HomeMy WebLinkAboutTIMBERLINE CENTER REZONING - FIRST READING - 41-05 - REPORTS - RECOMMENDATION/REPORTA. We would like to begin construction in the Fall of 2006.
14. What is planned for the vacant l9riflo"the south?
A. This land is owned by Mr. Brock Chapman and is zoned Employment.
15. The most westerly building concerns me. How far away is this building
from Parkwood East?
A. This building would be 20 feet from the west property line. Then, the
railroad right-of-way at this point Is 165 feet wide. Then, between the
railroad right-of-way and Parkwood. East.is a stormwater detention pond
that is not uniform in width. This pond is wider to the south and then
tapers down in width as it proceeds'north'.",-.
16. Will the carwash be a self -serve facility open 24-hours?
A. No, it will be a full -serve facility like' Ritchies; on. South College Avenue and
not open on a 24-hour basis.
17. 1 am concerned about reliance on just deciduous shade trees for
screening this project from the neighborhood-. , Eveigrb6h trees will be
needed as well for screening in the winter.
A. We agree and will provide evergreentreevto"helpscrben-th6-,min*F",?
storage.
18. Is this the site of the old pipdplant that Used -to--make-all-the noise at
night?
A. Yes. The pipe plant moved to Utah.
4
i
A. The site is generally flat and slopes from west to east. The stonnwater
detention pond is on the low end and located on the east side of the site.
We do not plan on any major cuts or fills or raising of the site so the grade
that you see there today is very close to the finished grade for the
buildings.
8. Will there be a new traffic signal atyour Timberline"Road access drive?
A. No, this intersection is planned to feature three-quarter turning
movements. That is, there will be right-in,:right-out and -left -in allowed, but
no left -out turns. +.
9. Will there be a traffic signal at Nancy Gray Avenue? .:. .
A. Yes, Nancy Gray will be signalized as•it.is!classified as a collector street
on the east side of Timberline in Sidehill subdivision, and is needed for the
new Police Services building.on the,wesbside:.:.- j i ;
10. 1 am concerned about partial improvements to.Timberline Road. Will it
swing in and out from two-lane to four -lane? It is hazardous to narrow
down an arterial street to two-lane traffic.
A. Timberline Road will be widened to four lanes all the way to Prospect
Road.
11. Have you prepared a traffic study? I am curious about how much traffic
this project will be adding to Timberline Road.
A. The Transportation Impact Analysis has not been prepared yet. It will be
available to the public as soon as we submit'it•to the Current Planning
Department. _
12. 1 am concerned about all these gas:stations-going.in:- How•many do, we
need? We already have one in Rigden Farm and one at Prospect and
Timberline. I have the same.concem1withiquick4ubes; carwashes and. —
convenience stores. Why do we continue to -duplicate these services 'so .
dose to each other? How many can the neighborhood support? It seems
that this project will generate an excessive amount of these types of
businesses.
A. Our market analysis tells us that theTimbr3rline Road corridorwill'cary a'
sufficient number of trips to support these uses. Our site is roughly three-
quarters of a mile away from the two existing gas stations that you
mentioned.
13. What is your construction schedule?
3
QUESTIONS, CONCERNS, COMMENTS
What are the sizes of the buildings?
A. One building is one-story in height and contains 7,200 square feet. We
have a two-story building that contains 14,500 square feet. Other
buildings range from 3,500 to 4,100 square feet. Since some of the end -
users are not known at this time, these sizes are estimates.
2. 1 am concerned about the appearance of the project as viewed from
Timberline Road. What is planned for the area along Timberline?
A. This area will be primarily turf and contain the stormwater detention pond.
In addition, between the sidewalk and curb, there will be�a row of shade
trees. The buildings along Timberline will feature foundation shrubs.
3. 1 live in Parkwood East and am concerned about the lighting associated
with the enclosed mini -storage. What can you tell me about security
lighting in this area of the plan?
uo
A. We have not prepared the Lighting Plan_a&of.•yet_but,itiwill) beta part of the
submittal package to the City:,:ir;v-3 j
4. Would you consider building up a parapet screen wall on your western-
most building in order to shield the;security, lighti4g1rom.the:.; c _
neighborhood? Gr3r1''C r, r-I':A'i :!ol o• u!(ci ;t, I. t .:( u.i j
`•.+Cis i L:ir� ....:.::;�3 ��r:•.v,%� .:�'..��� .....-. _. __ _.. _ .. i .. .. .
