HomeMy WebLinkAboutDUECK COLORADO PROPERTIES - REZONING - 9-87B - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVE�
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GEFRON HATTiViAN INC.
ARCHITECTS/PLANNERS
CONSTRUCTION MANAGEMENT
135 West Swallow Road
Fort Collins, CO 805?_5
(303) 223-7335
SUBMISSION INFORMATION
FOR
RE-ZONING
APPROXIMATELY 20.1 ACRES ON SOUTH COLLEGE AVENl1E
FOR H-B, HIGHWAY BUSINESS
ZONING DISTRICT, WITH A PL.ANNED UNIT DEVELOPMENT CONDITION
PREPARED BY:
GEFROH HATTMAN INC. �
135 West Swallow Road
Fort Collins, Colorado
PREPARED FOR:
Dueck Colorado Properties Ltd.
15701 East First Avenue
Suite 200
Aurora, Colorado
May 1987
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INTRODUCTION
Dueck Colorado Properties wishes to
condition, 20.1 acres of land into
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re-zone HB, Highway Business with P.U.D.
the City of Fort Collins.
The property is situated on the East side of State Highway 287, South College
Avenue (the City's major arterial street) and at the future intersection with
Province Avenue (a collector street).
The property will be developed as part of the contiguous 400 acre Provincetowne
Master Plan, a mixed use community of residential, industrial, recreational, com-
mercial and retait uses.
The property is wetl located to serve the needs not only of the burgeoning Southern
portion of Fort Collins, but of the community as a whole.
The uses anticipated for the property derive from its South College location, and
will be of a planned.community/regional shopping center nature.
REQUEST FOR HB, P.U.D. ZONING
We, therefore, request that the property be zoned HB, with P.U.D, condition, for
the following reasons:
l. The H.B. (Highway Business Zone) with P.U.D, condition has a"designation for
automobile-oriented businesses" (118-62).
EXPLANATION: The property is situated along South College Avenue, US Highway
2 7, the major N-S traffic arterial of Fort Collins indeed along the front
range outside of the interstates. Here, it is a natural for automobile-
oriented businesses.
We contend that the BP, Planned Business Zone, advocated by City staff is not
appropriate because according to 118-60 the "BP District is de5ignated for
areas.planned as a unit.to provide business services while still protecting
surrounding residential uses". We contend that this designation has the wrong
connotations particularly for developers.and commercial investors, a'long a
major arterial highway with its high-volume traffic flows.
Similarly we.reject BL, Limited Business,.beaause of its�designation "as areas „
for neighborhood convenience centers''. Again this has the wrong connotation
for commercial investors along a major arterial highway. �
Therefore, we request that.the property be zoned HB, Highway Business with P.U.D.
condition as the most appropriate for the automobile-oriented business which is
natural at this location.
2. HB, Highway Business Zone District, according to 118.62A(3) permits banks, sav-
ings and loan and finance companies, standard and fast food restaurants, indoor
theaters, membership clubs, offices and clinics, personal.service shops, retail
stores, laundry, dry cleaners, limited indoor recreation uses, small veterinary
clinics a.nd aquarium shops, churches, ete.
HB Zone District with P:U.D. condition permits shopping centers consisting of
any of the above uses, or any land use, located on a planned unit development
plan, as definecf, processed and approvecl according to 118-83 of the Gity of
Fort Collins Zoning Code.
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SUBMISSION.INFORMATION
ANNEXATION AND ZONING
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EXPLANATION: The City and the Developer's concern that a"strip development"
not occur on.South College is addressed with the Planned Unit Development con-
dition. Any development in HB Zone, Highway Business, P.U.D, condition, will
be in accordance with the Land Development Guidance System for planned unit
developments 118-83 (Ordinance No. 44 1982, adopted by Council of City of Fort
Collins, April 20, 1982). In practice this means that development will be with-
in a planned center, and not along "strip development lines" with all its ob-
jectionable characteristics as seen in the County Development North of Trilby
Road on South Gollege. All citizens, Planners and De�elopers wish to avoid a
repetition of this particular form of visual btight.
