HomeMy WebLinkAbout05/18/2023 - Planning and Zoning Commission - AGENDA - Regular MeetingPlanning and Zoning Commission Page 1 May 18, 2023
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Regular Hearing
May 18, 2023
6:00 PM
David Katz, Chair City Council Chambers - City Hall West
Julie Stackhouse, Vice Chair 300 Laporte Avenue
Michelle Haefele Fort Collins, Colorado
Adam Sass
Ted Shepard Virtual (Zoom or Telephone)
Samantha Stegner Cablecast on FCTV Channel 14 on Connexion &
York Channels 14 & 881 on Comcast
Planning and Zoning Commission
Hearing Agenda
Participation for this hybrid Planning and Zoning Commission meeting will be available online, by phone, or in
person.
Public Participation (In Person): Individuals who wish to address the Planning & Zoning Commission in person may
attend the meeting located in City Council Chambers at City Hall, 300 Laporte Ave.
Public Participation (Online): Individuals who wish to address the Planning & Zoning Commission via remote
public participation can do so through Zoom at https://fcgov.zoom.us/j/91526088666. Individuals participating
in the Zoom session should also watch the meeting through that site.
The meeting will be available to join beginning at 5:45 p.m. on May 18, 2023. Participants should try to sign in
prior to 6:00 p.m. if possible. For public comments, the Chair will ask participants to click the “Raise Hand” button
to indicate you would like to speak at that time. Staff will moderate the Zoom session to ensure all participants
have an opportunity to address the Commission.
(Continued on next page)
Packet pg. 1
Planning and Zoning Commission Page 2 May 18, 2023
• ROLL CALL
• AGENDA REVIEW
• PUBLIC PARTICIPATION
Individuals may comment on items not specifically scheduled on the hearing agenda, as follows:
• Those who wish to speak are asked to sign in at the podium if they are in person
• The presiding officer will determine and announce the length of time allowed for each speaker.
• Each speaker should state their name and address and keep their comments to the allotted time.
• Any written materials should be provided to the Secretary for record-keeping purposes.
• In person participates will hear a timer beep once and the time light will turn to yellow to indicate that
30 seconds of speaking time remains and will beep again and turn red when a speaker’s time to speak
has ended.
• CONSENT AGENDA
The Consent Agenda is intended to allow the Planning and Zoning Commission to quickly resolve items that
are non-controversial. Staff recommends approval of the Consent Agenda. Anyone may request that an
item on this agenda be “pulled” for consideration within the Discussion Agenda, which will provide a full
presentation of the item being considered. Items remaining on the Consent Agenda will be approved by the
Planning and Zoning Commission with one vote.
The Consent Agenda generally consists of Commission Minutes for approval, items with no perceived
controversy, and routine administrative actions.
Public Participation (Phone): If you do not have access to the internet, you can call into the hearing via phone.
Please dial: 253-215-8782 or 346-248-7799, with Webinar ID: 915 2608 8666.
The meeting will be available beginning at 5:45 p.m. Please call in to the meeting prior to 6:00 p.m., if possible. For
public comments, the Chair will ask participants to click the “Raise Hand” button to indicate you would like to speak
at that time – phone participants will need to hit *9 to do this. Staff will be moderating the Zoom session to ensure
all participants have an opportunity to address the Committee. Once you join the meeting: keep yourself on muted
status. If you have any technical difficulties during the hearing, please email smanno@fcgov.com.
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materials via email by 24 hours before the meeting. Please email any documents to smanno@fcgov.com.
Individuals uncomfortable or unable to access the Zoom platform or unable to participate by phone are encouraged
to participate by emailing general public comments you may have to smanno@fcgov.com . Staff will ensure the
Commission receives your comments. If you have specific comments on any of the discussion items scheduled,
please make that clear in the subject line of the email and send 24 hours prior to the meeting.
As adopted by City Council Ordinance 143, 2022, a determination has been made by the chair after consultation
with the City staff liaison that conducting the hearing using remote technology would be prudent.
Packet pg. 2
Planning and Zoning Commission Page 3 May 18, 2023
1. Draft Minutes for the P&Z March Regular Hearing
The purpose of this item is to approve the draft minutes of the March 23, 2023, Planning and Zoning
Commission hearing.
2. The Landings at Lemay Two – Rezone & Structure Plan Map Amendment
PROJECT
DESCRIPTION:
This is a request to amend the Structure Plan Map and rezone approximately 9
acres from the Industrial (I) zone district to the Medium Density Mixed-Use
Neighborhood (MMN) zone district. The rezoning request was prompted by the
approval of the first Landing at Lemay Rezoning, which created split zoning on
a parcel of land and discussion amongst staff, project applicants, and the
Planning and Zoning Commission about the logic of the remaining Industrial
zoning north of the first Landing at Lemay site.
