HomeMy WebLinkAboutGALATIA ANNEXATION AND ZONING - 36 90, A - CORRESPONDENCE - CITY COUNCIL (4)Developl&t Services
Planning Department
City of Fort Collins
November 30, 1990
MEMORANDUM
TO: Members of the City Council
TH: James M. Davis, Dig r IDeNeI'6pment Servict5
FM: Tom Peterson, Di in9
Ken Waido, Chie Planner �
RE: Zoning Options for the Galatia Annexation
As a follow-up to staffs November 15, 1990, memorandum to the City Council regarding Land
Use Policy Options for Uses at the Edge of the UGA Boundary, this memorandum will present
some zoning options for the Galatia Annexation.
Anolicant's Reauest
The applicant has requested, and the Planning and Zoning Board has voted to recommend to
the City Council, that the 235.5 acres of the Galatia Annexation be zoned in the following
manner.
H-B, Highway Business, 28.0 acres
I-P, Industrial Park, 91.1 acres
R-P, Planned Residential, 64.5 acres
T, Transition, 51.1 acres
The H-B, I-P, and R-P zoned areas are recommended to carry a planned unit development
(PUD) zoning condition requiring all future development to be reviewed against the criteria
of the LAND DEVELOPMENT GUIDANCE SYSTEM (LDGS). The above areas are shown on
the attached Galatia Annexation Zoning Requests map (see Attachment A).
The T zone is a holding zone for properties which do not wish to commit to a specific type of
development at the time of annexation. No development is allowed on a property placed in the
T zoning designation. In order for a property in the T zone to develop at some point in the
future, a rezoning from T to a zone which allows development must occur.
Because of the PUD condition, there will be no uses -by -right allowed on the R-P zoned portion
of the Galatia Annexation. At this time it is not specifically known how the R-P zoned
portion of this property will develop at some point in the future. Questions concerning land
use types, residential densities, etc., will be answered as the property proceeds through the
various steps of the PUD process. The general types and locations of land uses; the number and
density of residential units, and other major design elements of the property, such as access
points and collector street locations, will be established at the time a Master Plan is approved
by the Planning and Zoning Board. Specific land uses, the number of residential units,
building locations, landscaped areas, etc. will need to be justified by the LDGS point charts and
design criteria at the time a Preliminary Plan is approved by the Planning and Zoning Board..
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750
The City is required by State law to zone annexed properties within 90 days of the date of
annexation. The final zoning decision is at the discretion of the City Council and can be made
at the time the annexation is approved, or any time within 90 day period allowed by State law.
Annexation petitions may contain a clause giving the applicant the right to withdraw the
petition for reasons stipulated in the petition, such as assignment by the City of a zoning
district other than that requested by the applicant. The. Galatia Annexation Petition, however,
contains no such withdrawal clause.
The applicant's zoning requests are based on a conceptual zoning (see Attachment B) plan
which indicates the applicant has done some preliminary thinking about the desired
development of the property.
Based on testimony presented at the Planning and Zoning Board's two public hearings on the
Galatia Annexation and letters received by the City Council and Planning Department,
adjacent property -owners are concerned with the development of the Galatia property. They
are particularly concerned with the density of future residential development.
Located adjacent to the Galatia property are two County subdivisions which contain rural lot
sizes. To the north is the Kitchell Subdivision, which has an average lot size of about 5.0 acres.
To the south is the Homestead Estates Subdivision with an average lot size of 1.1 acres.
Residents of these subdivisions are concerned with the compatibility of future development
with .their established subdivisions. The zoning options presented below deal with the portions
of the Galatia property immediately adjacent to the existing rural residential subdivisions.
Land use decisions for these areas should adequately buffer the existing subdivisions from the
business and commercial land uses which could locate on the western portion of the Galatia
property adjacent to I-25.
Zoning Options
The City Council may zone property within the city limits in any manner deemed appropriate
to protect the public health, safety, and welfare, and to encourage and facilitate orderly
development of the city. Orderly development of the city is usually defined by the policies
contained in the elements of the City's Comprehensive Plan. The Council may also impose
reasonable conditions on the zoning of a property related to use of that property. Zoning
conditions may limit the uses otherwise allowed in a particular zoning district or limit the
density or intensity of allowed uses.
However, conditional zoning cannot be used to authorize uses within a zoning district which
are not otherwise allowed in that district. Nor can conditional zoning be used to limit and/or
require "design" type elements of development on a property. Examples of design type elements
which could not be applied as zoning conditions include a condition to limit access points to
a property, or a condition to require that certain landscape buffer areas be provided when a
property develops. Such design elements are appropriate and can be considered within the
planned unit development (PUD) process, however.
Option #1: R-E Estate Residential Zoning:
This option proposes that the areas of the Galatia property adjacent to the Kitchell and
Homestead Estates Subdivisions be placed in the City's R-E, Estate Residential, zoning district.
The R-E zone restricts development to single-family homes with a minimum lot size of 2.29
acres. The PUD process, which could be used to propose other uses and provide for detailed
site plan review, is not allowed in the R-E zone. Approximately 111 acres of the property
would be placed in the R-E zone (the areas proposed to be zoned T and R-P by the applicant,
see Attachment A). About 48 residential units could eventually be developed on the property
under this option. Since the PUD process is not allowed in the R-E zone, development
proposals under this option would have to be submitted and reviewed under the City's
subdivision regulations. The subdivision process does not allow for much citizen input in terms
of allowing comments about proposed uses or subdivision plat design. Once the minimum
standards of the zoning ordinance and subdivision regulations have been met, the City,
basically, has to approve the development proposal.
