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HomeMy WebLinkAboutTIMBERLINE CHURCH REZONE - REZ200002 - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVEMay 19, 2020 Page 1 of 11 Timberline Church Rezoning to MMN Project Overview May 19, 2020 Timberline Church – 2908 South Timberline Road, Fort Collins, Colorado TIMBERLINE CHURCH REZONE REQUEST May 19, 2020 Page 2 of 11 PROJECT: Timberline Church Rezoning to MMN BACKGROUND Timberline Church (“Timberline”) acquired the property at 2908 S Timberline Road in 1993, a plat was filed in 2000, the main church building was opened in 2002 and an addition was made to the building in 2008. The original Planned Unit Development envisioned that additional buildings would be constructed on the site and Timberline has funded significant infrastructure to support future development of the property. Collectively this property represents the “Timberline Campus”. With 115,640 square feet and numerous rooms that support gatherings of 10 to 1,200 people, the Timberline Campus is a hub of community activity with over 220 meetings and events in a typical week. Timberline provides space at no cost to dozens of municipal and non-profit partners including the Fort Collins Police Department, Larimer County Department of Human Services, Larimer County Sheriff’s Department, Girl Scouts, Fort Collins Symphony, and Poudre School District. See Exhibit B for a list of example events. Over the last 20 years large scale retail and residential development has occurred near the Timberline Campus. The City of Fort Collins has also experienced a housing shortage resulting in a significant increase in housing costs for residents. Since 2018 Timberline has been exploring the potential of adding residential components to the Timberline Campus. These housing additions could include multifamily dwellings, an active adult community, and/or senior living facilities. Residential uses of the Timberline Campus would leverage the City’s designated Community Activity Center at Timberline & Drake of which Timberline is a part of. Further, Timberline would like to support the City’s goal of bringing attainable housing (30% or less of monthly income) to residents. Working with prospective development partners it has become clear that with today’s high costs of construction, achieving that goal requires higher density than allowed by the current LMN zoning. In order to support these future uses Timberline Church is requesting a rezone of its property on South Timberline Road to MMN which would assure potential developer partners they can confidently invest in architecture, engineering & design of prospective projects that are aligned with the City’s Comprehensive Plan and help fulfill Timberline’s vision of leveraging its infill property for the benefit of City of Fort Collins residents. The total land area is 32.79 acres and the legal description of the “Timberline Property” is: Lots 1-5 and Tract A of the Timberline Church PUD, FTC (2000052648). Parcels included in this request include 8729225901, 8729225902, 8729225903, 8729225904, 8729225905, and 8729226901. TIMBERLINE CHURCH REZONE REQUEST May 19, 2020 Page 3 of 11 CITY OF FORT COLLINS REZONING REQUIREMENTS The City of Fort Collins Land Use Code relating to the rezoning of property under 640 acres reads as follows (bold added for emphasis): 2.9.4(H) (2) Mandatory Requirements for Quasi-judicial Zonings or Rezonings. 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 Plan; and/or (b) warranted by changed conditions within the neighborhood surrounding and including the subject property. This project overview documents how this request meets both of these requirements. Further, the City of Fort Collins Land Use Code relating to the rezoning of property defines additional considerations for rezoning: 2.9.4(H) (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; (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 functioning of the environment; (c) whether and the extent to which the proposed amendment would result in a logical and orderly development pattern. This project overview documents how this request is compatible with all of these additional factors. TIMBERLINE CHURCH REZONE REQUEST May 19, 2020 Page 4 of 11 CONSISTENT WITH THE CITY’S COMPREHENSIVE PLAN This request is consistent with the City's Comprehensive Plan, in accordance with Section 2.9.4(H)(2)(a) of the Land Use Code, in many aspects. See below for a list of CCP goals and an explanation of how Timberline’s use is consistent with that goal. Fort Collins Comprehensive Plan Goal Timberline Use Consistent with the Goal INTRODUCTION “…reduce greenhouse gas (GHG) emissions by 80% below 2005 levels by 2030…” As an infill project the rezone to MMN will facilitate more residents living closer to their work and thereby reducing their GHG emissions. CORE VALUES / LIVABILITY “Attainable housing options” Higher density allowed with MMN zoning will facilitate development of attainable housing that cannot be achieved under LMN zoning. VISION AND