Loading...
5A - Public Hearing of Rezoning Review LUR2006-00063 to rezone 5.05 acres located at 6333 Lookout foCITY OF BOULDER PLANNING BOARD AGENDA ITEM MEETING DATE: October 5, 2006 (Agenda Item Prepazation Date: September 22, 2006) AGENDA TITLE: Public hearing and consideration of Rezoning Review, #LUR2006-00063, Gunbarrel Business Park Lot 1 Rezoning, to rezone 5.05 acres located at 6333 Lookout currently zoned Industrial-General (IG) to Business Community-2 (BG2) for consistency with the recently approved Gunbarrel Community Center Plan. Applicant / Owner: Hercules Land Development Company REQUESTING DEPARTMENT: Ruth McHeyser, Acting Planning Director Bob Cole, Land Use Review Manager Charles Ferro, Case Manager OBJECTIVE: 1. Hear Applicant and Staff presentations 2. Hold Public Hearing 3. Planning Boazd discussion -is the rezoning request consistent with required review criteria for rezoning? 4. Planning Board take action to approve, approve with conditions or deny STATISTICS: Proposal: Project Name: Location: Size of Tract: Zoning: Comprehensive Plan: Rezone a 5.05 acre parcel from IG to BG2 consistent with the Gunbarrel Community Center 1'lan. Gunbarrel Business Park Lot 1 Rezoning 6333 Lookout Road (N.E.C. 63`~ Street and Lookout Road) 5.05 Acres (219,978 squaze feet) Industrial General (IG) Community Business (CB) S:~PLAN\PB-ITEMS~IviEMOS\CF.6333 Lookout Rezone Staff Memo.docAgenda Item# Aeenda # SA Paee# 1 KEY ISSUES: 1.) Is the rezoning request consistent with required review criteria for rezoning? BACKGROUND: In April, 2004, the City Council adopted the Gunbarrel Community Center Plan and subsequent BVCP map changes to implement the plan. The Gunbanel Community Center Plan is a future land use and transportation plan for the entire Gunbarrel commercial area initiated by the city in 2002. The plan provides direction for reviewing future public improvements and private sector development proposals in the area and provides redevelopment direction for individual landowners. The Gunbarrel Community Center Plan calls for land use plan amendments to the Boulder Valley Comprehensive Plan (BVCP) for redevelopment to occur in accordance with the plan. In June, 2006, the Boulder County Commission approved a change in the BVCP land use designation on the subject property from Performance Industrial (PI) to Community Business (CB) in accordance with the Gunbarrel Community Center Plan. The applicant has proposed to change the current zoning from IG to BC-2 to be compatible with the current BVCP land use designation of CB as well as the land use designation prescribed by the Gunbarrel Community Center Plan. Process A rezoning request requires Planning Board to make a recommendation to City Council regarding consistency of the request with the rezoning criteria of Section 9-2-3(d) of the Land Use regulations. Prior to redevelopment of the property, the applicant will be required to file a Site Review application as properties within the BC-2 zoning district over 2 acres require Site Review. History of Site As mentioned above, the previous BVCP land use on the property was PI (Performance Industrial with an IG (Industrial General) zoning designation. The site is the former location of the Hugh M. Woods Home Improvement Center which ceased operations in 2001. Existing Site / Site Context The site is located at the north east comer of 63`~ Street and Lookout Road has several existing unoccupied commercial buildings on site. The site has minimal topography and landscaping with few existing mature trees. The Gunbarrel Community Center plan area (see area map below) is wrrently chazacterized by a mix of commercial, industrial, and residential uses. Several key commercial / industrial sites, such as the subject property are vacant. S:~PLAN\PB-ITEMSVvtEMOS\CF.6333 Lookout Rezone StafYMemo.docAgenda Item# A2enda # SA Paee# 2 Gunbarrel Community Center Plan As mentioned above, the Gunbarrel Community Center Plan is a future land use and transportation plan for the entire Gunbarrel commercial area. The land use plan for the Gunbarrel Community Center is intended to provide a rich and thriving retail center by expanding the amount of retail and office use in the area, adding new residents in close proximity to the retail core, creating more usable public spaces, and improving access to and from the plan azea. Project Description Rezone a SAS acre parcel from IG to BG2 consistent with the BVCP and the Gunbarrel Community Center Plan. ANALYSIS: 1. Is the rezoning request consistent with required review criteria for rezoningY Section 9-2-3(d), B.R.C., 1981 requires compliance with one of the following criteria: ~ The applicant demonstrates by clear and convincing evidence that the proposed rezoning is necessary to come into compliance with the Boulder Valley Comprehensive Plan map; In April, 2004, the City Council adopted the Gunbarrel Community Center Plan and subsequent BVCP map changes to implement the plan. The Gunbarrel Community Center Plan is a future land use and S:~PLAN~PB-ITEMS~MEMOS\CF.6333 Lookout Rezone Staff Memo.docAgenda I[em# Aaenda # SA Paee# 3 transportation plan for the entire Gunbarrel commercial area which was initiated by the city in 2002. The subject plan provides direction for reviewing future public improvements and private sector development proposals in the area and provides redevelopment direction for individual landowners. The subject plan calls for amendments to the Boulder Valley Comprehensive Plan (BVCP). In June, 2006, the Boulder County Commission approved a change in the BVCP land use designation on the subject property from Performance Industrial (PI) to Community Business (CB) in accordance with the Gunbarrel Community Center Plan. The applicant has proposed to change the current zoning from IG to BC-2 to be compatible with the current BVCP land use designation of CB as well as the Gunbarrel Community Center Plan. _ The existing zoning of the land was the result of a clerical error; Not applicable. The existing zoning of the land was based on a mistake of fact; Not applicable. The existing zoning of the land failed to take into account the constraints on development created by the natural characteristics of the ]and, including but not limited to, steep slopes, floodplain, unstable soils, and inadequate drainage; Not applicable. ~ The land or its surrounding environs has changed or is changing to such a degree that it is in the public interest to encourage a redevelopment of the area or to recognize the changed character of the area; or The proposed rezoning is necessary in order to provide land for a community need that was not anticipated at the time of adoption of the Boulder Valley Comprehensive Plan. Not applicable. PUBLIC COMMENT AND PROCESS: Staff has received no pubic comments regarding the proposed rezoning application. Required public notice was given in the form of written notification mailed to all property owners within 600 feet of the subject property and a sign posted on the property for at least 10 days. All notice requirements of Section 9-4-2, B.R.C. 1981 have been met. STAFF FINDINGS AND RECOMMENDATION: Planning staff finds that the proposed rezoning application meets the rezoning criteria of Section 9-2-3(d) B.R.C., 1981 and finds the proposed rezoning request to be in compliance with the BVCP and the Gunbarrel Community Center Plan. Therefore, staff recommends that Planning Boazd recommend approval of Rezoning Review #LUR2006- S:~PLAN~PB-ITEMS~IvIEMOS\CF.6333 Lookout Rezone StaffMemo.docAgenda Item# Aaenda i~ SA Pase# 4 00063 incorporating this staff inemorandum and the above review criteria checklist as findings of fact. Approved By: ~ ~(LR th McHe ser, Acting Planning Director Planning Department ATTACHMENTS: Attachment A: Vicinity Map Attachment B: ApplicanYs Written Statement and Survey S:~PLAN~PB-ITEMS~IviEMOS\CF.6333 Lookout Rezone StaffMemo.docAgenda Item# A¢enda # SA Pa¢e# 5 ATTACHMENT A ', City of Boulder Vicinity Map II MR-D P-E ,~ ~ IG-D ~ ~ a oc O~s~ Lookout Rd CB-D i ; SubjectArea ~ 6333 Lookout Rd I y ~- ~ IG-D RB-D IM-D IM-D ~ IM-E ~~~ IM-E IG-E P-E Location: 6333 Lookout Rd ~ Pro)ect Name: 8333 Lookout Rd - ~~ry ol ~~ Review Type: Rezoning Rnu(der ReviewNumberLUR2008-OOOB3 NORTH ~^°~^'°^^°~°^°p~"°°°^MSm°~b~"°° . a:o,aM~~i~eaesv~~mwnomr *necnrdeouice. qv+kee ro wemmy npeecm w imqea asn Applicant: Hercules Land 1 inch equals 500 fee~ ~;,,~k',~„~°`m'"0"""`°a"""'°""°"°" and Development Co S:~PLAN~PB-ITEMSUvtEMOS\CF.6333 Lookout Rezone Staff Memo.docAgenda I[em# Aeenda # SA Paee# 6 ATTACHMENT B Descrintion of Pronosal Property: 6333 Lookout Road (NEC of 63rd & Lookout Road) This proposal is to change the current zoning for the Property from IG-D to CB-E. In 2003, the City of Boulder convened members of the Gunbarrel community to discuss how the land use classifications in the Gunbarrel core can help shape the future of the community and a result of the community-based process was the Gunbarrel Communiry Center Plan (the "Gunbarrel Plan") which the City of Boulder approved on April 1, 2004. One of the recommendations of the Gunbarrel Plan was to change the Boulder County Comprehensive Plan land use map classifications to allow for the rezoning of properties in the Gunbarrel area. The specific recommendation for this Property was for this Property to have a community business zoning. Afrer approval of the Intergovernmental Agreement between the City of Boulder and the County of Boulder on the Gunbarrel Retail Core Comprehensive Development Plan, both the City of Boulder and the County of Boulder approved the land use map classifications in the Boulder County Comprehensive Plan earlier this year. Therefore, this application to change the zoning for this property from IG-D to CB-E is in compliance with the Boulder County Comprehensive Plan map and has support from the Gunbarrel community. 6333 Lookout Rbad Boulder. CO REZONING CRITERIA Section 9-2-3, Rezonine (d) Criteria: The city's zoning is the result of a detailed and comprehensive appraisal of the city's present and future land use allocation needs. In order to establish and maintain sound, stable, and desirable development within the city, rezoning of land is to be discouraged and allowed only under the limited circumstances herein described. Therefore, the city council shall grant a rezoning application only if the proposed rezoning is consistent with the policies and goals of the Boulder Valley Comprehensive Plan, and, for an application not incidental to a general revision of the zoning map, meets one of the following criteria: (1) The applicant demonstrates by clear and convincing evidence that the proposed rezoning is necessary to come into compliance with the Boulder Valley Comprehensive Plan map: This proposal is to change the current zouing for the Property described as 6333 Lookont Road (1~tEC of 63Td & Lookonf Road)' Boulder; CO, from IGD to CB-E. In 2003, the City of Bouider convened members. of the Gunbarrel community to discuss how land use classifications in the Gnnbarrel core can help shape the fnture of the commanity and a resnlt of tlie community-based;process was fhe Gunbarrel Commanity Center Plan (tiie "Gunbarrel`i'lau").which t~e Cily of Boulder approved on Aprit 1, 2004, One of the recommendations'of t6e Gunbairel Plan ~vas to change the Boalder County Comprehensive Plan land nse map classification5 to allow for the rezoning of properties in the Gunbarrel area. The specific recommendation for this Property was for this Property to have a community business zoning. In addition to approving the Intergovernmental Agreement between the City of Boulder and the County of Boulder on the Gunbarrel Plan, both the City of Boulder and the County of Boulder approved changing the Boulder County Comprehensive Plan land use map classification for this property to a community business zoning. Therefore, this application to change the zoning for this property from IGD to CB-E is in compliance with the Boulder County Comprehensive Plan map and has support from the Gunbarrel community. (2) The existing zoning of the land was the result of a clerical error: n/a (3) The existing zoning of the land was based on a mistake of fact: n/a (4) The existing zoning of the land failed to take into account the constraints on development created by the natural characteristics of the land, including but not limited to, steep slopes, floodplain, unstable soils, and inadequate drainage: n/a 6333 Lookout Road Boulder, CO (~) The land or its sunounding environs has changed or is changing to such a degree that it is in the public interest to encourage a redevelopment of the area or to recognize the changed character of the area: Starting in 2003, members of the Gunbarrel community met with staff from City of Bouider to discuss how changes to the permitted land uses in the Gunbarrel area could help the community both now and in the future. Based on those meetings a community- based plan, the Gunbarrel Plan, was created and subsequently approved by the City of Boulder and the Countv of Boulder. In the Gunbarrel Plan it was recommended that the zoning for this specifc Property be changed from an industrial zone to a community business zone. (6) The proposed rezoning is necessary in order to provide ]and for a community need that was not anticipated at the time of adoption of the