A. We have not considered a screen,wall,atahis time:
5. 1 am familiar with the enclosed-mini=storage•facility nextto Golden ry
Meadows and I am aware of the light intrusion and impacts on the
neighborhood. I know that for: one:family;•they:had to,install,customized;'
window treatments that would not!allow�light'to penetrate: -.
wiil receive a clnr.fr-r miedi, rl :•7.`•il :-1
6. What will be the exterior building,materialsand colorbf:the mini -storage
facility? We are concerned about the quality of'the aesthetics as seen
from Parkwood East.
A. The exterior will be of higher -quality than the interior, buildings: -We -
anticipate that the exterior materials will be a combination of masonry and
stucco to match the other buildings in the center.'
7. What about grading? As viewed from the neighborhood, what is the site
elevation? Sometimes mini -storage facilities are raised up so there will be
no flooding. Will we be looking up at the mini -storage facility?
P4
NEIGHBORHOOD MEETING SUMMARY
PROJECT:
Timberline Center Commercial Project
DATE:
September 12, 2005 . .
APPLICANT:
t i.a• 'li iV t uJ a:U, wui Gi .1a, ..� w�\•!i •�r .y..., a
Mr. Kris F�eisnllir
u;41, n
Mr. Craig:{Ht au
i
CONSULTANTS:
Linda Ripley �F-Ripley and Associates..`'_
Sandy McFeron; VI F Ripley
Tricia Kroi34cli ` NortFista'r Engineering :.
Steve Steihbicke`r; Arcftitecture'West
CITY PLANNER: Ted Shepard
10 i::� GOt'i�iai+sY{l, ae'. u�t;r:bc: :It'cii ,s: • _.,:fi"i .-> t +
The meeting began with a description of the proposed project. I ne project is
located on the west side of Timberline Road between Prospect Road and Drake
Road. It is approximately 18.5 acres, in, size and backs up to the Union Pacific
railroad tracks. The property is currently zoned.Transition and. {the applicants;will
request placement Into the IndustrialzoFne;;,,U 1."'N , _ _.. ::: __:
�1,41i1• Vou {;/rn
� °f Uflf
As proposed, the project includes a mix,ofruses.including.conveence shopping
center, retail stores, standard, fast food and drive-thru restaurant, offices, retail
stores with vehide servicing, vehicle minor repair and service establishments,
and enclosed mini -storage. There would be multiple buildings that are one and
two -stories in height. These buildings would be designed in a similar
architectural style with regard to building materials, rooflines and color scheme.
Timberline Road is scheduled to receive major improvements along the front of
the Timberline Center property. With the new improvements, Timberline Road
will receive a center median with a left -in entrance into the project. The project
will also have a right -turn into the project and a right-tum exiting the project onto
Timberline Road. Primary vehicular access to the site is from Timberline Road.
Alternate access is from Nancy Gray Road onto Sagebrush Drive (scheduled to
be renamed to Joseph Allen Drive). This project will create a new road
connecting Timberline Road to Sagebrush Road called Bear Mountain Drive.
Unless otherwise noted, all responses are from the applicant or consulting team.
. . , I, .
being expanded to a four -lane arterial street from Drake Road to the north edge
of the Timberline Center property. Ultimately Timberline Road is planned to be a
slx4ane arterial all the way to Prospect Road.
Side Hill Residential Subdivision is currently being built on the east side of
Timberline Road, and a IQng Soopers grocery store was recently completed just
south of Side Hill. The CRYs proposed Police Service Center will be constructed
just south of the Timberline Center property in 2006. A thriving employment
center already exists further south on Timberline including major employers,
small businesses and office buildings. The uses planned for Timberline Center
are primarily business service uses that will support the existing and planned
residential areas, as well as the existing employment center on Timberline Road.
The neighborhood has and is continuing to`chaiige siricetfiis`site°was place In '
the T District. The northeast part of the site is currently zoned Industrial. In order
to be consistent, we believe that rezoning to the I District would be the most
appropriate zoning. All of the uses proposed for Timberline Center are permitted
In the I -Industrial District.
