HomeMy WebLinkAboutHARMONY & SHIELDS REVISED REZONING - 1-06A - REPORTS - RECOMMENDATION/REPORTHarmony and Shields Revised Structure Plan Amendment and Rezoning, #1-06
September 21, 2006 P & Z Meeting
Page 12
evening of August 14, 2006 at the Harmony branch library located cater corner to
the property.
Comments raised at the neighborhood meeting ranged focused largely on
transportation impacts and potential future land development patterns. A
detailed meeting summary has been provided as an attachment.
RECOMMENDATION:
Staff recommends approval of the Harmony and Shields Structure Plan
Amendment and Rezone, #1-06A.
ATTACHMENTS:
Zoning exhibit 8'/2" x 11" plan set
Site Vicinity Map
Comparison of Existing and Proposed Structure Plan Patterns
Comparison of Existing and Proposed Zoning Patterns
Applicant's written statement
Transportation Analysis dated July 5, 2006- Delich Associates
August 14, 2006 Neighborhood Information meeting summary
Harmony and Shields Revised Structure Plan Amendment and Rezoning, #1-06
September 21, 2006 P & Z Meeting
Page 11
Immediately abutting the property to the west is a stormwater
detention/wetland area referred to as the "Dragon's Lair Wetland" owned
by the City of Fort Collins. In the year 2000, a volunteer group, Trees,
Water and People worked cooperatively with the City of Fort Collins to
reconstruct the wetland and further enhance it with native vegetation.
There is no evidence that the rezoning will result in significant adverse
impacts to the natural environment on- or off -site. At such time that
detailed development plans are submitted, the applicant will be required to
submit an Ecological Characterization Study, identifying wildlife habitat
areas, wetland boundaries, wildlife movement corridors and other natural
features and how impacts can be avoided or mitigated through buffer
zones and other measures.
E. Whether and the extent to which the proposed amendment would result in
a logical and orderly development pattern.
As it is proposed to be amended, the rezoning is consistent with the
development pattern envisioned under the City's Structure Plan. The
revised neighborhood center still focuses the commercial service in a way
that best supports neighborhoods as the basic building block to the
community. The neighborhood center will provide uses to meet
consumer demands from surrounding residential districts for everyday
goods and services, and will be a pedestrian -oriented place that serves as
a focal point for the surrounding neighborhoods.
4. Findings of Fact/Conclusion:
In evaluating the request to amend the Harmony and Shields Structure Plan
minor amendment and rezone, Staff makes the following findings of fact:
A. The proposed amendment to the Structure Plan will promote the public
welfare and will be consistent with the vision, goals, principles and policies
of City Plan and the elements thereof.
B. The rezoning satisfies the criteria of Section 2.9.4 of the Land Use Code,
assuming that the Structure Plan is amended as proposed.
NEIGHBORHOOD INFORMATION MEETING
Although quasi-judicial rezone applications are exempt from the neighborhood
meeting requirements, the City sponsored a neighborhood meeting on the
Harmony and Shields Revised Structure Plan Amendment and Rezoning, #1-06
September 21, 2006 P & Z Meeting
Page 10
greater market exposure provided at the corner of Harmony and Shields
where traffic counts and visibility are highest.
The NC and MMN districts on the subject property have not developed to
date under the vision of City Plan, in part due to the location of the NC
district on the subject property.
C. 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.
The amendment will improve the degree of compatibility between potential
future commercial and residential uses and surrounding lower density
residential areas. The reconfigured Medium Density Mixed Use District
provides a larger buffer and transition to immediately abutting residential
development to the north and west than the existing location. The revised
NC location provides a greater buffer to abutting low -density residential
development to the west than the existing location. The relocated NC
district will result in fewer existing single family residences directly abutting
the commercial center.
Rezoning still allows the Neighborhood Commercial district to work in
tandem with the Medium Density Mixed Use zone district. The subject
property provides both the Neighborhood Commercial Center needed to
support surrounding neighborhoods as well as the higher density uses
found within the medium density mixed use areas that concentrate
housing within easy walking distance of services and that provide a
transition to the surrounding lower density residential areas.