APPLICANT: Thompson Thrift Residential
111 Monument Cir, Ste 1500
Indianapolis, IN 46204
STAFF ASSIGNED: Ryan Mounce, City Planner
• DISCUSSION AGENDA
3. Prospect Sports Standalone Modification Requests (3)
PROJECT
DESCRIPTION:
The first request is a request for a stand-alone Modification of a Standard that
states a limit on the height of a story in a commercial building. The applicants
intend to submit a development plan for a gym facility, but they want to resolve
the question of whether the building can be approved with its necessary height
for indoor volleyball, before investing in a full Project Development Plan
submittal.
The second request is a request for a stand-alone Modification of a Standard
that requires a new commercial building to be placed within 25’ of an abutting
arterial street and 15’ from other streets.
The third request is a request is a request for a stand-alone Modification of a
Standard that requires parking based on land use. The applicants intend to
submit a development plan for a gym facility, but they want to resolve the
question of whether the development can be approved with the proposed
parking number, before investing in a full Project Development Plan submittal.
APPLICANT: Amanda Hansen
RB+B Architects
315 E Mountain Ave, Ste 100
Fort Collins, CO 80524
STAFF ASSIGNED: Clark Mapes, City Planner
• OTHER BUSINESS
O Public Rules of Procedure
• ADJOURNMENT
Packet pg. 3
Agenda Item 1
Item 1, Page 1
AGENDA ITEM SUMMARY May 18, 2023
Planning and Zoning Commission
STAFF
Shar Manno, Customer and Administrative Manager
SUBJECT
MINUTES OF THE MARCH 23, 2023 P&Z HEARING
EXECUTIVE SUMMARY
The purpose of this item is the consideration and approval of the draft minutes of the March 23, 2023 Planning
& Zoning Commission hearing.
ATTACHMENTS
1. Draft March 23, 2023 P&Z Minutes
Packet pg. 4
David Katz, Chair City Council Chambers
Julie Stackhouse, Vice Chair City Hall West
Michelle Haefele 300 Laporte Avenue
Samantha Stegner Fort Collins, Colorado
Adam Sass
York Cablecast on FCTV, Channel 14 on Connexion &
Ted Shepard Channels 14 & 881 on Comcast
The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities
and will make special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224-
6001) for assistance.
Regular Hearing
March 23, 2023
Chair Katz called the meeting to order at 6:00 p.m.
Roll Call: Stegner, Katz, York, Shepard, Stackhouse, Haefele
Absent: Sass
Staff Present: Frickey, Yatabe, Guin, Axmacher, Schumann, Myler, Keith, Sizemore, Mounce, Gilchrest,
Buckingham, Betley, Claypool and Manno
Chair Katz provided background on the Commission’s role and what the audience could expect as to the order of
business. He described the following procedures:
•While the City staff provides comprehensive information about each project under consideration, citizen
input is valued and appreciated.
•The Commission is here to listen to citizen comments. Each citizen may address the Commission once for
each item.
•Decisions on development projects are based on judgment of compliance or non-compliance with city Land
Use Code.
•Should a citizen wish to address the Commission on items other than what is on the agenda, time will be
allowed for that as well.
•This is a legal hearing, and the Chair will moderate for the usual civility and fairness to ensure that
everyone who wishes to speak can be heard.
Agenda Review
Community Development and Neighborhood Services Director Paul Sizemore reviewed the items on the Consent
and Discussion agendas, stating that all items will be heard as originally advertised.
Planning and Zoning
Commission Minutes DRAFTPacket pg. 5
Planning & Zoning Commission
March 23, 2023
Page 2 of 9
Public Input on Items Not on the Hearing Agenda:
None.
Consent Agenda:
1. Draft Minutes from January 25, 2023, P&Z Hearing
2. CNG Shop Expansion MA
3. Thompson Thrift Annexation and Zoning
Public Input on Consent Agenda:
None noted.
Chair Katz did a final review of the items that are on consent and reiterated that those items will not have a
separate presentation unless pulled from the consent agenda.
Member Shepard made a motion that the Planning and Zoning Commission approve the Consent agenda
for the March 23, 2023 Planning and Zoning Commission hearing as originally advertised. Vice Chair
Stackhouse seconded the motion. Vote: 6:0.