Option #2: R-L-P Zoning, With Two Conditions:
1) Single-family only
2) 1 acre minimum lot size
The second option proposes that the III acres adjacent to the Kitchell and Homestead Estates
Subdivisions be placed in the City's. R-L-P, Low Density Planned Residential, zoning district
with conditions which would limit development to single-family homes and establish a
minimum lot size of 1 acre per unit. Several of the letters from adjacent property -owners have
indicated that they would consider one acre lots to be compatible with their development
within their subdivision (see attached letters). About 1.11 residential units could eventually be
developed on the property under this option. As in Option #i, development proposals under
this option would have to be submitted and reviewed through the subdivision process.
Option #3: R-L-P Zoning, With Three Conditions:
1) Single-family only
2) 222 units maximum
3) All development must be a PUD
This option proposes limiting development to single-family homes, as in Option #1, but
allowing the number of future residential units to be increased to 222 units, a gross density of
about 2 units per acre; the minimum residential density allowed by policy in the UGA
AGREEMENT. A third condition requires all development to be approved through the PUD
process, This option, with the PUD requirement, allows for greater design flexibility for
future development of the Galatia property. It also allows for greater citizen input, through
required neighborhood meetings, to provide comments concerning the ultimate design of
proposed development. The gross density of the area would be 2 units per acre but individual
project phases could cluster the residential units with a net density that would approach the
typical city single-family subdivision densities of 4-5units per acre. The PUD would be utilize
to involve adjacent property -owners to assure that proper transitions and buffers were achieved
with adjacent uses.
Option #4 R-L-P Zoning, With Three Conditions:
1) Single-family only
2) 333 units maximum
3) All development must be a PUD
This option is the same as Option #3 except the number of future residential units is increased
to 333 units, 4 gross density of about 3 units per acre, the minimum residential density allowed
by policy in the City's LAND USE POLICIES PLAN and the LAND DEVELOPMENT
GUIDANCE SYSTEM. The PUD process, again, allows for greater citizen input.
Option #5: R-L-P Zoning, With the Following Condition:
1) All development must be a PUD
This fifth option proposes the I I I acres be zoned R-L-P with a condition that all development
must proceed as a PUD. This option is similar to the zoning requested by the applicant. The.
R-L-P, Low Density Planned Residential, zone sets an expectation for lower density residential
development than the R-P, Planned Residential, zone although technically there are no
differences between the two zones. The specific types of residential uses, their densities, the
locations of buffer areas, etc. would all be generally established at the PUD Master Plan stage
of development, and justified at the time of Preliminary Plan approval. As with the other
options presented above which require the PUD process, this option allows for greater citizen
participation over the standard subdivision process.
Option #6: R-E and R-L-P Zoning
This option proposes that a strip of R-E zoning be established within the Galatia property
along the southern and western borders of the Kitchell Subdivision to provide a buffer between
that subdivision and eventual development of the balance of the Galatia property. This R-E
strip would be.about 315 feet wide and cover approximately .29 acres (essentially covering large
portions of areas G, K, and L on the conceptual .zoning plan, see Attachment B). About 13 units
could be built within the R-E zoned area. The remainder of the property, about 82 acres,
would be zoned R-L-P. Staff believes a similar R-E zoned strip is not necessary to buffer the
Homestead Estates Subdivision from development within the Galatia property. Homestead
Estates is located south of Prospect Road. Along the north side of Prospect Road is the Poudre
Reservoir Inlet Ditch No. 2. Together, the road and ditch provide 110+ feet of buffer area
between the subdivision and the Galatia property.
The R-L=P zone would allow development of single-family subdivisions, with a minimum lot
size of 6,000 square feet. Such typical single-family subdivisions in the city produce a density
of 4-5units per acre, or a potential of 410 units on the 82 acres. Any other type of residential,
or non-residential use, within the R=L-P zone must be proposed as a PUD.
Since the R-L-P zoned area could be developed either as a standard subdivision or as a PUD,
the amount of citizen involvement would be consistent with the development process used and
discussed previously in the above options.
In summary, the Planning and Zoning Board has recommended that the Galatia Annexation be
zoned with the following designations shown on Attachment A;
H-B, Highway Business, 28.0 acres
I-P, Industrial Park, 91.1 acres
R-P, Planned Residential, 64.5 acres
T, Transition, 5LI acres
The H-B, I-P, and R-P, zoned areas are recommended to carry a PUD zoning condition, in
order to require LAND DEVELOPMENT GUIDANCE SYSTEM REVIEW when the property
is developed.
0
0
The above six zoning options will also appear in the Agenda. Item Summary for the Galatia
Annexation public hearing scheduled for the Council's December 18, 1090, meeting.
There are a plethora of zoning possibilities which could be proposed. We believe, however, that
the aforementioned options represent a realistic field of choices for Council to consider if the
Planning and Zoning Board zoning recommendation is rejected.
If Council needs additional information, or needs further details on the options, please let us
know.
C A-ttachmcrl t �", )
60dWT`( P70AD 5
Sal
[Noll
96
I
OL
f
---
(Attachment
}ii
ii�
i
Y.
gg