Traffic Impacts to the surrounding neighborhood streets to the west will be
less with an NC center at the corner of Harmony and Shields. The new
location will provide less "cut -through" traffic to neighborhoods lying to the
west. This is particularly important given the number of children attending
Johnson Elementary School and Webber Junior High School, both located
west of the site.
D. 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.
Harmony and Shields Revised Structure Plan Amendment and Rezoning, #1-06
September 21, 2006 P & Z Meeting
Page 9
to the submitted Traffic Analysis prepared by a Professional Traffic
Engineer, the proposed location will provide less "cut -through" traffic to
neighborhoods lying to the west. This is particularly important given the
number of children attending Johnson Elementary School and Webber
Junior High School, both located west of the site.
The applicant has not submitted an amendment to the Open Lands, Parks and
Stream Corridors designation that crosses the subject property nor is there a
requirement to do so in order for the parcel to be rezoned NC, Neighborhood
Commercial. It is acknowledged that the illustration found on the Plan is a very
rough approximation of the Mail Creek drainage, and that the natural features "on
the ground" do not coincide with the generalized pattern shown on the Structure
Plan Map.
Future development plans on the site will be subject to the requirements of
Section 3.4.1 of the Land Use Code protecting significant habitat and natural
features.
3. Request to rezone by reconfiguring the Neighborhood Commercial, NC,
and Medium Density Mixed Neighborhood, M-M-N, — Section 2.9.4(H):
The request to reconfigure the NC and MMN zone districts is considered quasi-
judicial (versus legislative) since the parcel is less than 640 acres. There are five
standards that may be used in evaluating a request for a quasi-judicial rezoning.
These standards, and how the request complies, are summarized below:
A. Any amendment to the Zoning Map shall be recommended for approval
only if the proposed amendment is consistent with the City's
Comprehensive Plan; and/or.
As stated above under the Structure Plan amendment analysis, staff has
concluded that the proposal is consistent with the principles and policies of
City Plan, and would be consistent with the Structure Plan if it is amended
as proposed.
B. Any amendment to the Zoning Map shall be recommended for approval
only if the proposed amendment is warranted by changed conditions
within the neighborhood surrounding and including the subject property.
The grocery store industry has changed markedly since adoption of the
original zoning on this property. The rezoning acknowledges the
relocation of the Neighborhood Commercial district due to a need for
Harmony and Shields Revised Structure Plan Amendment and Rezoning, #1-06
September 21, 2006 P & Z Meeting
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The City Structure Plan illustrates a future that uses neighborhoods as the
primary building block to the community. Successful residential districts rely on
the ability to support and benefit from a grocery store and other frequent
destinations for its residents. These essential services are provided to residential
districts in "Neighborhood Commercial Centers" which are denoted on the
Structure Plan as a red square, rectangle or polygon. Typically, Neighborhood
Commercial Centers are 15-20 acres in size. Such centers are intended to serve
as a true focal point for surrounding neighborhoods through not only goods and
services but the provision of public gathering spaces and other civic amenities.
Neighborhood Commercial (NC) centers work in tandem with, and are
surrounded by, Medium Density Mixed Use Neighborhood (MMN) zone districts.
Surrounding MMN zone districts should extend '/ mile from the edge of the NC
district. The subject property provides both the Neighborhood Commercial
Center needed to support surrounding neighborhoods as well as the higher
density uses found within the medium density mixed use areas that concentrate
housing within easy walking distance of services and that provide a transition to
the surrounding lower density residential areas.
Staff has reviewed the applicant's request for the Structure Plan Amendment and
found it consistent with adopted City Plan principles and policies. Relocation of
the Neighborhood Commercial Center and Medium Density Mixed Use
Residential areas still allow both districts to function synergistically as envisioned
under the Plan. The location of existing and planned future roadways, such as
Wake Robin Lane to the west, Westbury Drive to the south, and the future
western extension to Troutman Parkway to the north, will allow for direct
vehicular, bicycle and pedestrian connections to the center. The size of the
Center at 17.9 acres is in keeping with the 15-20 acres targeted for such districts.
From staffs perspective, the proposed zoning reconfiguration is an improvement
over the present City Structure Plan layout in the following respects:
• The reconfigured Medium Density Mixed Use (MMN) District provides a
greater buffer to abutting low -density residential development to the west
than the existing location.