•to�r^ r: Sir•-•o the
We believe this project will be a welicomie�r! 21ditionTitcommunity. • It will
1 fi^ n/y-. n.1 t .c n. irrr n�ht If .. w�.. .� •_.... -_ .. _.
benefit the residential neighbofioods`6yprov�drng, goods -and -services closerto -
home and will complement the emplooent•use's In the`Tlinberiine corridor as
well. Thank you for your time and consideration and we look forward to working
with you during the development review prgcess., ..
Sincerely, Ni
Cf
Sandy McFeron
VF Ripley Associates, Inc.
i .l
�/F-f3ipleyA.� axi
Lanaooa De ArohllsotUre Urban Dealgn Planning
October 11, 2005
Ted Shepard
City of Fort Coffins
Planning Department
281 North College Avenue
Fort Collins, CO 80522
RE: Re -Zoning Justification for Timberline Center Project Development
Plan
Dear Mr. Shepard,
The Timberline Center property consists of 16.13 acres and Is located on the
west side of Timberline Road south of Prospect Road and north of Drake Road.
The property is currently located within two zoning Districts, Transition District (T)
and Industrial District (1). This project will be requesting rezoning from the T
District to the I District.
The purpose of the Transition District is intended for properties for which there
are no specific and immediate plans for development. The applicant would like
to develop his property into a commercial center that would include retail,
restaurants, office, storage and vehicle maintenance land uses. Per section
4.9(8)2 of the City of Fort Collins Land Use Code the owner of any property In
the T District may at any time petition the city to remove the property from this
zone district and place it in another zone district.
Re -Zoning JusWicadon Per Section 2.9A(H) of the City of Fort Collins Land
Use Code
MandatoryRequirements for Quasi judkW Rewnings. Any amendment to the Zoning
Map involving the zoning or retuning of six hw+dred forty (640) acres of land or less (a
quass4u&cial 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.
The current T-District does not allow any new development. Timberline Center is
located In an area of the city that is rapidly developing. As part of the Timberiine
oac r g(M 0g;pM.Mnts that are scheduled for this fall, Timberline Road Is
4M VftM Mountain AM. Suft 201
Fort CoUlm CO SMI-480a
vlrtVlaY•a*rn
Existing Zoning Proposed Zoning
T - Transition I - Industrial
No Text
Passed and adopted on final reading this Ird day of January, A.D. 2006.-
.mot._: -• -_ -
yor
:aF^il :!r :i£S't tim:L in in-r .t: .%*.� t 1 G•`.' : _
ATTEST:
City Clerk
E
iaaa:aa.✓.aa�lu+C ua�...u.,vi.a..u. .. arn. ..t �.�•. a..re ..•t •• .
f � 7
right angle, East of and parallel with the:centerline:of the mama track -of said UPRR
a distance of 52138 feet (deed=539.15 feet) to the Northwest coma of said parcel
of land described m that SWD recorded November•4. 2004 as Reception No.:2004
0106576 ofthe records of the LCCR, said point being the beginning point of a curve,
said curve being non -tangent to aforesaid line,
The following 3 courses and distances are along the Northerly line of said parcel of
land described in that SWD recorded Novemb&A. 2004 ass Reception: No.- 2004
0106576 of the records of the LCCR ;
THENCE along the are of a curve which•is`concave to the Southeast'a distance of
139.73 feet (deW=135.48 fees), said curve having a'radius of 500:00 feet; a central'
angle of 16'00'45" and a long chord bearing North 60'52'33" East a distance of
139.28 feet to a PT; i , ;: ...,_..1.:::, :. .
THENCE North 68'52'54" East a distance-bC12:27
THENCE South 01 *02'06" East a distance of 99:76 •feet
THENCE North 88'57'54" East along;the.Northerly line of siid.pacel.of land
described in that SWD recorded November 4, 2004,as Reception No. 2W"106576
of the records of the L.CCR and along;the,Nontherly'line,of that iparcell of_hnd
described in said QCD a distance of 478.68 feet;
THENCE North 00'01'35" West a distance. of 159.86 feet;
THENCE North 88'56'43" East a distance of 213.71 feet to the beginning point of
a curve, said curve being non -tangent to:aforesaid line;
THENCE along the arc of a curve whieh,is concave.to the East a distance of 159.91.
feet, said curve having a radius of 50070.50 feet,, a central angle of 00' 10'59" and a
long chord bearing South 01'08'46" East -a distance of.159.91:feet to the POINT:OF
BEGENNING.
