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HomeMy WebLinkAboutSPRING CREEK MIXED-USE DEVELOPMENT - REZONING - REZ170001 - SUBMITTAL DOCUMENTS - ROUND 1 - REZONING RELATED DOCUMENT. REZONE JUSTIFICATION Shields Street Mixed Use Neighborhood • Blue Ocean is seeking a shift in the zone district boundary lines within a 19.55 acre tract of land situated at the southeast corner of Hobbit Drive and Shields Street on the western side of Fort Collins. This site is in close proximity to the intersection of Prospect Road and Shields Street. Despite being completely surrounded by existing development and primed for development, this tract of land has remained vacant for years. The existing zoning is NC (9.3 acres) and MMN (10.25 acres). Blue Ocean is not proposing a change from one zoning category to another nor introducing a completely new zone district category. Rather, the proposal intends to transfer 2.88 acres of the existing NC Zone to MMN. This would result in 13.131 acres of MMN and 6.42 acres of NC. Blue Ocean investigated every NC zoned area on the west side of College Avenue. Our analysis determined that the NC zoned areas ranged between 1.43 and 9.34 acres with an average of 4.5 acres. It was noted that this property was the largest NC area at 9.34 acres with the next closest at 5.8 acres. Blue Ocean would like to change the NC zoned area from 9.3 acres to 6.42 acres to be more consistent with the 4.5 acre average. The following site characteristics make it difficult to develop a large neighborhood retail center on the site: • No hard corner: The site is not located at the intersection of two arterial streets, which is often a prerequisite for large retailers such as grocery stores. Many of the successful neighborhood commercial centers in Fort Collins are situated at arterial/arterial or arterial/collector hard corners. • Limited access: After an analysis of surrounding commercial centers was conducted, one of the common features of their success was multiple access points off of an arterial street. The site under review has only one access point along Shields Street. The other access point will need to come off of Hobbit Street which is a local street. • Poor circulation potential: The site has inherently poor circulation for a large retail center. In its current configuration, the NC zone is placed up against the northern boundary placing much of the traffic flow on Hobbit Street adjacent to existing residential. • Market saturation: There are currently six commercial centers within 2 miles of the site. Five of those centers have a large grocery store as an anchor. Two of the centers (South College Whole Foods/ King Soopers and Rain Tree Village) are within one mile of the site. The existing proximity of large retail centers makes the viability of a successful large retail center at this location difficult. By lowering the acreage of the NC zone to a more common acreage (as referenced above) and placing it so that it will flank the access from Shields Street, the site will be in a better position to successfully develop as a small neighborhood center. In addition, by placing the NC zone at the southwest corner of the site, the development can achieve a classic land use transition from commercial, to higher density housing, to lower density attached housing and then to the existing single family neighborhood. . . LIV 28.4 and LIV 29.3 - incorporate a Neighborhood Center as a focal point within low and medium density neighborhoods; LIV 29.2 Mix of uses LIV 29.5 — Transitions The MMN District is incorporated within and alongside the NC District. The NC District is positioned at the full movement intersection with MMN areas transitioning from the NC to the adjacent low density residential areas. Highest density is placed along the western side of the property at the signalized intersection, along the arterial street and adjacent to other multi family housing. The lowest density product (duplex unitsJ is situated along the eastern side of the property near the adjacent low density Sheely Neighborhood. When the mixed-use project is developed many more Principles and Policies having to do with a compact development pattern; cohesive, safe, vibrant