
In conjunction with the ApplicanYs request for an Amendment to the City's Structure Plan Map, the
applicant is also requesting Annexation and Zoning of 0.46-acres from Urban Estates (U-E) to Low
Density Mix-Use Neighborhood (L-M-N).
Criteria
The City's Land Use Code outlines the process and the criteria that the decision-makers shall use in
approving or denying 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 re.:oning of six hundred forty (6�10) acres of land or less (a
quasi judicial rezorring) shall be recommended for approval by the Planning and Zoning Board or
approved by the Ciry Council only if the proposed amendment is:
(a) consistent with the Ciry's Comprehensive Plan; and/or
The proposed L-M-N zoning of 0.46-acres is consistent with the zoning of the adjacent L-M-N property to
the east and is supported by many City Plan Principles and Policies.
(b) warrarrted by changed conc�itions within zhe neighborhood surrounding and including the subjeet
properly.
In addition to being consistent with the City's Comprehensive Plan, the proposed zoning is also warranted
by changed conditions with current zoning trends in the neighborhood surrounding and including the
subject property. The following changes have occurred in the surrounding neighborhood that support L-
• M-N.
• The Master Street Plan alignment of streets in the area will require several thousand square feet
of the subject property to be dedicated as right-of-way, leaving a very small parcel of U-E zoned
land which would be difficult to develop as a large lot (estate) single-family development. Street
alignments proposed on the Master Street Plan reduce the amount of existing U-E property
rendering it difficult to developable and non-conforming in said zone.
• Compatible with the L-M-N zoned development, Harmony Cottages, adjacent to this property on
the southeast corner of Taft Hill Road and CR 38E/Harmony Road that is supported by the City
Plan and Land Use Code.
(3) Additional Considerations for Quasi-Judicial Zonings or Re�onings. In deternaining whether to
recomnaend approval of arry such proposed amendment, the Plant7ing und Zoning Board and Ciry
Council may consider the following additional, factors:
•
(a) whether and the extent to which the proposed an�e��drnent is compatible with existing and
proposed uses surro�nding the suhject land a�ad is Ahe appropriate zone district for the lund;
The proposed L-M-N zoning will be consistent with the current L-M-N zoning to the east and compatible
with the anticipated Neighborhood Commercial District (N-C) on the north/west corner.
(b) whether and the extent to which the proposed amendrnent would result in sigrtificantly adverse
impacts on the natural environnaerrt, inc/udirrg but not limited to water, air, noise, stornrwuter
martagement, wildlife, vegetation, wetlands and the natural fui�ctioning of the environment;
The proposed L-M-N zoning would not have adverse impacts on the natural environment. The site is
small -- there are no wetlands nor any significant vegetation or wildlife. Any new development for this site
AWEIDA ANNEXATION. 4101 S Tatt Hili P.oad Fort Colhns. Colorado
REQUEST FOR STRUCTURE PLAN MAP AMENDMENT 8 RE-ZONING
I� ll'fiA��(1(11) �AR(�I Ill I�C�I ti. INC' , 415 E Pitkin Street, Fort Collins. Co!orado 80524 970 493 1023
ITEM 4, ATTACHMENT 4
and allowed within the LMN Zoning will properly address all issues through the City's development review •
process.
(c) whether and the exterrt to which the proposed amendment woudd result in u logical and orderly
development pattern.
The L-M-N zoning would allow future development of a Mix-Use project at an appropriate intersection
location that is compatible with the current development trend in the surrounding area and a logical buffer
to the low density neighborhoods to the south and west.
AWEIDA ANNF_XATION 4101 S Taft Hill Road Fori Colims Colorado
REQUEST FOR STRUCTURE PLAN MAP FMENDMENT 8 RE-ZONING
I lJl'h\��l )l )I) 1Rl�l Ill I Cl�ti I\l� , 415 E Pitkin Street Fort Collins, Colorado 80524 970 493 1023
�
•
PETITION FOR ANNEXATION
THE UNDERSIGNED (hereinafter referred to as the "Petitioners") hereby petition the Council of
the City of Fort Coliins, Colorado for the annexation of an area, to be referred to as the Aweida
Annexation to the City of Fort Collins. Said area, consisting of approximately 37,537 sq.ft. (0.862) acres,
is more particulariy described on Attachment "A," attached hereto.
The Petitioners allege�
That it is desirable and necessary that such area be annexed to the City of Fort Coliins.
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 one-sixth (1!6) of the perimeter of the area proposed to be annexed is
contiguous with the boundaries of the City 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.
7. That the Petitioners herein comprise more than fifty percent (50%) of the landowners in
the area and own more than fifty percent (50%) of the area to be 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 obligations respecting
the construction of water mains, sewer �ines, gas mains, electric service lines, streets or
any other services or utilities in connection with the property proposed to be annexed
except as may be provided by the ordinance of the City of Fort Collins.