Which above described parcel eontainsA8.304.acres,,momor less (1);-and issubject ..... .
to any rights -of -way or other essementsibf°rbcord!or-as'now,existing-on i;sid'
described parcel of land.
Section 2. That the Sign District Map.adoptcd pursuant to,Section 3:8.7(E) •of the Land.
Use Code be, and the same hereby is, changed'arid amended by showing that the above4escribed
property is not included in the Residential Neighborhood -Sign Distria,
Section 3. The City Manager is hereby;authorized and directed to amend said Zoning
Map in accordance with this Ordinance.
Introduced, considered favorably on first reading, and ordered,published this 20th-day of
December, A.D. 2005, and to be presented for finil.pissage-on .the 3rd •day of January, A.D. 2006. -
ATTEST:
City Cleric
THENCE South 00' 13'42" East along said East line a distance of 1631.19 feet;
THENCE South 88'04'47" West a distance of 30.01 feet to the Northeast corner of
that parcel of land described in that Special Warranty Deed (SWD) recorded
December 22,1994 as Reception No. 941006SS ofttie ieco de'ofthe tiiiin rCouaty
Clerk and Recorder (LCCR), said point being 30.00 feet, as measured at aright angle,
West of said East line;
THENCE South 00' 13'42" East along a line being 30.00 feet, as measured at a right
angle, West of and parallel with said East line a distance of 542.29 fed (deed=542.40
feet) to the Northeast comer ofthat parcel'of land described in that Quit Claim Deed
(QCD) recorded October 14,1997 is Reception No. 97067511 of the records of the
LOM.
THENCE South 88'57'54" West along the Ntirth line'dithit parcel of land described
in said QCD a distance of 71.46 fed to the POINT OF BEGINNING, said point
being a point on a curve, said curve being non -tangent to aforesaid line;
THENCE along the arc of a curve which -is concave to tlie-,East a distance of 7.45= -, - - ---- - - -
feet, said curve having a radius'o`f 500703.0'feet;-a ceatiat'azigle of 00'00'31"and a '
long chord bearing South 01' 14'31"- East a distance of 7.45 feet to a Point of
Tangency (PT);
THENCE South 01'14'46" East a dis6nce-of`306,7,Tfeet-tt6,a-P6int-6fCiuvature----- -
w13 ( iTyS Ca"
7!1:rcnci ;Iv ,', vigil i;: �i _S
THENCE along the arc of a curve -which is concave to the Northwest a distance of
23.61 fed, said curve having a radius of 15.00 feet, a central angle of 90' 12'04" and
along chord bearing South 43051'16" West a ai'staace'of21':25'iat;
THENCE South 01021'08" Eastfaleng a line'tieiiig'non=tangenf to `aforesaid'curve a
distance of 57.00 fed to the beginning point of a curve, said curve being non -tangent
to aforesaid line; : «, .V.1 A�u.. s..; �. �, , ,,. ;..
THENCE along the arc of a curve which is concave to the Southwest a distance of
23.51 feet, said curve having a radius of 15.00 feet, a central angle of 89'47'56" and
along chord bearing South 46'08'44" gada distance of 21'.18.feet to a PT; -
THENCE South 01*14146" Easta-distariae of'444.81 feet=to the South line of that
parcel of land described in that SWD-recoidedNovemliei 4, 2004 as -Reception No.