and attractive neighborhoods; appealing activity centers; variety in housing types and densities; adequate supply of housing; safe, functional and visually attractive streetscapes; walkable blocks; pedestrian and bicyde access and low maintenance attractive landscapes will be achieved. WEST CENTRAL AREA NEIGHBORHOOD PLAN (Guiding Principles) 1. Sensitive to general context and overall character of neighborhood. The neighborhood consists of existing multi family, townhomes, commercial/retail and low density single family housing. This project will not deviate from these uses and will use the architecture from the low density housing as the style for architectural compatibility. 2. Compatibility through site planning, appropriate mass/scale. Compatibility is ochieved by (1.J Placing the lowest density product near the eastern, adjacent single family residenrial homes. (2.J Increasing mass/scale as the project moves towards other areas of higher density homes and the arterial roadway. (3.J Orienting the commercial uses along Shields Street and the signalized intersection. 3. Building entrances towards public streets. Building entrances are situated towards public streets and adjacent sidewalks. 4. Heights should be stepped back Heights of buildings are the rallest near Shields Street, the main access to the site, commercial uses and the signalized intersection. Building heights decrease towards and along the low density Sheely Neighborhood. 5. Parking to side and rear of buildings Parking is to ihe side and rear of multi family and commercial burldings. 6. Building forms to be responsive to individual context of the site euilding design and forms are situated to follow the patterns of the Spring Creek Trai! system and the existing roadways. Large interior underground utilities that traverse the property also add to the context of the site. Each site to relate to the street with a plaza, entry feature to enliven public interest. At final design, the development will indude an entry feature that will enliven public interest. NATURE IN THE CITY 1. Easy Access to Nature -10 minute walk to nature. The Spring Creek Trai! system is interior to and runs along two sides of the development. Maximum walk to accessible nature is estimated at one minute. • • High Quality Natural Spaces - Conserve, create and enhance. The development will leave the Spring Creek Trail area in its natural state. The only anticipated development in this corridor will be the addition of a few trail connections to the development. The development will use berming and plant material screening to help mitigate the effects on the natural areas. If warranted additional plantings could be introduced into the notura/ orea. Land Stewardship - Support healthy environments for people and wildlife. This development will further and promote the retention of the natural area while introducing the future residents by providing access to the existing trail system. WARRANTED BY CHANGED CONDITIONS The rezoning request is warranred due to Hobbit Street not connecting to Wallenberg Drive to the east or to Prospect Road to the north. Most successful neighborhood centers in the City have access from two arterial or collector streets. No internal roadway connecting Shields Street to Prospect Road creates a poorly designed vehicular circulation system for amount and location of the property currently zoned NC. Commercial and retail users desire adequate visibility and circulation. The new zoning situates the NC zoned area at the signalized intersection of Shield Street and Stuart Street. It also reduces the NC acreage to a size more compatible with the current access and site restraints. COMPATIBLE WITH EXISTING AND PROPOSED SURROUNDING USES The Rezoning request is not adding additiona! zoning categories. The rezone will simply change the boundary lines of the existing zoning. Existing zoning categories are oppropriate for the development. ADVERSE IMPACTS TO THE NATURAL ENVIRONMENT The rezone would not result in any significant adverse impacts on the natural environment. The proposed uses would meet the City's standards for water, storm water, and noise and air quality. It is anticipated that the limits of