Further, as an express condition of annexation, Petitioners consent to the inclusion into the
Municipal Subdistrict, Northern Colorado Water Conservancy District (the "SubdistricY') pursuant to §37-
45-136(3.6) C.R.S., Petitioners acknowledge that, upon inclusion into the Subdistrict, Petitioners' property
will be subject to the same mill levies and special assessments as are levied or will be levied on other
similarly situated property in the Subdistrict at the time of inclusion of Petitioners' lands. Petitioners agree
to waive any right to an election which may exist pursuant to Article X, §20 of the Colorado Constitution
before the Subdistrict can impose such mill levies and special assessments as it has the authority to
impose. Petitioners also agree to waive, upon inclusion, any right which may exist to a refund pursuant to
Article X, §20 of the Colorado Constitution.
WHEREFORE, said Petitioners request that the Council of the City of Fort Collins approve the
annexation of the area described on Attachment "A." Furthermore, the Petitioners request that said area
be placed in the LMN Zone District pursuant to the Land Use Code of the City of Fort Collins.
�.
❑ (Check box if applicable). The Petitioners reserve the right to withdraw this petition and their
signatures therefrom at any time prior to the commencement of the roll call of the City Council for the vote
upon the second reading of the annexation ordinance.
General location of property to be annexed:
South/West corner of Taft Hiil Rd and Harmony Rd
on Attachment "A" as more particularly described below:
Individual Petitioners signing this Petition represent that they own the portion(s) of the area to be
annexed, described on Attachment "A" as more particulariy described below:
A tract of land situate in the County of Larimer, State of Colorado, to-wit:
See Legal Description on Attachment 'A'
��
IN WITNESS WHEROF, I/we have executed this Petition for Annexation this �day of
�F� �� 2 � � k.
�
_'----" � � L A �
-✓,l� '
etitioner's/Owner' Signature Petitioner's/Owner's Signature
�i�-�u'� FL �-wr,<<>� �/�5;����-�
Petitioner'slOwner's Printed Name/Title Petitioner's/Owner's Printed Name/Title
� oU �;_s� o�F�2� �i�w y
Address s,/� � 3`� � Address
� �,Gr::� f�/� J C°� ��(� 2 7
City State Zip City State Zip
ATTACHMENT "A"
LEGAL DESCRIPTION OF THE ANNEXATION
A parcel of land situate in the East Ha(f of Section 33, Township 7 North, Range 69 West of the 6th P.M.,
being more particularly described as fotlows:
Considering the East line of the Southeast Quarter of said Section 33 as bearing South 00°06'18" East and
ti�ith all beazings contained herein relative thereto:
BEGINNING at the East Quarter corner of said Section 33; thence along the East line of the Southeast
Quarter of said Section 33, said line also being the West line of the Horsetooth - Harmony West
Annexation to the City of Fort Callins as recorded at Book 1873, Page 735 Larimer County Cleri: and
Recorder, South O(?°06'18" East, 162.20 feet; thence departing said line, South 89°53'42" West. 30.95 feet
to a point on the West right of way line of South Taft Hill Road; thence along the South line of a parcel of
land recorded at Reception No. 201600�2454 Larimer County Clerk and Recorder, South 89°53'33"
West. 152.83 feet; thence along the West line of said parcel of land, North 00°11'S0" East, 131.7� feet;
thence departing said line, North 00°15'33" West, 59.96 feet to a point on the South line ofa parcel of
land recorded at Reception N�. 20070027078 Larimer County Clerk and Recorder; thence along said line,
North 89°44'26" East, 98.37 feet to the Southwest corner of a parcel of land recorded at Reception No.
?0060042003 Larimer County Clerk and Recorder; thence along said parcel the following four (4)
eourses and distances, North 00°08'23" East, 20.00 feet; thence, North 89°44'27'' East, 20.00 feet;
thence, North 00°00'00" East, ] 0.00 feet; thence, North 89°44'29" East, 15.0? feet to a point on the West
right of way line of South Taft Hill road; thence departing said line, South 89°51'37" East, 50.00 feet to
point on the East line of the Northeast Quarter of Section 33; thence, South 00°08'23" West, 59.65 feet to
the Point of Beginning.
Tl�e above described tract of land contains 37,537 square feet or 0.862 acres, more or less, and is subject
to a11 easements and rights-of-way now on record or existing.
r
ATTACHMENT "B"
STATE OF COLORADO
)ss.
COUNTY OF LARIMER
The undersigned, being first duly sworn upon his oath states:
That he was the circufator of the attached Petition for Annexation and that each signature therein
is the signature of the person whose name it purports to be.
� �;.
Circulator's Sig ature
bu rib and wor fore me this �_ day of , 2��,
y Cti,-4�
WITNESS my hand and official seal.
`� � O
Commission Expiration Notary Public
KATHY MATTISON
� Notary Pubhc
State oi Colorado
Notary IQ 19924003553
� ,�ny �ornmission Expires Apr 2, 2020
.�
,
ATTACHMENT "C"
ATTORNEY CERTIFICATION
�. �T r a�l �P �l �1 � i� , an attorney licensed to practice in the State of
Colorado, hereby certify that, as of the date of this certificate, the signers of this Annexation Petition for
the area referred to as the /� w ei o�� Annexation to the City of Fort
Collins are the owners of real property in the area proposed for annexation. Furthermore, I certify that
said owners constitute more than 50% of the landowners in the area proposed for annexation, as said
area is described on Attachment "A" of said Annexation Petition, and own more than 50°/a of the land in
said area, exclusive of streets and alleys.
�
� � � -�
Date Signature Attorney
Reg. No