Body
Department of
Reference:
To: Mayor Richard N. McLean and Members of City Council
Through: Manuel Esquibel, City Manager
Prepared By: Aaron Clark, Assistant City Planner
Date Prepared: April 6, 2015
PURPOSE
As outlined in Article 17-8 of the City of Brighton Municipal Code, a request to change the zoning designation of a property must be reviewed by the City Council at a public hearing and approved by Ordinance.
BACKGROUND
North Forest Office Space LLC, which owns and operates two commercial office buildings ("Telluride Business Park") at 191-195 Telluride Street, seeks to expand their operation to the 3.3 acre parcel immediately to the south (The "Woods Property"), as Telluride Business Park Phase 2.
Telluride Business Park is located on property zoned C-2, Restricted Retail and Services. The Woods Property currently has a zoning designation of R-3, Multiple-Family Residential. North Forest Office Space has requested that the Woods Property be rezoned to a C-2 designation, compatible with their business.
The Woods Property was zoned R-3 by Ordinance 905, which established new zoning for the entire City of Brighton. North Forest Office Space is in negotiations to purchase the property, which is planned for an expansion of their current use at Telluride Business Park, which is commercial and professional office space.
The area surrounding the Woods Property and Telluride Business Park is primarily residential and commercial. The Eastgate mobile home park lies to the west. To the north is more commercially zoned property at the corner of Bridge Street and Telluride Street. Pheasant Ridge lies to the east, which includes a small amount of commercial in a primarily residential neighborhood. To the south is another parcel zoned R-3.
COMPREHENSIVE LAND USE PLAN
In the Comprehensive Plan, the Woods Property is designated as being appropriate for "High-Density Residential" land uses, which calls for residential densities of greater than 5 dwelling units per net acre.
While the proposed rezoning of the Woods property to C-2 would differ from the high-density residential uses contemplated for this particular property in the Comprehensive Plan, this property directly borders Telluride Business Park, which has a commercial zoning and is designated as "Commercial" in the Comprehensive Plan. Furthermore, the commercial use contemplated at this site, which is an expansion of a commercial office use, is compatible with the context of the surrounding area.
STAFF ANALYSIS
While the land use proposed by North Forest is a commercial office use, which might be well served by a C-O or C-1 zoning, staff supports C-2 zoning for the sake of continuity with the parcel to the north that is already zoned C-2. Furthermore, North Forest occasionally hosts certain uses, such as "dispatched business services" including plumbers and electricians that are only permissible in a C-2 zone. The C-2 zoning would permit North Forest to maximize the utility of their commercial office space without permitting the more intensive uses that may be allowed by a C-3 zoning.
MUNICIPAL CODE
This request is in conformance with the provisions outlined in Article 17-8, Zone Changes, of the Brighton Municipal Code, as amended.
DRC REVIEW
The Development Review Committee (DRC) and referral agencies have reviewed the proposed zone change. None had any comment.
PLANNING COMMISSION
The Planning Commission reviewed the request and unanimously recommended approval to the City Council to alter the zoning designation from DT to C-2 at a regular meeting held on April 14, 2015.
PUBLIC INQUIRY
Staff has received no formal comments as of the date of this memorandum.
STAFF RECOMMENDATION
Staff finds that the application to rezone the property from R-3 to C-2 is in conformance with the Comprehensive Plan and Article 17-8-80, Zone Changes, of the Land Use and Development Code. Based upon the staff findings as herein noted, staff recommends approval of the application, and has therefore included a draft Ordinance for your review and consideration.
OPTIONS FOR COUNCIL'S CONSIDERATION
1. Approve the zone change request for the property.
2. Not approve the zone change request for the property with specific findings to justify the denial.
ATTACHMENTS
· Application Questionnaire
· Planning Commission Resolution 15-04
· City Council Ordinance (draft with exhibits)
· Map of Rezone Area