May 22, 2014 - City of Steamboat Springs

DEPARTMENT OF PLANNING AND COMMUNITY
DEVELOPMENT STAFF REPORT
PLANNING COMMISSION AGENDA ITEM # 5
Project Name:
Majestic Valley Townhomes, Filing 1 Parcel 2; #ZMA-14-01
919 Majestic Circle
Prepared By:
Toby Stauffer, Planner (Ext. 280)
Through:
Tyler Gibbs, AIA, Planning &
Community Development Director
(Ext. 244)
Date:
May 22, 2014
Planning
Commission (PC):
May 22, 2014
City Council (CC):
June 3, 2014, July 1, 2014
Zoning:
Community Commercial- CC
Applicant:
Chuck Dunagin
1500 Blue Sage Dr.
Steamboat Springs, CO 80487
Request:
919 Majestic Cir.
Official Zoning Map Amendment to change the zoning from Community
Commercial- CC to Community Neighborhood- CN for a 1.85 acre parcel
known as Parcel 2, Filing 1, Majestic Valley Townhomes, located at
919 Majestic Circle
Staff Report - Table of Contents
Section
I.
II.
III.
IV.
V.
VI.
VII.
Staff Finding
Project Location
Background Information
Project Description
Staff Analysis
Staff Finding & Motion
Attachments
Pg
5-2
5-2
5-2
5-3
5-3
5-6
5-6
5-1
Majestic Valley Subdivision; #ZMA-14-01, 919 Majestic Cir.
PC Hearing: 5/22/14
Staff Planner: Toby Stauffer
I.
CC Hearing: 6/3/14, 7/1/14
STAFF FINDING
Staff finds the request to change the zoning from Community Commercial- CC to Community
Neighborhood- CN for a 1.85 acre parcel known as Parcel 2, Filing 1, Majestic Valley
Townhomes, to be consistent with the Community Development Code criteria for approval of an
Official Zoning Map Amendment.
II. PROJECT LOCATION
Land
outside
city
limits,
open
space
MF-3
CC
Project Site
CC
OR
MF3
CC
OR
RN-3
Project Site
CC
RN-3
RE-1
III. BACKGROUND INFORMATION
The subject parcel is a 1.85 acre lot that is part of the Majestic Valley Townhomes Subdivision,
originally indicated as a “commercial expansion parcel”. The property is bordered by residential
uses to the west and south, hotels to the north and east. The majority of the site is covered by
wetlands, leaving about 0.5 Ac. of developable area. The 100-year floodplain for the Yampa River
surrounds the site. The lot is adjacent to Highway
100-yr
40 and bordered by CC zoning on all sides. The
floodplain
property is close to the edge of the Steamboat
Springs city limits.
In 2005, FDP-04-15 was approved as a PUD to
allow live/work and commercial uses in addition to
five variances including duplexes in the CC district,
greater floor area, reduced side setbacks and snow
storage, and delay of construction for a sidewalk
connection to Highway 40. The zoning on the
property remained CC. To amend the zoning and
approve the change to the development plan, the
ZMA is proceeding concurrently with Development
Plan/Final Development Plan application for three
proposed duplexes to replace the two approved
commercial buildings.
Project Site
The property is currently zoned Community Commercial (CC) with a “PUD overlay” for the Majestic
Valley development. The CC district is described as “…intended primarily to provide nodes for
Department of Planning and Community Development
Staff Report 5/22/14
Page 5-2
5-2
Majestic Valley Subdivision; #ZMA-14-01, 919 Majestic Cir.
Staff Planner: Toby Stauffer
PC Hearing: 5/22/14
CC Hearing: 6/3/14, 7/1/14
commercial services and sale of goods for residents and visitors, as well as nodes for office,
lodging and residential development. … Along U.S. Highway 40, development and redevelopment
is encouraged to allow visual and physical connections to the Yampa River and Yampa River Core
Trail and to present a high-quality street frontage with landscaped buffers and open space areas.”