2004-0106576 of the records of the L XIL,
THENCE South 88'57'17' West along said South line a distance of 973.05 feet to
the East Right -of -Way (ROW) of the Union Pacific Railroad (UPRR), said point
being 75.00 feet, as measured at a right angle, East of the centerline of the main track
of said UPRR;The following Three (3) courses and distances are along said East ROW:
THENCE North 00'03' 14" West along a line being 75.00 fed, as measured at a right
angle, East of and parallel with the centerline of the main track of said UPRR a
distance of 356.80 fed (deed=339.71 feet) to ttte East=Westwaiter Section line of
said Section 19; ... '- .._ - - , , " ..... ,
THENCE North 99'49' 17" East along said East-West Quarter Section line a distance
of 125.00 fed to a point being 200.00 fed, as measured at a right angle, East of the
centerline of the main track of said UPRR;
THENCE North 00'03' 14" West along a line being 200.00 fed, as measured at a
ORDINANCE NO. 1709 2005
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AMENDING THE ZONING MAP OF THE
CITY OF FORT COLLINS BY CHANGING THE ZONING
CLASSIFICATION FOR THAT CERTAIN PROPERTY KNOWN
AS THE TIMBERLINE CENTER REZONING
WHEREAS, Division 1.3 of the Fort Collins Land Use Code (the "Lead Use Code")
establishes the Zoning Map and Zone Districts of the City; and
WHEREAS, Division 2.9 of the Land Use Code establishes procedures and criteria for
reviewing the rezoning of land, and
WHEREAS, in accordance with the foregoing, the Council has considered the rezoning of
the property which is the subject of this ordinance, and has determined that said property should be
rezoned as hereafter provided; and
WHEREAS, the Council has fit therdeterminedthattheproposedrezoningis consistent with
the City's Comprehensive Plan and/or is warranted by changed conditions within the neighborhood
surrounding and including the subject property, and
WHEREAS, to the extent applicable, the Council has also analyzed the proposed rezoning
against the considerations as established in Section 2.9.4(H)(3) of the Land Use Code.
NOW THEREFORE, BE rT ORDAINED BY THE COUNCIL OF THE CITY OF FORT
COLLINS as follows:
Section 1. That the Zoning Map adopted byDivision 1.3 of the Lend Use Code is hereby
amended by changing the zoning classification from "T", Transition Zone District, to "I", Industrial
Zone District, for the following described property in the City known as the Timberline Canter
Rezoning:
A parcel of land being part of the East Half (El/2) of Section Nineteen (19),
Township Seven North (T.7N.), Range Sixty-eight West (R.68W.) of the Sixth
Principal Meridian (6th P.M.), City of Fort Collins, County of Larimer, State of
Colorado, and being more particularly described as follows:
COMMENCING at the Northeast comer of said Section 19 and assuming the East
line of the Northeast Quarter (NEl/4) of said Section 19 as bearing South 00' 13'42"
East, being a Grid Bearing of the Colorado State Plane Coordinate System, North
Zone, North American Datum 1983/92, a distance of 2679.27 feet with all other
bearings contained herein relative thereto:
December 20, ZOOS : -4- Item No. 29
PLANNING AND ZONING BOARD RECOMNMNDATION: ..
The Planning and Zoning Board voted 4-0 to rwommand Wmval of Timberline Center Rezoning,
#41-05.
......... _.._._ ........ _. ,....._....._..
i
t
December 20, 2005 -3- 1 Item No. 29
With regard to whetherthe subject parcel is compatible with existing and proposed uses, the abutting
property to the north is presently an outdoor storage yard for vduck.%-campers, boats and.the like,...
and presently zoned Industrial. The property to the south is vacant and zoned Employment. There
are other examples in the City where these two zones abut each other. There is a.presumption in the
Land Use Code that compatibilitybetween land uses can be achieved by compliance with applicable
standards at the P.D.P. stage.
With regard to whether the subject parcel would resull insignificant adverse impacts on the natural
environment, the Department of Natural Resources has determined that there are no significant
natural habitats or features on the site. The I)XIL-has note asked,for;anEedlogical-Chmu'niation
Study. _ .; . , : . . -
With regard to whether annexing the, subject parcel- wouldresult in 'a logical and orderly
development pattern, the owner is partnering with the owner of the parcel to the north to submit a
unified Project Development Plan. Together, these two property owners are participating with the
City in acapital improvement project to widen and improve Timberline Road to an interim four -lane
arterial standard.
These improvements include right-of-way dedication: for.the.widening of..Timberline Road: 'In
addition, the two owners have coordinated with the City :diuldcation of theloeal street intersection
(Bear Mountain Drive) and the restriction on turnin&moveaients.at :this .intmection. 'Through ;
collaboration with the City, this intersection will be designed with a median that will restrict turning
movements to "thrx-quarter" only. This means there.will' be right-inhight-out/leR-in tuning
movements but no left -out turns allowed.