VALUES “Making the most of the land we have left” Adding residential use to the Timberline Campus is an excellent example of infill making the most of the land we have left. POLICY LIV 1.6 - ADEQUATE PUBLIC FACILITIES “Direct development to locations where it can be adequately served by critical public facilities and services such as water, sewer, police, transportation, schools, fire, stormwater management and parks, in accordance with adopted levels of service for public facilities and services.” The Timberline Campus is already well served by public facilities and services. TIMBERLINE CHURCH REZONE REQUEST May 19, 2020 Page 5 of 11 POLICY LIV 1.6 - ADEQUATE PUBLIC FACILITIES “Give preferential consideration to the extension and augmentation of public services and facilities to accommodate infill and redevelopment before new growth areas are prepared for development.” Rezoning the Timberline Property to MMN accommodates infill and redevelopment. POLICY LIV 2.1 - REVITALIZATION OF UNDERUTILIZED PROPERTIES “Support the use of creative strategies to revitalize vacant, blighted or otherwise underutilized structures and buildings…” The addition of residential uses on the Timberline Campus is a creative strategy to revitalize an otherwise underutilized property. POLICY LIV 2.3 - TRANSIT-ORIENTED DEVELOPMENT “Require higher-density housing and mixed- use development in locations that are currently, or will be, served by BRT and/or high-frequency transit in the future as infill and redevelopment occurs.” The Timberline Campus is well served by Transfort Route 7 with a bus stop at Custer & Illinois (Stop 1328). POLICY LIV 3.6 - CONTEXT- SENSITIVE DEVELOPMENT “Ensure that all development contributes to the positive character of the surrounding area.” Development of the Timberline Campus with MMN density is in context with the surrounding Timberline/Drake Community Activity Center. TIMBERLINE CHURCH REZONE REQUEST May 19, 2020 Page 6 of 11 POLICY LIV 4.2 - COMPATIBILITY OF ADJACENT DEVELOPMENT “Ensure that development that occurs in adjacent districts complements and enhances the positive qualities of existing neighborhoods. Developments that share a property line and/or street frontage with an existing neighborhood should promote compatibility by: o » Continuing established block patterns and streets to improve access to services and amenities from the adjacent neighborhood; o » Incorporating context- sensitive buildings and site features (e.g., similar size, scale and materials); and » Locating parking and service areas where impacts on existing neighborhoods—such as noise and traffic—will be minimized.” Timberline will steward the development of its property to ensure compatibility with adjacent developments which include two story multifamily condominiums, two story townhomes / row homes, and three story multifamily communities. POLICY LIV 5.2 - SUPPLY OF ATTAINABLE HOUSING “Encourage public and private sectors to maintain and develop a diverse range of housing options, including housing that is attainable (30% or less of monthly income) to residents earning the median income. Options could include ADUs, duplexes, townhomes, mobile homes, manufactured housing and other ‘missing middle’ housing types.” The primary goal of the rezone to MMN is to support the development of attainable housing, including residents with 80% of the Fort Collins Area Median Income (AMI). TIMBERLINE CHURCH REZONE REQUEST May 19, 2020 Page 7 of 11 WARRANTED BY CHANGED CONDITIONS IN THE NEIGHBORHOOD This request is warranted by changed conditions in the neighborhood surrounding and including the subject property, in accordance with Section 2.9.4(H)(2)(b) of the Land Use Code. After the Timberline Property was platted in August 2000, the following nearby projects were approved with MMN zoning: Sidehill Condominiums June 2005 Rigden Farms Townhomes December 2005 Colony at Rigden Farm February 2006 East Village at Rigden Farm Condos March 2006 Trails at Timberline Apartments November 2012 Another significant change to the neighborhood has occurred with the development of neighborhood commercial (NC) at The Shops at Rigden Farms which was platted in November 2004. The primary anchor is King Soopers with grocery, pharmacy and fuel service. Many retail and commercial uses have been added over the years including: FirstBank Subway Krazy Karl’s Pizza Timberline Animal Hospital Cost Cutters Mail & Copy Fort Collins Genoa Coffee & Wine Eileen’s Colossal Cookies Meraki Yoga Studio Grease Monkey QDOBA Bright Horizons (daycare) Chase Bank Fabby’s Wine and Spirits William Oliver’s Publick House Kung Fu Tea Blue Federal Credit Union OrangeTheory Fitness Harbor Dental Farmer’s Insurance Mountain View Eye Specialists Caring Smiles The extensive nearby and immediately adjacent development that has occurred since the subject was platted in 2000 meets the requirement for changed conditions within the neighborhood surrounding and including the subject property. COMPATIBLE WITH EXISTING USES SURROUNDING THE SUBJECT