The application requests a rezoning to Commercial Neighborhood (CN). The CN district is
described as “…intended to provide mixed-use areas for low intensity commercial, limited retail,
and residential dwelling units.”
The Steamboat Springs Area Community Plan’s future land use designation for the subject
property is Mixed Use Corridor described as “While much of the lands developed in the mixed use
corridor are developed for commercial purposes, it is intended that over time those areas have a
higher percentage of residential uses. …future development should place a strong emphasis on
pedestrian connections. The intent is that overall intensity of commercial and residential
development will be lower than commercial activity nodes- key commercial locations and in the
old town area.” The land uses should “emphasize retail, office and residential uses in a mixed use
development setting.”
IV. PROJECT DESCRIPTION
The proposed Zoning Map Amendment intends to rezone Parcel 2, Filing 1, Majestic Valley
Townhomes from CC to CN. The rezoning will allow the site to be developed consistent with
adjacent and surrounding uses while minimizing the variances needed to accommodate duplexes in
the CC zone district.
V. STAFF ANALYSIS
A. Zone District Comparison
CDC Standard
Lot Coverage
Floor Area Ratio
2nd Story Intensity
Units Per Lot
Dwelling Unit Size
Building Height
Overall Height
Average Plate Height
Frontage Area
Height
Ground Floor Ceiling
Height
Front Setback
Adjacent to Hwy 40
Side Setback
Rear Setback
Permitted Uses
Existing Zoning
CC
No maximum
No maximum
75% of first floor
No maximum
1,400 sq. ft. max.
Proposed Zoning
CN
50% max.
60% max.
Not applicable
No maximum
Not applicable
63 feet
Not applicable
26 feet, min. 2 story
40 feet
28 feet
Not applicable
14’ minimum
Not applicable
5’ min. – 20’ max.
Not applicable
Lot width <50’ - 0’ min.
Lot width >50’ - 7.5’ min.
7.5 feet
Duplex, Use not allowed
10’ min. – 30’ max.
30 min.
10 feet
Department of Planning and Community Development
Staff Report 5/22/14
10 feet
Duplex, Use with Criteria
Page 5-3
5-3
Majestic Valley Subdivision; #ZMA-14-01, 919 Majestic Cir.
Staff Planner: Toby Stauffer
PC Hearing: 5/22/14
CC Hearing: 6/3/14, 7/1/14
B. Criteria for Review and Approval
In considering any petition for amendment to the Official Zoning Map, the following criteria
contained in Section 26-62 shall govern unless otherwise expressly required by the CDC. The
ordinance approving the rezoning amendment shall be approved and adopted only if it appears by
clear and convincing evidence presented during the public hearing before City Council that the
following conditions exist:
1. Justification. One of the following conditions exists:
a) The rezoning is necessary to correct a mistake in the current zoning map; or
b) The amendment to the overlay zone district was an error; or
c) The rezoning is necessary to respond to changed conditions since the adoption of the
current zoning map; or
d) The rezoning will substantially further the Community Plan’s Preferred Direction and
Policies, or specific area plans, and the rezoning is compatible with the Community
Plan Land Use Map designation for the property, or is accompanied by an application
for an amendment to the Community Plan Land Use Map and the amendment is
approved prior to approval of the requested zoning map amendment.
Staff Finding: Consistent. Staff finds this request is consistent with justification (d). The
subject property is identified in the Steamboat Springs Area Community Plan (SSACP)
Future Land Use Plan as Mixed Use Corridor to include development of commercial uses
transitioning over time to a higher percentage of residential uses. The intent is that the
overall intensity of commercial and residential development will be lower than the intensity
found in commercial activity nodes. The land uses should “emphasize retail, office and
residential uses in a mixed use development setting.” While CC zoning is appropriate for
commercial activity nodes, CN zoning is more appropriate for a mixed-use corridor and for
the existing intensity and mix of uses present in the area.
Over the last few years conditions have been favorable for residential development while
very little commercial development has occurred in the area since the approval of the PUD.