construction will be contained to the top of the slope of the Spring Creek channe! pnd the eastern drainage channel. These two channels comprise the open natural areas to be retained. Minimal connections to the existing trail system will occur. LOGICAL AND ORDERLY DEVELOPMENT PATTERN The proposed amendment would resuft in a logical and orderly development pattern by: (1. J Placing the lowest density product near the adjacent single family homes (2.) Increasing density as the project moves towards other areas of higher density homes and the arterial street. (3. J Orienting the commercial uses along Shields Street and the signalized intersection. A plan is attached to illustrate a potential site design of the re-allocated zone acreage. This plan is conceptual and not intended for approval with this rezone. It is provided to assist the decision makers with understanding the potential a shift in zoning can provide. EXHIBITS: 1. Site Context 2. NC Zoning Study 3. Adjacent Zoning 4. Zoning Request 5. Zoning Plat . 6. Concept Site Plan "SITE CONTEXT" • • "NC ZONING STUDY" . �� � 14 NC and CC Zoned Areas , �_I � - ,�;;� 1.4 to 28 acres ELIZABETH ` ' -� -. _ CSu r 1 �'- -�_ � Location/Acreage/Spacing _ , � PROSPEC�, ,;.,. - 3 - • La rge 14-18 Ac. � Q--1 ' 14 `�_- • Small 3-6 Ac. /` { j `_ _ ,�' ; .� � � . . — � � � NEY INTERSECTION S.F. AC. INTERSECTION � 5�� . w� 1 Campus West (N of Eliz,) 1,225,000 28.12 Shields/Elizabeth � ORP,h:�= �' 2 Campus West �5 of Eliz.) 1,250,006 28.70 Shields/Elizabeth � � g � '�, � 3 Praspect Ga�k 197,500 4.53 Shields/Prospect A Sprins Cnek 406,894 9.34 Mid-Bluk Shl�lds - '- I N. . 5 RainVrr 650,000 14.92 ShielAs/Dnke � 1 W � = S� � -� W � 6 Cimmaron Plara 215,000 4.94 Shiclds/Orake : _�_��� � _ � �� 7 7 Oaks 227,800 5.23 Shfelds/Horsetooth - �' r ; �� 6 �oudre Valley Plaza 252,500 5.80 Shields/Horsetooth � ���i�\� .!� 9 Pineview 700,000 16.07 Shields/Harmony ��'{'�s1r" . HORSETOOTH � -noaseroo� 10 West Elizabeth Plaza 249,000 5.72 Taft/[lixabeth I � I � ,.-. � �, ._., � '� , .. � 11 Miller Bro Foothills 392,500 9.01 Taft/Elizabeth „�„ ��� 12 Drake Crossing Center 805,000 18.48 Ta(t/Oreke � I . � HARMONY . ��—�I 13 ProsDect Overland PUD 1d3,D00 3.28 Overland/Prospect 14 Spring Creek Vlaxa 62,290 1.43 Overland/Prospect 4.42 AVERAGE � • • "ADJACENT ZONING" � PROSPECT �r e� �,C MMN � MMN . - _ __ 1 � .��,- � � . � �;. • LR — Low Densitv Residential 21% of border- 984 linear feet 60' wide lots @ 4 du/ac 2 Stories max. height • MMN — Medium Mixed Nei�h. 63% of border- 2,827 linear feet No max. du/ac 4 Stories max. height • NC — Nei�hborhood Commercial 16% of border- 448 linear feet. No max. du/ac 5 Stories max. height � � "ZONING REQUEST" PROPOSED ZONI NG EXISTING 19.55 gross acres NC 9.34 acres MMN 10.21 acres ���� • ` ■ . �r . �`' .:..���..�'�f�1. .sJ� �i_. .`'' ., ac. � .. ' HOBBIT _ � . '� ; z ��� �- '' N C 1�` ' � � h� � 9.sa ac. 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'�:-7'. , ..;` x �STUART��� Y: yyhw � . �' �� Y f � � ' � �� � PROPOSED: • 19.55 gross acres • NC 6.42 acres • MMN 13.13 acres `*TRANSFER 2.88 ACRES FROM NC TO MMN TO A MORE LOGICAL LOCATION AT THE SIGNALIZED INTERSECTION �s� a� .� � � ��� HOBBI�� ' '"'� ��a �,y� � . • _ • �� . b��'�.�^�, -r� 4 � ,.�j,� ' � x � +,, g ,nj t 1�� '��+� 7 MMN �, t � � 13.13 AC. � �� � I , „ �'� w, �� �. s ��,;� : M � ,� NC ° ,$ ':STUART'" � �,�'� �'+ w 6.42 AC. � �� � a �.� �, � aF{' ��L �� f'/ R� � � � ' F : '� ��� i..J .��t'R��,� ..1�' `. v � �� •�' � � � REZON I NG MAP Exhibit 7 A TRACT OF LAND LOCATED IN THE NORTHWEST (�UARTER OF SECTI(?N 23, TOWNSHIP 7 NORTW, �` -°-�•�— RANGE G9 WEST OF TNE 6TM P.M., CiTY OF FORi COLLINS, COUNTY OF LARIMER, STATE C?F C�LORAQa � ,..,,._..�_ _ e..:, � �1 I w..-nsnr _. / � -�"' i.s.--,j�"----*-^"--'f '--"' ...,. j: ..�rm�•�,��. i`_ � i ►�-.- _ , - . _ _ � �wseii sinEFr _ � _ _ o:° "� '�— — . , . . . . . . � — - - _ � ? , �Ti i , + , .y , , -��4 , ���; r . , {.1�.:1�� ( ~'•� r ��`� :�. o.,.:,-..�;. � '�L� - 4��I �.. �K,.,r,.,,� �. 3 rw�� a ac��«�c � aa:. ss a�� o-- swvnw ti � 1. } .� ior.iea.ww..�a � vo.-�um "� � 4�.� +};�--�-I rwectt � , /��/ ' /' � , ' ���..�,-.F_ , ¢S+iC .�I I � i ��.... 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