• The relocated NC district will result in fewer existing single family
residences directly abutting the commercial center.
• Traffic Impacts to the surrounding neighborhood streets to the west will be
less with an NC center at the corner of Harmony and Shields. According
Harmony and Shields Revised Structure Plan Amendment and Rezoning, #1-06
September 21, 2006 P & Z Meeting
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"A plan amendment will be approved if the City Council makes specific
findings that:
The existing City Plan and/or related element thereof is in need of the
proposed amendment, and
The proposed plan amendment will promote the public welfare and will be
consistent with the vision, goals, principles and policies of City Plan and
the elements thereof."
Relevant Principles and Policies of City Plan:
PRINCIPLE MMN-2: The layout and design of a Medium Density Mixed -Use
Neighborhood will form a transition and a link between surrounding
neighborhoods and the Neighborhood Commercial Center, Community
Commercial District, Employment District, or an Industrial District, subject to
adjustment for site -specific or pre-existing circumstances such as a major street,
major drainageway, or existing development.
Policy MMN-2.1 Size. A Medium Density Mixed -Use Neighborhood should
extend an average of about one -quarter mile from the edge of the adjacent
Neighborhood Commercial Center, Community Commercial District, Employment
District, or an Industrial District, subject to adjustment for site specific or pre-
existing circumstances such as a major street, major drainageway, or existing
development.
PRINCIPLE MMN-3: A Neighborhood Commercial Center will provide uses to
meet consumer demands from surrounding Residential Districts for everyday
goods and services, and will be pedestrian -oriented places as a focal point for
the surrounding neighborhoods.
Policy MMN-3.1 Land Uses/Grocery Store Anchor. A grocery store,
supermarket, or other type of anchor (e.g., drugstore) should be the primary
functional offering of these Centers. A mix of retail, professional office, and other
services oriented to serve surrounding neighborhoods are the secondary
offerings. The Neighborhood Commercial Center will provide locations for some
limited auto -related uses.
Policy MMN-3.2 Surrounding Neighborhoods. The Neighborhood Commercial
Center should be integrated in the surrounding Medium Density Mixed -Use
Neighborhood, contributing to the neighborhood's positive identity and image.
Residents should be able to easily get to the Center without the need to use an
arterial street.
Harmony and Shields Revised Structure Plan Amendment and Rezoning, #1-06
September 21, 2006 P & Z Meeting
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anchor, this neighborhood center will not attract as quality tenants or be as viable
a gathering place for this area of Fort Collins.
"(3) Additional Considerations for Quasi -Judicial Rezoning."
"(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;"
Appropriate Planning
The requested rezoning is more compatible with existing zoning and uses than
the existing zoning locations. The shift will promote neighborhood stability by
moving commercial development away from neighboring single-family homes.
The requested zoning is the most appropriate zone to transition between
adjacent residential properties and proposed uses to enhance and maintain the
neighborhood.
"(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;"
Minimal Impacts
The property is a sustainable infill site surrounded by existing development.
Shifting the existing zoning will not adversely impact the natural environment
Arterial streets are the most appropriate buffer to front commercial uses.
"(c) Whether and the extent to which the proposed amendment would result in a
logical and orderly development pattern."
Smart Growth
Locating Neighborhood Commercial zoning at corner locations is logical and
typical in Fort Collins. The proposed shift in zoning is a more orderly
development pattern by locating Residential against existing residential back
yards and locating commercial along busy arterial roads."
Review Criteria For Structure Plan Minor Amendments;
Appendix C of City Plan outlines mandatory requirements for public notice,
review process and evaluation criteria for minor amendments to City Plan,
including Structure Plan map amendments. The Plan text states:
Harmony and Shields Revised Structure Plan Amendment and Rezoning, #1-06
September 21, 2006 P & Z Meeting
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needed to appropriately transition between adjacent properties and proposed
uses to enhance and maintain the neighborhood.
Environment
The requested zoning is located appropriately for a commercial neighborhood
center.
Commercial uses are more efficiently accessed at the corner of two arterials as
opposed to the middle of the property.
Open Lands
Open lands along the western edge of the property will be maintained along the
existing ditch corridor, as a trail and buffer. This trail corridor will promote
alternative modes of transportation for walkers and bicyclists. This connection will
allow interconnectivity between existing neighborhoods and the proposed
commercial center.