LAND Section 2.9.4(H)(3)(a) of the Land Use Code encourages rezoning that is “compatible with existing and proposed uses surrounding the subject land.” There are adjoining and nearby properties that were zoned MMN prior to the Timberline plat being filed in 2000: TIMBERLINE CHURCH REZONE REQUEST May 19, 2020 Page 8 of 11 Pinecone Apartments June 1993 Rigden Farms October 1999 These uses which were in existence prior to the Timberline PUD, combined with the MMN and NC uses that were approved and developed subsequently, have resulted in the creation of the Fort Collins Timberline/Drake Community Activity Center. Being sited between that Community Activity Center and MMN property to the south that is even further from Timberline/Drake, this request for the subject property is compatible with existing uses surrounding the subject land. WOULD NOT HAVE ADVERSE IMPACTS TO THE NATURAL ENVIROMENT Section 2.9.4(H)(3)(b) of the Land Use Code discourages a rezone that “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 functioning of the environment.” Adding residential use to the Timberline Campus would not have significantly adverse impacts on the natural environment. In fact, we would expect this infill development to reduce impacts to the natural environment by allowing residents that work in the City of Fort Collins to live closer to their workplace. For many it could mean being able to walk to work or commute using a bike, Transfort or a combination of both. Future residents of the Timberline Campus would also be able to access retail and commercial amenities that are within walking distance, eliminating the need to drive for many errands including grocery shopping, a haircut or stopping into their bank. With a Walk Score of 49 and a Bike Score of 87, the subject property will facilitate a lower carbon footprint lifestyle than most suburban neighborhoods in Fort Collins. These changes in habits would mean a reduction in vehicle miles travelled within the city and a reduction in greenhouse gas emissions with a positive impact on the natural environment. MMN IS THE APPROPRIATE ZONE DISTRICT FOR THE TIMBERLINE CAMPUS AND WOULD RESULT IN A LOGICAL AND ORDERLY DEVELOPMENT PATTERN Section 2.9.4(H)(3)(a) of the Land Use Code encourages rezoning that is “the appropriate zone district for the land.” Further, Section 2.9.4(H)(3)(c) of the Land Use Code encourages rezoning that “would result in a logical and orderly development pattern.” The development pattern surrounding the Timberline/Drake Community Activity Center is primarily MMN and NC: TIMBERLINE CHURCH REZONE REQUEST May 19, 2020 Page 9 of 11 1. The NE corner of Timberline/Drake is zoned MMN 2. The NW corner of Timberline/Drake is zoned MMN 3. The SE corner of Timberline/Drake is zoned NC 4. Properties immediately north of the subject are zoned NC and MMN 5. The property immediate south of the subject is zoned MMN Immediately to the east of the subject is The Colony at Rigden Farm. While zoned LMN, that project was developed with 115 units on 7.79 acres or 14.7 du/acre. That density is in excess of current standards for LMN, however serves as a natural transition between lower density further to the east and the proposed higher density of MMN on the Timberline Campus. Current LMN zoning envisions places of worship of up to 25,000 square feet as typical. At 115,640 square feet the Timberline Church facility is more compatible with MMN, making MMN the appropriate zone district for the land. Based on the immediately adjacent and surrounding properties in the Timberline/Drake Community Activity Center that are zoned MMN and NC, as well as the primary use of MMN zoning along the Timberline Road corridor in the nearby area, MMN is the appropriate zone district for the land and approval of this request would result in a logical and orderly development pattern. SUMMARY Timberline’s MMN Rezone Request fully meets the rezoning requirements of the Land Use Code and has the potential to bring new residential uses to an almost 33-acre campus whose previous Planned Unit Development contemplated a large-scale church facility. The City will have a limited number of infill opportunities that are so well suited to support the City Comprehensive Plan and therefore this request should be approved. TIMBERLINE CHURCH REZONE REQUEST May 19, 2020 Page 10 of 11 EXHIBIT A TIMBERLINE CHURCH PROPERTY MAP TIMBERLINE CHURCH REZONE REQUEST May 19, 2020 Page 11 of 11 EXHIBIT B TIMBERLINE CAMPUS – EXAMPLE USERS Organization Event Attendees 9 News Health Fair 1,000 Centennial Children's Choir Holiday Concert 1,200 Colorado State University Science Fair 1,200 Girl Scouts Cookie Sales Training 150-200 Fort Collins Symphony YES Concert PSD Students (multiple events) 4,300 Fort Collins Symphony Community Concerts 1,000 Front Range Nursing Pinning Ceremony 400-450 Larimer County Dept of Human Services Awards Ceremony 150 Larimer County Sheriff's Office Awards Ceremony 200-300 Night To Shine Special Needs Prom Night 1,000+ Poudre School District Various 35-350