HomeMy WebLinkAboutDUECK COLORADO PROPERTIES - REZONING - 9-87B - REPORTS - RECOMMENDATION/REPORTiTEM NO. 2$
PLANNING t�ND ZONING BOARD iVIEE'fI1VG OF
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PR�JJ�CT: Dueck Colorado Properties, Ltd. Rezoning -#9-87, B
APPLICADPT: Dueck Colorado Broperties, Ltd. OWNER: Same
15701 W. lst Ave, Suite 200
Aurora, CO 80011
P1�7EX.'T PLANNER: Ken Waido
Z8 i 1�%
PROJDCT DESCRIPTI�1: Request to rezone approximately 20.1 acres located
east of S. College Avenue, south of the Trilby Road, and north of Robert
Benson Lake, frcgn the present�T-Transitional Zoning District to the H-B,
Highway Business, Zoning District, with a planned unit development condi-
tion and a condition requiring the entire 20.1 acres to be master planned
as a single unit at the time of any development propasal.
RF7�OMNfEN�ATION: Staf.f_ recommends approval of the H-B rezoning request with
a planned unit development condition requiring development of the property
to conform to the criteria of the LAND DEVEL(JPMENT GUIDANCE SYSTEM and a
condition requirirx� the entire 20.1 acres to be master planned as a sirx3le
unit at the time of any development proposal.
EXX�CCVTIVE SUNIlKARY: Request rezone approximately 20.1 acres located east of
S. College Avenue, south of the Trilby Road, and north of Robert Benson
Lake, frcan the present T Transitional Zoning District to the H-B, Highway
Business, Zoning District, with a planned unit development condition and a
condition requiring the entire 20.1 acres to be master planned as a single
unit at the time of any development proposal. .
OFfICE OF DEVELOPMENT 300 LaPorte Ave. • P.O. Box 580 • Fort Collins, Colorado 80522 •(303) 221-6750
SERVICES, PLANNING DEPARTMENT
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Dueck Colorado
P & Z Meeting �
Page 2
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1. Backgrourxl:
Properties Ltd. Rezoning - #9-87, B
May 18, 1987
The applicant and owner, Dueck Colorado Properties, Ltd., is requesting
rezonirig, to the H-B, Highway Business, Zoning District, of approximately
20.1 acres of property, located east of S. College Avenue, south of the
Trilby Road, and north of Robert Benson Lake. The property was part of a
voluntary annexation approved by the City Council on May 5, 1987, and was
initially placed into the T-Transitional Zoning District. The applicant had
initially proposed to zone the property into the H-B zone at the time of
annexation but opted for' the T zone to act as a holdirig zone for the prop=
erty in order to have further discussions with City staff concerning the
eventual development of the property.
The requested rezoning is for is the H-B, Highway Business, Zoning Dis=
trict, with a planned unit development condition. The H-B district desig-
nation is for automobile oriented businesses. The primaLy criteria f_or
evaluating a rezoning request is its confozmance with officially ac3opted
elements of the City's Ccanprehensive Plan. The City's Ccanprehensive Plan
contains goals, objectives and policies designed to discourage strip c�
mercial development in the eomnunity, particularly along arterial streets
arx� highways. For these reasons staff gave great thought to this proposal
for a zoning classification which sets an expectation for highway oriented
conenercial development along South College Avenue. Durirr3 the staff's
review several meetings were held with the applicant where alternative zon-
ing options, including the B-P, Planned Business, and B-L, Limited Busi-
ness, zoning districts, were discussed.
The applicant shares the City's concern about strip c�nercial developm.ent
along arterial streets and highways and has asked that a planned unit
develapment condition be attacheci to the H-B zoning (see attached SUBMIS-
SION INFORMATION FOR RE-ZONING). The PUD condition would require that all
develc�pment proposals be reviewed through the criteria of tlie LAND DEVEIAP-
MENT GUIDANCE SYSTEM, which means there would be public review of proposed
land uses and project design. The LDGS was developed and designed as the
major i.mplementation "tool" for the City's Ccmprehensive Plan. The crite-
ria arid point charts within the LDGS were derived directly fran the goals,
objectives, and policies of the City's Canprehensive Plan.
The staff's concern with the H-B zone is again based on City land use poli-
cies against strip commercial development. The City has used the practice
of zoning properties adjacent to arterial streets in the B-P, Planned Busi-
ness, Zoning District. The commercial portion of the Oak Ridge Master Plan
and the Smith and Stute Annexations along Harmony Road are exa�nples of this
practice. While this has been recent City practice, it is not in the form
of an adopted City policy. By applying a planned unit development condi-
tion to the property there is essentially no difference between any zone,
whether it be a B-P, H-B, I-G, or R-L zone, all require conformanee to the
criteria of the LDGS. The staff is highly con£ident that the LDGS can pro-
tect the City against the "strip commercial" development referred to in
City policies.
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Dueck Colorado Properties Ltd. Rezoning -#9-87, B
P& Z Meetirx� - May 18, 1987
Page 3
The City has received two letters in opposition to this rezonirig (see
attached letters).
2. Findings
1. The present T-Transitional Zoning District was applied to the praperty
at the time of annexation to act as a holding zone for the property.
2. The H-B zone with a plarined unit development condition will require
develapment to proceed under the eriteria of the I�AND DEVEIAPMEI�T!' GUII�
ANCE SYSTEM which means that development will be consistent with the
City's Canprehensive Plan.
STAFF REC'ANIl�NL�ATI�T:
Staff rec�nends approval of the requested H-B zoning with a planned unit
develc�ment condition and a condition requiring the entire 20.1 acres to be
master planned as a single unit at the time of any development proposal.
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Plan.nicg & Zoning i3oa� inut�s �
May 13, 1957
page 19
� Menber Brown stareci one of the purposes of the separation distance is to
avoid over concentration of group homes ard the distance should be kept
the samP for all zones.
Me�l.ier pow aatmented the one-tiiird mile is reasonable and 75U feet is rat
adaquate. He stated Section 4 the barrier requirenent oould be addressed
hy inserting the w�ord substantial before natural. The intent of.public
park is generic and it should be elimic'at�d or stated as co�munity park.
Section 5, part �3, char�ges shauld be considered regac�ding "the criteria is
limited to the followingp charging this phrase to "the criteria should
include the follawing". Secti�n 6, part C, suc�gestions to eliminate
acceptirg the develaFxnentally disabled and all should be treated the sa�ne.
Also, the avner�occupied or rson-profit issue shauld be review�.
N9ember Stro�n ca�anented on Section 4, part B, that the beginning is petmis-
sive. Public parks and major thomugh fares should not be eliminated.
Member Brown indicated the State is tending taward a trend of 4 residents
a� to 8.
Chaitman Crews stated that in the long run group hanes will tie easier to
put into neighborhoods.
Dick Suinn asked since therf: has been recannendations to the ordinance
proposal wvuld the new ordinance pc�osal be brought back next month to be
� shared. Chairnian Crews indicated it vawld.
No motion waa n�o The Hoard �sk�d st8ff to �orlc fur�hher oe� the P�posed
otdinan+oee
OUBCK 1��ONING - #9-878
Ken Waido yave rhe staff report reca�en�nding rezoning fran T to E� witl�► two
conditiorLs: 1.) a PUD be requirPd, and 2.) the entire parcel be master
planned.
Menber Brvbm asked �f there were uses by right on the property. Mr. Waido
indicated there were none. �
David Mooc�, the applicartt, indicated they were in favor of the HB zonirg
with the PUD condition bec�use it wvuld m�ke m�rketing easier. He stated
they plan to provide quality shopping for the approximately 1200 fa�nilies
who will live in the area. He ir�dicated Jim Giffod, the larcl planner,
w�wld be able to answer questions.
Member Edwards asked what the fntent is of the superniarket.
Dayid l�oore stated the intent was to get a quality superniarket into the
� location because a 7-11 or PDQ w�ould nat be �daquate ar�d they r�eeded the
additional draw to support the larger facility. He oannented that College
Plannir�g & Zoning Board Minutes
May 18, 1987 �
page 20
r
Avernie wrx�ld contr.ibute to this draw.
L-J
Chairman Crews ir�dicated that the i.gsue of a supermarket w�ould be deatt
with further dawn the road.
Menber Brawn ir�quired if false levels of expectation are being seta
Mr. Moore stated he had a good tradr reoord ar�d has good relationships with
major Eooci oompanies.
Member 0°Dell inf.ornrnied it has been the policy of the City Fort Collins to
locate supeimarkets in neighborhood shopping centers. Her concern was that
the location being discussed wauld not be in a r�eighbo�ood shoppinq center
but on College Avera�e.
Mr. l�ioore restated there would be approximately 1200 fa�milieg living within
a mile of the superniarkete Del Webb wfll have appivximately 3000
famili� to the west.
Me�aber O'Dell �notim�d to a�ro�e t�e Du�c R�eaonirg pYvject aith the o�-
ditian t�qufrfng the entire ZOel acses b� �ter planned as a single unit
mt the ti�ae of ary de�velcpeent pL�gposala. �Ienber
matiors carri�d 7-0. �9 s�, T4ie
Menber Kern oam�nted he Eelt unoomf.ortable about a shopping oenter in a
mixed c.onmunity, but he was more at ease with the PUD cor�dition.
Mre Petec:son rem.inded the Boarcl of the Joint P&Z/City Council meeting cx�
May 26, 1987 at 6:15p.me ooncerning the Foothills Mall pmject. Members
Brown and Cr�ers responded they would attend.
Meeting was ajourned at 11:42p,m.
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