Dueck Colorado Properties wishes to develop its property as a planned retail/
commercial center serving a community-wide market rather than a neighborhood- .
specific one. In addition, they wish to take advantage of the property's prom-
inant location on College. Therefore, we request the.zoning district most ap-
propriate to that location, i.e., HB, Highway Business, with P.U.D, condition.
3. The City Land.Use Policies support the request for zoning this property.HB,
Highway Business, P.U.D. condition.
EXPLANATION: Specific policies, listed below, actively support the HB zoning
for this location.
Policy 3A: "The City shall promote maximum utilization of the land within the
City."
Explanation: The property is situated on the East side of South College Avenue
U.S... State Highway 287, the major N-S traffic artery of the City. Highest and
best uses for land in thi� high exposure location are commercial/retail uses as
permitted.in the HB.P.U.D. Zoning.District, planned as a unit, while still pro-
tecting proposed residential areas to the East. These uses represent the max-
imum use of the land in accordance with this City policy.
Policy 3d: "The City shall.promote the location of residential development which
is close to empToyment, recreation and shopping facitities."
�xplanation: This property will be integrated with the adjacent 400+ acre
Provincefiowne.Master.Plan which comprises residential, industrial, open space,
retail and business service uses. This property will thus endorse this City
policy by locating shopping and employment facilities close to residential
development.
Policy 21: "All lands of commercial development,.including convenience, neigh-
borhood, community and regional shopping which have significant negative trans-
portation impacts on South College Avenue will be disaouraged from gaining their
primary access from College Avenue."
Explanation: Commercial develo�ment appropriate to H6 Zone with P.U.D, condi-
tion on this property would endorse this City poticy by taking its primary
access from Province.Avenue, a collector street that links South College
Avenue.
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SUBMISSION INFORMATION
ANNEXATION AND ZONING
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Policy 69:"Regional/communifiy shopping centers should locate in areas which are
easily aceessible.to existing,or planned residential areas."
Explanation: This property in an HB Zone with P,U.D, condition and developed
as a regional/community shopping center would be easily accessible to planned
residential areas to the East (Provincetowne Master Plar� and to the West (Del
Webb Master Plan). It would be easily accessible to existing residential areas
to the North and the South. Thus in serving consumer demands from a community
as a whole, or a larger more regional area, this property if so zoned and de-
veloped would endorse this City policy..
Policy 70: "Regional/community shopping
tion facilities that offer the required
allowed to create demands which exceed
transportation network of the City."
centers should tocate near transporta-
access to the center but will not be
the capacity of the existing and future
Expla_nat_ion: Locating a regional/community shopping center on this property
with its excetlent transportation facilities, endorses this City policy. A
signalized intersection at South College/Province Avenue would control to
acceptable standarcls additional demands on the transportation network.
Policy 72: "Regional/community shopping centers should locate where they can
be served by public transportation."
Explanation: Locating a regional/community shopping center on this property,
suitably zoned HB, with P.U.D, condition, would place it close to the Trilby
Road bus depot and tlius be easily served by public transportation.
4. The Land Development Guidance System, as a.tool for the implementation of the
City Land Use Policies, Goals, and Objectives, gives support to the request for
zoning this property HB, Highway Business, with P.U.D. condition, through the
points charts.
EXPLANATION: Points Chart_C.covers a cluster of retail and service establish-
ments designed to' serve consumer demands from the community as a whole or a
larger area. Points Chart D covers those retail and wholesale commereial ac-
tivities which are general.ly considered and typically:found along highways and
arterial streets.
Points Chart E.covers those activities which are predominatly retail, office,
and service uses which would not qualify as or be part of a neighborhood or
community/regional shopping center.
The range of these uses is consonant.with HB, Highway Business District, with
P.U.D. condition., zoning.requested by the applicant. Until a specific design
is evolved, it is not possible to compute points against the activity criteria.` ,
However, the criteria.of.the three celevant points charts can be addressed in
general and used as substantiation for the requested zoning as follows:
(a) The property will.gain its primary vehicular access off a street other
than College Avenue.
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SUBMISSION INFORMATION
ANNEXATION AND ZONING
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Explanation: The property is situated at interseetion of College and
Province Avenue, a collector street from whieh primary access will be
macle.
(b) The property is located other than at the intersection of two arterial
streets.
Explanation: It is located at Gollege (arterial) and Province (collector).
(c) The project is on more than two acres of land.
Explanation: The property developed as a unified planned center is on over
20 aeres of land.
(d) The project contains two or more significant uses.
Explanation: The property developed as a unified planned center wilt have
a mix of commercial uses, e.g., retail, restaurant, offices, etc.
(e) Contiguity to transit route.
Explanation: The properfy will be developed as par.t of the Provincetowne
Master Plan by Dueck Colorado Properties. Transit routes are planned to
service this 400 acre community and to link up with fhe subjeet property.
on College Avenue. Trilby Road bus depot is contiguous to Provincetowne.
(f) Contiguity to urban development.
Explanation: The property, as stated., witl be developed as part of
Provincetowne Master Plan. This is currently being developed to urban
levels for water, sewer, streets, open space and police services. The
subject property is contiguous and integrated into this development.
(g) Energy conservation measures.
Explanation: In developing the property we are committed to energy con-
servation measures currently enforced by the State Energy Code.
(h) Part of a shopping center, office or industrial park.
Explanation: The property will be developed as a planned retail/commer=
cial centier to serve consumer demands from the community as a whole or a
larger area. The developer seeks to create a well designed project with
strong market and aesthetic appeal, that will be a credit to the commun-
ity as a whole.
5• 4t is the Land Development Guidance System for Planned Unit.Developments, 118-83,
adopted by.Ordinance #44, 1982, that governs the design and land uses of prop-
erties, within an HB, Highway Business District with P.U.D, condition.
��pLANA710N: The following excerpts.from the LDGS Manual encourages the devel-
op�r to beTieve that Planned Unit Developments in the Highway Business District
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SUBMISSION INFORMATION
ANNEXATION ANO ZONING
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Zoning, will be both well designed for its users and operators and economically
responsive to market conditions; that it is the specific design and land use
issues which are the heart of the matter and that given the controls of the
LDGS zoning is now a predetermined imposition of land uses which are often seen
as arbitrary and unsatisfactory in hindsight; that in this request, given the
uncertain status of zoning, we should advocate the highest and best land use
zoning consistent with the property's location and the controls of the Land
Development Guidance System Planned Unit Development Process:
The purpose of the L.D.G.S. is to give land owners considerabte ftex-
ibility in developing their property, as long as the project conforms
to certain general criteria designed to protect and improve the health,
safety, convenience and general welfare of the people of Fort Collins.
(The Concept, lA)
The development potential of any particular site will be evaluated on
its .own merits -- size, sh.ape, location, naturat features and site
concept development -- rather than according to predetermined zoning
district classification.
(The Concept lA)
The City should encourage larger scale development on the periphery
of the Gity..
(Assumptions 5)
The private market is in a better position to determine the appro-
priate location of....regional/community shopping centers than the
G,ity of Fort Collins.
(Assumptions 6)
The City should
uses other than
(Assumptions 6)
be.concerned with the performance of particular
their location on a zoning map.
6. The HB, Highway District Zone, with P.U.D. condition, is perceived by commer-
aial developers throughout the United States, as the most apt zoning for prop-
erty located adjacent to the major arterial (a State Highway) in the City.
EXPLANATION: The commercial development eommunity understands, without equi-
vocation, that Nighway Business rel�tes to automobile-oriented land uses, and
therefore perceives this as the obvious and correct zone for the property situ-
ated as.it is.on the major.arterial in the City. Any.one in the United S:tates
development business understands this. Conversely., Business District Zoning,
with essociated neighborhood designation is perceived.as inappropriate., ad-
jacent to the major City arterial. Out-of-state, prospective developers and
investors unfamiliar with the nuances of the "points" system, may respond
negatively foreseeing complications and.delays in the p]anning process with the
result that they are turned off from investing in Fort Collins.
CONCLUSION
For the above reasons we request that property be annexed to the City of Fort
Collins and zoned HB, Highway Business with Planned Unit Development condition.
Tony Hughes