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HomeMy WebLinkAboutGALATIA REZONING - 36 90B - CORRESPONDENCE - STAFF'S PROJECT COMMENTSand En Current of Fort Collins September 1, 2000 Linda Ripley V-F Ripley Associates, Inc. 401 West Mountain Avenue Fort Collins, CO 80521 Dear Linda: Staff has reviewed the request for Galatia Rezoning and the Prospect East Frontage Road Annexation and Zoning. The following comments are offered: 1. Galatia Rezonine: The Land Use Code mandates that any request to amend the Zoning Map shall be recommended for approval 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 Rezoning Petition is somewhat vague in that the request is simply stated as a request to rezone from C, I and UE to E, C, LMN, and MMN. In fact, there are eight rezonings involved, not all of which are stated in the Petition, and which must be reviewed against the Comprehensive Plan. Regarding consistency with the Comprehensive Plan (Structure Plan Map), Staff has determined that the request to rezone the parcel as proposed: (1) From Industrial to Employment — would be supported. (2) From Industrial to Commercial — would be supported. (3) From Industrial to Low Density — would not be supported. (4) From Urban Estate to Low Density — would not be supported. (5) From Industrial to Medium Density — would not be supported. (6) From Commercial to Medium Density — would not be supported. (7) From Urban Estate to Medium Density — would not be supported. (8) From Industrial to Urban Estate — would be supported.* * This rezoning is not listed in the Petition. 281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-67/50 • FAX (WO) 416-2020 Staff is concerned that the request for M-M-N zoning is not in a supporting relationship to an N-C, Neighborhood Center, zone district. The M-M-N and N-C zones are intended to work together to create activity centers along potential transit corridors. Please note that the Structure Plan Map indicates the subject property is located in the "I- 25 Special Study Corridor" and that the Advance Planning Department is presently conducting this analysis. The applicants should be aware of this effort. Based on an analysis of the Structure Plan Map, only three of the eight rezonings would be considered consistent and recommended for approval. There is a process available by which a citizen may initiate an amendment to the Structure Plan Map (see attached). Such an amendment would be considered `-`major" and require a recommendation by the Planning and Zoning Board and specific action by City Council. Regarding the rezoning being warranted by "changed conditions within the neighborhood surrounding and including the subject property." there is no information in the Rezoning Petition that addresses this issue. In fact, Exhibit B, as submitted, cuts off an explanation in mid -sentence and there is no further discussion regarding this criterion. Staff cannot assume what the applicant perceives to be the change in conditions although one suspects the Poudre School District purchase of approximately 100 acres for a new high school may factor into the rationale. There may be other explanations as well but it is difficult for Staff to speculate. In summary, only three of eight rezoning requests of the Galatia Rezoning Petition can be supported at this time. One of the eight requests is not stated on the Petition. Additional submittal materials regarding "changed conditions" may be considered if provided. Please note that without a rationale based on "changed conditions, only three of the eight rezonings are supported by the Structure Plan Map. Staff recommends that an amended Petition be submitted before further processing of this request. 2. Prospect — East Frontage Road Annexation and Zoning: Since the subject parcel has in excess of the required one -sixth contiguity, Staff will recommend to the Planning and Zoning Board and the City Council that the property be annexed. This is consistent with the Intergovernmental Agreement between the City and Larimer County. Staff has concerns; however, with the requested zoning of C; Commercial and L-M-N, Low Density Mixed -Use Neighborhood. As mentioned, the Structure Plan Map indicates the property is located within the "I-25 Special Study Corridor." This special study, known as the I-25 Subarea Plan, has commenced and will address land use and transportation issues within a regional, multi jurisdictional context. A citizen's advisory 2 task force has been formed. The anticipated adoption is estimated to be in the Spring of 2001 Since this study has not been completed, Staff will recommend that the property be zoned T, Transition as a placeholder until the policies and land use patterns of the study area are further refined. Until direction is provided by this planning process, zoning the property other than Transition would be premature. 3. Schedule: Regarding the Galatia Rezoning, unless otherwise advised by the applicant, Staff will place the request on hold awaiting an amended Petition. If directed by the applicant to proceed, Staff will forward a recommendation of denial to the Planning and Zoning Board at their October 5, 2000 public hearing. City Council First Reading would be on October 17, 2000 with Second Reading on November 7, 2000. Regarding the Prospect — East Frontage Road Annexation and Zoning, unless otherwise advised by the applicant, Staff will submit an Initiating Resolution to City Council for consideration at their September 19, 2000 meeting. We will then forward a recommendation of approval of the annexation with T, Transition zoning to the Planning and Zoning Board for consideration at their October 5, 2000 regular meeting. First Reading by Council must occur no less than 30 days after the Initiating Resolution which, at the earliest, would be November 7, 2000. Second Reading could occur on November 21, 2000. The effective date of the Ordinance would be ten days after second reading. This concludes Staff comments at this time. As always, please call if you have any questions or concerns about these comments or proposed schedule. Sincerely: Ted Shepard Chief Planner Enc.