Growth Management
The property is a sustainable infill site that will increase economic activity in the
area to benefit existing residents and businesses. City utilities and services
currently exist within and adjacent to the property.
(B) "Warranted by changed conditions within the neighborhood surrounding and
including the subject property"
The Purpose of Neighborhood Commercial Districts
"The Neighborhood Commercial District is intended to be a mixed -use
commercial core area anchored by a supermarket or grocery store..." — Division
4.19
The availability of properties to locate a Supermarket in this area of Fort Collins
has changed.
The availability of Supermarkets and Grocery stores to anchor this neighborhood
center has changed.
The grocery market has changed and requires sites to be more accessible and
visual to build new exciting stores.
Based on these changes, the proposed zoning shift is required to successfully
anchor this neighborhood center. Based on trade areas and existing store
locations, Safeway is the only potential supermarket for this location and they will
not locate there unless located at the corner. Without a strong supermarket
Harmony and Shields Revised Structure Plan Amendment and Rezoning, #1-06
September 21, 2006 P & Z Meeting
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The Following Mandatory Requirements (Reason for Request) for Quasi-judicial
Rezoning applications are listed as (A) and (B) with their representative
responses listed below.
(A) "Consistent with the City's Comprehensive Plan; "
The proposed amendment will promote and maintain the existing public welfare
and will be consistent with the vision, goals, principles and policies of City Plan
as outlined below:
Land Use
Neighborhood Centers are typically located at the corner of two arterial roads on
the structure plan. The zoning shift will provide a more compact urban design
that will be conducive to efficient access for the larger southwest area of town.
The zoning shift will enhance the character and sense of place by appropriately
moving Commercial zoning from the backyards of low -density residential homes
and moving it to the corner of 2 major arterial roads.
Transportation
A memorandum from Delich Associates is provided to highlight general traffic
concerns and the proposed zoning shift. The zoning shift will implement land use
patterns that will support effective transit, an efficient roadway system and
provide for alternative transportation modes on trails and pedestrian street
design. With the planned improvements to Harmony Road, commercial will be
more centrally located and easier to access for this area of Fort Collins.
Community Appearance and Design
The proposed shift in zoning will create the best location for a Neighborhood
Gathering Place for the greater neighborhood. The requested rezoning will place
commercial in the best visual and accessible location and provide for a more
appropriate transition of land uses and densities to adjacent property.
Economic Sustainability and Development
The zoning shift is needed to foster commercial development and encourage
investment on this Property. A successful neighborhood commercial
development is more economically sustainable at the corner and will attract
better commercial anchors, tenants and reduce vacancies.
Housing
The zoning shift will promote neighborhood stability by moving commercial
development away from neighboring single-family homes. The shift in zoning is
Harmony and Shields Revised Structure Plan Amendment and Rezoning, #1-06
September 21, 2006 P & Z Meeting
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• One-year extension to the Tract C approval for a neighborhood shopping center
approval granted by Planning and Zoning Board July 27, 1987.
• 1997 City Plan adopted and Neighborhood Center (NC) zone applied to a 17.9
acre area between Wake Robin Lane and Troutman Parkway (extended) and the
remainder of the property zoned Medium Density Mixed Use Neighborhood (M-
M-N ).
• On March 16, 2006, the Planning and Zoning Board evaluated a previous
Structure Plan Amendment/Rezoning request on this property to "switch" the NC
and MMN districts on the subject property, moving the NC district to the corner of
Harmony Road and S. Shields Street, and unanimously recommended (6-0) that
the City Council approve the request.
• On April 18, 2006, City Council denied the previous Structure Plan and Rezoning
application on a split vote (4-3).
2. Structure Plan Minor Amendment:
The City Structure Plan, an element of the City's comprehensive plan, is a map that sets
forth a basic pattern of development, showing how Fort Collins should grow and evolve
over the next 20 years. The map breaks down the subject parcel into three land use
designations: Neighborhood Center, Medium Density Mixed Use, and Open Lands,
Parks, Stream Corridors (see Attached Map).