The surrounding land uses are primarily residential live/work, transitioning to
accommodation as you travel toward town. Conditions have not yet developed into a “node
for commercial services for residents and visitors” as the CC district calls for. The live
work units may provide the appropriate transition to more commercial uses in the future
while allowing the property to be utilized for the time being. Use of the CN district on this
property is more compatible with the SSCAP preferred direction than use of the CC zone
district.
2. Compatibility with Surrounding Development. The type, height, massing, appearance
and intensity of development that would be permitted by the proposed amendment will be
compatible with surrounding zone districts, land uses, and neighborhood character, and will
result in a logical and orderly development pattern within the community.
Staff Finding: Consistent. Staff finds the proposed zone change is consistent with
surrounding development, land uses, and neighborhood character. The proposed zone
district will be compatible with surrounding zone districts.
Department of Planning and Community Development
Staff Report 5/22/14
Page 5-4
5-4
Majestic Valley Subdivision; #ZMA-14-01, 919 Majestic Cir.
Staff Planner: Toby Stauffer
PC Hearing: 5/22/14
CC Hearing: 6/3/14, 7/1/14
3. Advantages vs. Disadvantages. The advantages of the zone district proposed substantially
outweigh the disadvantages to the community and/or neighboring land occasioned by the
zoning amendment; and
Staff Finding: Consistent. Rezoning the property to CN allows development to occur that
is consistent with the surrounding uses and structures and consistent with the future land
use for Area Community Plan. Rezoning also places the property in a standard zone district
rather than a custom PUD with variable and unclear conditions that are difficult to apply
moving forward. The CN zone is more appropriate to the existing and proposed uses and
potentially should have been applied with the previous rezoning to PUD. Keeping the zone
as CC would require construction of buildings that the market may not support, leaving
them vacant and less desirable as a first impression of the community.
4. Consistent with Purpose and Standards of Zone District. The amendment will be
consistent with the purpose and standards of the zone district to which the property is
proposed to be designated.
Staff Finding: Consistent. Staff finds this amendment to be consistent with the purpose
and standards of the Commercial Neighborhood- CN Zone District. The Purpose and
Intent of the CN Zone District states:
“The commercial neighborhood zone district is designed and intended to provide mixeduse areas for low intensity commercial, limited retail, and residential dwelling units. Uses
and structures in this area shall generally be of a smaller scale, pedestrian and
neighborhood oriented, and provide services for the local population. …Through
considerations such as intensity and scale, an emphasis shall be placed on providing
appropriate transition areas and pedestrian connections into and from neighboring uses.”
The proposed rezoning is consistent with the description of the CN Zone District with
respect to providing mixed use areas and services for the local population. The rezoning
(and proposed development) will provide an appropriate transition to other uses and
pedestrian connections to and from neighboring uses.
5. Effects on Natural Environment. That the proposed amendment will not result in
significant adverse effects on the natural environment, including water quality, air quality,
wildlife habitat, vegetation, wetlands, and natural landforms.
Staff Finding: Consistent. The proposed amendment will not result in any significant
adverse effects on the natural environment. Previous development on the property has
mitigated any impacts to the wetlands, floodplain, and other natural features and the
proposed project is infill within a developed area that has taken into account potential
adverse impacts.
Department of Planning and Community Development
Staff Report 5/22/14
Page 5-5
5-5
Majestic Valley Subdivision; #ZMA-14-01, 919 Majestic Cir.
Staff Planner: Toby Stauffer
VI.
PC Hearing: 5/22/14
CC Hearing: 6/3/14, 7/1/14
STAFF FINDINGS AND MOTION
Staff finds this Official Zoning Map Amendment to change the zoning from Community
Commercial- CC to Community Neighborhood- CN for a 1.85 acre parcel known as Parcel
2, Filing 1, Majestic Valley Townhomes, to be consistent with the Community
Development Code criteria for approval of an Official Zoning Map Amendment.
VII. LIST OF ATTACHMENTS
1. Project Description
2. Site Plan
Department of Planning and Community Development
Staff Report 5/22/14
Page 5-6
5-6
ATTACHMENT 1
5-7
ATTACHMENT 2
5-8
5-9
5-10