HomeMy WebLinkAboutPOUDRE VALLEY BUSINESS PARK REZONING AND MASTER PLAN COUNTY REFERRAL 12.18.89 P AND Z BOARD - 56 89 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 8
MEETING DATE 12-18-89
STAFF Sherry Albertson —Clark
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Poudre Valley Business Park PUD, Rezoning and Master Plan
-County Referral #56-89
APPLICANT: Poudre Valley REA
P. O. Box 1727
Fort Collins, CO 80522
OWNER: Charles and Lydia Frye
34896 Weld Co. Rd. #19
Windsor, CO 80550
PROJECT DESCRIPTION:
A request for rezoning from FA-1 Farming to I -Industrial and a PUD Master
Plan for four lots and one open space tract, on 31 acres, located on the south
side of State Highway 392 (Windsor Road), 1/2 mile cast of 1-25. The site is
zoned FA-1 Farming.
RECOMMENDATION: Denial.
EXECUTIVE SUMMARY:
This request is to rezone 31 acres from FA-1 Farming to I -Industrial. The
PUD Master Plan is being requested to create a lot for the Poudre Valley REA
and to create three additional lots and one open space tract. This proposal is
inconsistent with the Larimer County Land Use Plan, which has designated this
area for Rural Non -Farm land uses.
DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Boa 580 Fort Collins. CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
Poudre Valley Business Park PUD, Rezoning and Master Plan - County Referral #56-89
December 18, 1989 P & Z Meeting
Page 2
COMMENTS
1. Background:
The surrounding zoning and land use is as follows:
N: E-1; existing large lot single family residences (Ptarmigan Subdivision)
S: FA-1; undeveloped
E: FA-1; undeveloped
W: FA-1; undeveloped
2. Land Use:
This proposal is to rezone the
site to Industrial Zoning for
a proposed PUD
Master Plan.
The Master Plan
would create four lots and one
open space tract.
Lot one, an
18.38-acre site, is
proposed to be the location of
the new Poudre
Valley REA
facility. Future
uses on the remaining three lots are unknown.
The 3.0-acre
tract is identified
as open space, to be maintained
by REA.
The site is located outside the Fort Collins Urban Growth Area, in the area
designated for Rural Non -Farm land uses in the Larimer County Land Use
Plan. The Rural Non -Farm area is intended for low density residential
development. Such areas are typically located to provide a transition between
urban and rural areas in Larimer County. Development in the Rural
Non -Farm area is intended to be single family residential, at a density of 1-2.5
acres per dwelling unit. The only non-residential uses anticipated in these
areas are schools, parks, open space and neighborhood commercial areas
associated with residential development. The existing residential development
in the area (Ptarmigan Subdivision) is consistent with the land use plan
designation.
The surrounding area is zoned for rural/agricultural and low density single
family land uses. The introduction of I -Industrial Zoning at this location
could be expected to create further pressure on surrounding properties to
convert to higher intensity land uses; thus, undermining the purpose of the
County's Land Use Plan in designating this area for Rural Non -Farm land uses.
At the present time, commercial zoning exists at the intersection of I-25 and
Windsor Road. A development of this scale, with industrial land uses, requires
urban -level utility services and should be located within the Urban Growth
Area, rather than in an area designated for Rural Non -Farm land uses.
Staff is also concerned about the creation of four industrial -zoned lots under
the PUD Master Plan. While REA is the intended user of Lot I, there are no
potential users identified for the remaining three lots. Industrial Zoning in
Larimer County permits all land uses permitted in the Accommodations,
Tourist, Business, Commercial, and Industrial Zoning Districts. In short, only
residential -related land uses are precluded from the list of permitted uses in
the Industrial Zoning District. The applicant has proposed a detailed set of
protective covenants for the business park. These covenants address such
things as permitted land uses, architecture, landscaping and environmental
Poudre Valley Business Park PUD, Rezoning and Master Plan - County Referral #56-89
December 18, 1989 P & Z Meeting
Page 3
performance standards. While these covenants are a good effort at regulating
the internal design characteristics of the site, the proposed conversion to
Industrial Zoning and development of the site industrial land uses is
inconsistent with the County's Land Use Plan. Furthermore, such covenants arc
not enforceable by Larimer County, so that any restrictions of land use may
not be meaningful.
RECOMMENDATION:
This proposal is inconsistent with the Larimer County Land Use Plan.
Therefore, staff recommends denial of the Poudre Valley Business Park PUD,
Rezoning and Master Plan, #56-89.
ITEM POUDRE VALLEY BUSINESS PARK
County Referral
NUMBER 56-89
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POUDRE VALLEY BUSINESS PARK
NW 114 NW 114 SECTION 23, T6N, R68W,
OF THE 6TH P.M. LARIMER COUNTY, COLORADO
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