Further, the street classification and right-of-dedication'for Joseph Allen Drive (formerly Sagebrush -
Drive) are being planned in conjunction with the new City of Fort Collins Police Facility:
Neighborhood Information Meeting:
A neighborhood meeting was held to discuss both the rezoning and the subsequent P.D.P. on
September 12, 2005. A summary of this meeting is attached. There were no issues pertaining to
the rezoning expressed by those in attendance.
Findings of Fact:
In evaluating the request to rezone the Timberline Center from Transition to Industrial, staf snakes
the following findings of fact:
A. The rezoning complies with the procedures and standards of Section 2.9, Amendment to
Zoning Map, of the Land Use Code.
B. The request for Industrial zoning complies with the City's Structure.Plan Map, an element
of the Comprehensive Plan.
C. The rezoning complies with the procedures and standards of Section 4.9, Transition Zone
District, of the Land Use Code.
December 20, 2005 -2- Item No. 29
"77te owner of any property in the T District may at any time petition the city to
remove the property from this zone district and place it in another zone district
Unless the following time limitations are waived by the petitioner. any such petition
shall be referred to the Planning and Zoning Board to be considered at the next
regular meeting of such board which is scheduled at least thirty (30) days from the
date the petition is filed with the City Clerk Within sixty (60) days from the date the
matter is considered by the boar 4 the City Council shall change the zoning for the
property in question to another zone district authorized under this Article "
The rezoning petition was received on October 12, 2005. The Planning and Zoning hearing of
December 8, 2005 satisfies the requirement that no less than 30 days transpire before consideration
by the Board. The City Council hearing of December 20, 2005 satisfies the requirement that no
more than 60 days transpire before Council consideration.
Article Three — Map Amendment:
A. Section 2.9.2M2) ---
(2) Mandatory Requirements for Quasi judicial Rezonings. Any amendment to
the Zoning Map involving the zoning or rezoning of six hundred forty (640)
acres of land or lea (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 properly.
The rezoning request for Industrial zoning complies with the City's Structure Plan Map. Therefore,
the request is consistent with the City's Comprehensive Plan.
B. Section 2.9.2(H)(3)
(3) Additional Considerations for Quasi%hi&cial 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
managementwildlife, 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.
AGENDA ITEM SUMMARY
FORTCOLLINS CITY COUNCIL
SUBJECT
ITEM NUMBER: 29
DATE: December 20, 2005
STAFF: Ted Shepard
Hearing and First Reading of Ordinance No.170, 2005, Amending the Zoning Map of the City of
Fort Collins by Changing the Zoning Classification for That Certain Property Known as the
Timberline Center Parcel, From T, Transition to I, Industrial.
RECOMMENDATION
Staff recommends adoption of the Ordinance on First Reading.
EXECUTIVE SUMMARY
This is a request to rezone a 16.13 acre parcel from T, Transition to I, Industrial. The parcel is
located on the west side of Timberline Road approximately one-half mile north ofEast Drake Road.
The Union Pacific Railroad right-of-way forms the western boundary. The request complies with
the City's Structure Plan Map.
The parcel is a part of the larger 435-acre Timberline Annexation which was annexed in 1997 as an
enclave. Upon annexation, all parcels contained within the Timberline Annexation were placed into
T, Transition zone district. The Transition zone requires that City Council change the zoning to
another zone district within60 days ofthe Planning and Zoning Board hearingofDecember 8, 2005.
BACKGROUND
Surrounding Zoning and Land Uses:
North: I (Industrial); Existing Outside Storage and Miscellaneous Light Industrial
South: E (Employment); Vacant
East: L-M N (Low Density Mixed -Use Neighborhood); Vacant (Side Hill2nd)
West: R-L (Low Density Residential); Parkwood East Subdivision
West: M-M-N (Medium Density Mixed -Use Neighborhood); Parkwood East Apts.
Article Four — Transition Zone:
There are specific procedures governing the rezoning of parcels in the Transition zone district.
Section 4.9(B)(2) states: