DEPARTMENT OF PLANNING AND COMMUNITY
DEVELOPMENT STAFF REPORT
PLANNING COMMISSION AGENDA ITEM #3:
Project Name:
Prepared By:
Sunlight Commercial #ZMA-12-04
Bob Keenan, Senior Planner (Ext.
260)
Through:
Tyler Gibbs, AIA, Director of
Planning and Community
Development (Ext. 244)
Planning
Commission (PC):
May 9, 2013
City Council (CC):
May 21, 2013 First Reading
June 4, 2013 Second Reading
Existing Zoning:
Residential Estate One, Low
Density (RE-1)
Proposed Zoning:
Commercial Services (CS)
Applicant:
Request:
BDMN Storage, LLC, C/O Tom
Fox, PO Box 772971, Steamboat
Springs, CO 80477
Project location
Parcel South
of 1878
Lincoln
Avenue and
across from
Curve Court.
Official Zoning Map Amendment to change the zoning from Residential
Estate One, Low Density (RE-1) to Commercial Services (CS) for a 3.55
acre portion of the 8.2 acre meets and bounds parcel located immediately
south of 1878 Lincoln Avenue.
Staff Report - Table of Contents
Section
I.
II.
III
IV.
V.
VI.
Staff Finding
Project Location
Background Information
Project Description
Staff/Agency Analysis
Attachments
Pg
3-2
3-2
3-2
3-3
3-3
3-5
3-1
Sunlight Commercial, #ZMA-12-04
PC Hearing: 05/09/2013
CC Hearing: 05/21/2013
CC Hearing: 06/04/2013
I. STAFF FINDING
Staff finds that the Zoning Map Amendment, #ZMA-12-04, to rezone 3.55 acres (proposed lot 1,
Sunlight Commercial Subdivsion) from Residential Estate One, Low Density (RE-1) to
Commercial Services (CS) is in compliance with the Community Development Code criteria for
approval for an Official Zoning Map Amendment. Please see attachment 2 for a depiction of the
portion of the parcel that is to be rezoned.
II. PROJECT LOCATION
III.
BACKGROUND INFORMATION
The subject parcel is a 8.2 acre meets and bounds parcel located immediately south of 1878
Lincoln Avenue. The site includes a relatively flat area towards Lincoln Avenue that is suitable
for development and then transitions to much steeper topography along the eastern portion of the
property. Through a separate application, the applicant is proposing a Preliminary Plat to
subdivide this parcel into three lots with only one of them being a buildable lot and excludes
development in areas where the slopes prohibit development.
This request is one of the steps needed in the applicant’s attempt to provide secondary access up
the hill towards their proposed 93 residential lot subdivision and creates a separate parcel for this
future roadway.
Department of Planning and Community Development
Staff Report
Page 3-2
3-2
PC Hearing: 05/09/2013
Sunlight Commercial, #ZMA-12-04
CC Hearing: 05/21/2013
CC Hearing: 06/04/2013
The Residential Estate One, Low Density (RE-1) zoning for the property was established in 2001
with the adoption of the new CDC. Prior to 2001, the parcel was zoned Agricultural and
Recreations (AR). The 2001 process to adopting new zoning districts eliminated the AR Zone and
converted all privately held parcels zoned AR to RE-1.
IV.
PROJECT DESCRIPTION
The proposed Zoning Map Amendment intends to rezone 3.55 acres (proposed lot 1 of the
Sunlight Commercial Subdivision) of the 8.2 acre parcel of land from Residential Estate One, Low
Density (RE-1) to Commercial Services (CS). The applicant is requesting this subdivision to
separate the land needed for the future secondary access to the newly proposed Sunlight
Residential Subdivision from the William Keith property and to create a legal commercial lot.
V.
STAFF / AGENCY ANALYSIS
Zone District Comparison
CDC Standard
Lot Coverage
Units Per Lot
Floor Area Ratio
Building Height
Overall Height
Average Plate Height
Front Setback
Side Setback
Rear Setback
Permitted Uses
RE-1
CS
0.25
2
No Max.
No Max.
None
No Max.
40 feet
28 feet
25 feet (principal
structure)
25 feet (principal
structure)
25 feet (principal
structure)
Single-Family w.
secondary unit
63’
None
5’ Min.
20’ Max.
0-7.5’ Min.
No Max.
7.5’
No Max.
Commercial and
Mixed Use
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:
Department of Planning and Community Development
Staff Report
Page 3-3
3-3
Sunlight Commercial, #ZMA-12-04
PC Hearing: 05/09/2013
CC Hearing: 05/21/2013
CC Hearing: 06/04/2013
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 will substantially conform to 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:
Staff finds this request is consistent with justifications (d). The proposed amendment is in
conformance with Steamboat Springs Area Community Plan and substantially furthers the
Community Plan’s preferred direction. The proposed rezoning is consistent with the
Future Land Use Plan of the Steamboat Springs Area Community Plan that depicts this
area as a Mixed Use Corridor. Commercial Services zoning is the most appropriate zone
district for Mixed Use Corridor.
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:
Staff finds the proposed zone change to CS is consistent with surrounding commercial and
mixed-use developments along the Lincoln Avenue commercial corridor. The subject site is
adjacent to CS zoning to the north and RE-1 zoning to the south. While the site is adjacent
to RE-1 zoned property to the south, staff finds that the proposal is compatible with this
criterion as these RE-1 properties are shown on the Future Land Use Map as Mixed Use
and will likely convert to CS zoning over time.
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:
Staff finds the advantages of rezoning the property outweigh the disadvantages to the
community and/or neighboring lands. The rezoning and potential commercial use of the
property provides a benefit to the City of Steamboat Springs and the surrounding area by
helping to realize the goals and objectives of the community.
Department of Planning and Community Development
Staff Report
Page 3-4
3-4
Sunlight Commercial, #ZMA-12-04
PC Hearing: 05/09/2013
CC Hearing: 05/21/2013
CC Hearing: 06/04/2013
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:
This amendment will be consistent with the purpose and standards of the Commercial
Services (CS) Zone District which is intended to provide “areas for commercial services
and goods primarily for residents...”
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:
The proposed change of Zoning will not have any adverse effects on the natural
environment. A Preliminary Plat for this site will remove the ability to develop any of the
sensitive areas on the site. Also, site development will be required to comply with all
applicable environmental standards established by the City.
VI.
LIST OF ATTACHMENTS
1. Applicant Narrative
2. Legal Description and Depiction
Department of Planning and Community Development
Staff Report
Page 3-5
3-5
ATTACHMENT 1
3-6
3-7
3-8
3-9
3-10
ATTACHMENT 2
3-11
3-12
3-13