The applicant's request is to reconfigure the City Structure Plan designations such that
the Neighborhood Commercial Center and Medium Density Mixed Use designations are
"switched". The resulting pattern would then relocate the south boundary of the
Neighborhood Commercial Center approximately 500 feet from the present location and
replace some of the former commercially -designated property with the residential
designation.
The applicant's written statement includes the following justification for the City Structure
Plan amendment and rezoning:
"It is our intention to develop the property in conjunction with a commercial
developer. We are currently negotiating with Regency Centers and Safeway to
develop the neighborhood center. A letter is provided from Safeway to express
their interest in a corner location.
We feel strongly that this request is in the best interest of Fort Collins, the
existing neighborhood and the success of the new neighborhood center that will
be located on the property. The existing Structure Plan is in need of the
proposed amendment to reflect the proposed zoning for the following reasons.
Harmony and Shields Revised Structure Plan Amendment and Rezoning, #1-06
September 21, 2006 P & Z Meeting
Page 2
COMMENTS
1. Background:
A. The surrounding zoning and land uses are as follows:
N: M-M-N Vacant Pine View PUD (expired)
R-L, U-E existing single-family residential (Mountain
Ridge Farm Subdivision, Skyline Acres); Westfield neighborhood park
S: R-L, U-E Existing detached single family residential (Westbury, Ridge,
LMN Cottonwood Ridge Subdivisions), Front Range Community College;
Harmony branch library
E: M-M-N; Existing multi -family residential (Woodlands Condominiums)
R-L detached single family residential (Woodlands)
W: R-L; Existing detached single family residential (Westbrooke, Regency Park
LMN subdivisions); Johnson Elementary, Weber Jr. High School, Dragon's Lair
Wetlands; Harmony LDS Church
• The property was annexed and zoned on June 3, 1980 as part of a larger parcel
of land bounded by Horsetooth, Harmony, Shields and Taft Hill Roads. The initial
zoning was conditioned upon the property being developed as a Planned Unit
Development (PUD).
• The 67 acre Pineview Master Plan and First Phase Preliminary Development
Plan was approved by the Planning and Zoning Board on October 26, 1981. The
first phase included approval of 326 multi -family units (apartments and
condominium units) on 26.9 acres located at the northwest corner of Shields and
Harmony Roads. The approved Master Plan included the following
programmatic breakdown:
Tract A (Phase 1) 326 apartments and condominium units on 26.9 acres
Tract B 77 apartment and condominium units on 14 acres
Tract C Neighborhood Commercial Center on 16.5 acres with 140,000-150,000
square feet of retail and non-residential uses.
Tract D 97 townhouses and condominium units on 8.1 acres
Tract E 124 townhouses and condominium units on 10.3 acres
• Preliminary PUD plans for 80 apartment units (Tract B), a 157,500 square foot
neighborhood shopping center (Tract C), 98 condominium units (Tract D), and
114 condominum units (Tract E), were approved by Planning and Zoning Board
on July 25, 1983.
ITEM NO. 14
MEETING DATE 9/211 /06
STAFF (mom arnn (11ncc
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Harmony and Shields Revised Structure Plan Amendment and
Rezoning, #1-06A
APPLICANT: Michael Markel
5723 Arapahoe Avenue #213
Boulder, CO 80303
OWNER: Darrell Knudson
17731 Irvine Blvd., Suite 202
Tustin, CA 92781
PROJECT DESCRIPTION:
This is a request to amend the Structure Plan map and rezone a 58 acre parcel located
on the west side of S. Shields Street north of Harmony Road. The rezone would
essentially reconfigure the pattern of existing zone districts by moving the 17.9 acre area
zoned NC, Neighborhood Commercial, presently located in between the proposed
Troutman Parkway extension and Wake Robin Lane, approximately 500 feet to the
south. The resulting zone districts would include an NC -zoned parcel at the northwest
corner of Harmony and Shields with the balance of the site zoned M-M-N, Medium
Density Mixed Use Neighborhood.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This is a Planning & Zoning Board recommendation to City Council on an amendment to
the City Plan Structure Plan map and concurrent request for a corresponding rezoning.
The amendment to the Structure Plan is found to be consistent with the vision, goals,
principles and policies of City Plan. The rezoning satisfies the criteria of Section 2.9.4 of
the Land Use Code.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750
PLANNING DEPARTMENT