Boulder Valley Comprehensive Plan: n!a 2 Map Output Page 1 of 1 ~ wa~ a n~µR ~w ~e • /~LT~/~C9A LMlO IIRE SUR1£Y Cf LOt 1 ~ND WiLOT'C', GUNB~ftFFI BU9NE55 P~NN LOC~IEU IN 1HE NWI/~ OF SEC11W ~l. 11N. R)OW OF ME 6M VM. CWN1V OF BqILDER. ST~IE OF cacx~oo ~ roa: ~rcncu~cs u~o nno o[~~ovuc~r couvu+v D~eael. 9e~~e11 M ATTACHMENT B Descrintion of Pronosal Property: 6333 Lookout Road (NEC of 63`d & Lookout Road) This proposal is to change the current zoning for the Property from IG-D to CB-E. In 2003, the City of Boulder convened members of the Gunbarrel community to discuss how the land use classifications in the Gunbarrel core can help shape the future of the community and a result of the community-based process was the Gunbarrel Community Center Plan (the "Gunbanel Plan") which the City of Boulder approved on April 1, 2004. One of the recommendations of the Gunbarrel Plan was to change the Boulder County Comprehensive Plan land use map classifications to allow for the rezoning of properties in the Gunbarrel area. The specific recommendation for this Property was for this Property to have a community business zoning. After approval of the Intergovemmental Agreement between the City of Boulder and the County of Boulder on the Gunbarrel Retail Core Comprehensive Development Plan, both the City of Boulder and the County of Boulder approved the land use map classifications in the Boulder County Comprehensive Plan eazlier this year. Therefore, this application to change the zoning for this property from IG-D to CB-E is in compliance with the Boulder County Comprehensive Plan map and has support from the Gunbarrel community. 6333 Lookout Road Boulder, CO REZONING CRITERIA Section 9-2-3, Rezonin~ (d) Criteria: The city's zoning is the result of a detailed and comprehensive appraisal of the city's present and future land use allocation needs. In order to establish and maintain sound, stable, and desirable development within the city, rezoning of land is to be discouraged and allowed only under the limited circumstances herein described. Therefore, the city council shall grant a rezoning application only if the proposed rezoning is consistent with the policies and goals of the Boulder Valley Comprehensive Plan, and, for an application not incidental to a general revision of the zoning map, meets one of the following criteria: (1) The applicant demonstrates by clear and convincing evidence that the proposed rezoning is necessary to come inro compliance with the Boulder Valley Comprehensive Plan map: (2) The existing zoning of the land was the result of a clerical error: n/a (3) The existing zoning of the land was based on a mistake of fact: a/a (4) The existing zoning of the land failed to take into account the constraints on development created by the natural characteristics of the land, including but not limited to, steep slopes, floodplain, unstable soils, and inadequate drainage: n/a 6333 Lookout Road Boulder, CO (5) The land or its surrounding environs has changed or is changing to such a degree that it is in the public interest to encourage a redevelopment of the area or to recognize the changed character of the area: (6) The proposed rezoning is necessary in order to provide land for a community need that was not anticipated at the time of adoption of the Boulder Valley Comprehensive Plan: n/a 2 Map Outpi.~i Page 1 of 1 Pcrimar~ Fsriman74ervir.eName=»c~s regulat___ 9/14/200h p mmo~r v. ' ,~-, ,~ . . . ~ ~'~..'. Bo ~ SCTIiGGti-Hf6L: ~'1uWr^uWE f~ca'l~~m~l~ M KCID d Mv Nl y. (H~a ~. Ifl] d hu )OO ~5 9. 2~~5. AwE[rz ~ vqoxvar1s. c GORR~w.u~us rM E~ ~S:O~~RS. R[LVKYD YVR~2fAU~J.SYi~ Wr~~EC~ ~0. ~Fb~ IWF(yfM~S"~40v50K. ~O~p~WS ~x0 1NM5 AS [lNiuw[D w~TiL4M ~ B[nCU. t-G .ssoo.m .no ~xc ~n s eaunm. ~em~.n u. », ~Yi~ rn h~ ~~~ ~9 K6PMM ~ro. ]v~~Ol. ,i xeswicn~t crow++xit vmrn oo rai wnr~.w a «sauuv;r aECi~erco`%uwsri..~~'s>e. u`.oix w a[wiwn ua :osva. ~ GSFYG~ a+uirtD ~O M( Wurra',rv SI~RS Rtivv~C aim~io sa~ecn ~i. ~iie. , ~ ~u~r w"~cw`a.~e~~~ iuaesi'~:s~n ~a`M°.`".«u~ 'r ~uni~~rnf ~~.aes> ~ a~~nrn rna 9~C+.W[ CULI~O~t. ~u0 iuc~!t~~K WNeC25. 0~ GKi M4 IGK. U~Od 4~TlM Ma~ ~l>]~. . En4LFTi5, [ ~5. p(StNY_Ip'S. SS[ArAI Gi ue wa'[_5 .Ti v b[ai~E~l RAI ALTA/AC9A LAND T1TLE SURVEY DF LOT 1 AND OUT~OT "C', GUN9ARRE~ BUSINESS PARK LOCATEO IN THE NYfI/4 OF SECTIDN 11, TiN, R70W OF THE 6TH P.M., CDUNTY OF BOllLDER, STATE DF COLORADO 6 ~ FOFt: ME7iCULES LAND ANO DEVELOPAIENT COIAPANY '~t'`%~ DreNel. derrell k Co. ...~. ~.