Discussion Agenda:
4. North College Mobile Home Park Rezoning
Project Description: This is a City-initiated request to rezone 32.8 acres from the Low-Density Mixed-Use
Neighborhood (LMN) and Service Commercial (CS) zone districts to the Manufactured Housing (MH) zone district.
The rezoning is a continuation of City efforts begun in 2020 to preserve and protect existing manufactured housing
communities.
Recommendation: Approval
(**Secretary’s Note: Member Stegner withdrew from the discussion of this item due to a conflict of interest.)
Member Stackhouse disclosed that her brother-in-law is a resident of the North College Mobile Home Park;
however, she has not discussed this proposal with him nor does she believe it would impact her decision-making.
Additionally, she noted City Council will make the final decision on this proposal.
Staff Presentation
Ryan Mounce, City Planner, stated this item is a request for a rezoning of approximately 33 acres of the North
College Mobile Home Park from the Low-Density Mixed-Use Neighborhood (LMN) and Service Commercial (CS)
zone districts to the newly created Manufactured Housing (MH) zone district. He noted this is a City-initiated
request with the goal of continuing some of the City’s policy and preservation work regarding mobile home parks
and is involuntary on the part of the property owners. Additionally, he noted the final decision maker will be City
Council.
Mounce showed a map of the property and further detailed the mobile home preservation work which started in
2020. He discussed the staff analysis of the rezoning criteria which relate to consistency with the City’s
Comprehensive Plan, whether the proposed rezoning is compatible with existing land uses around the site, whether
there would be impacts on the natural environment, and the extent to which the amendment would result in a
logical and orderly development pattern. He stated the majority of policy guidance supports the zoning change and
staff is recommending its approval.
DRAFTPacket pg. 6
Planning & Zoning Commission
March 23, 2023
Page 3 of 9
Commission Questions
Chair Katz asked if there is a current fear of redevelopment of the property or if this is a proactive protective
measure. Mounce replied no plans for redevelopment have been discussed; however, the rezoning would send the
strong policy signal that the City values the existing use of the property and desires its protection even with
changes that may come to the corridor.
Public Input
Mary (no last name given) expressed support for mobile home parks and affordable housing, but asked if any
consideration has been given to making the parks more attractive.
Chair Katz stated that issue is not being considered.
Commission Questions and Deliberation
Member Shepard commended the staff report and stated he is comfortable with the staff findings that this rezoning
is compliant with plans and policies adopted by Council.
Vice Chair Stackhouse concurred and noted this action continues a series of rezoning decisions.
Members York and Haefele also concurred.
Chair Katz stated affordable housing stock is important; however, he fundamentally opposes over-regulation and
fears the placement of roadblocks that may need to be undone in the future. He stated he would strongly consider
the property rights of the owners if they were in opposition.
Member Shepard made a motion that the Planning and Zoning Commission recommend that City Council
approve the rezoning of the North College Mobile Home Park to the Manufactured Housing zone district
consistent with the staff recommendation finding the rezoning is consistent with the Comprehensive Plan,
is warranted by changed conditions within the neighborhood surrounding and including the property, the
rezoning would be compatible with existing and proposed uses surrounding the property and is the
appropriate zone district for the property. Further, the rezoning would not result in significant adverse
impacts on the natural environment, and the rezoning would result in a logical and orderly development
pattern. This decision is based upon the agenda materials, the information and materials presented during
the work session and this hearing, and the Commission discussion on this item. Member York seconded
the motion. Yeas: Haefele, Stackhouse, York, and Shepard. Nays: Katz.
THE MOTION CARRIED.
5. Ziegler-Corbett ODP Major Amendment
Project Description: This is a request for a major amendment to the Ziegler-Corbett Overall Development Plan
(ODP) located southwest of the intersection of Ziegler Road and Paddington Road. The original ODP, approved in
February 2022, is a mixed-use project consisting of 400-700 residential dwelling units, a childcare center, and
50,000 square feet of commercial or community facility space. A major amendment is required to incorporate an
additional enclaved parcel into the boundary of the ODP. No additional development is proposed; however, the
boundary change creates an opportunity to shift the site’s primary access along Ziegler Road to align with Hidden
Pond Drive an install a private traffic signal, which has implications for broader circulation patterns in the vicinity.
Recommendation: Approval
DRAFTPacket pg. 7
Planning & Zoning Commission
March 23, 2023
Page 4 of 9
Staff and Applicant Presentations
Member Shepard disclosed he has visited the site and has driven through the neighborhoods.
Manno stated some additional public comments have been received in favor of a traffic light being placed at Ziegler
Road and Paddington/Grand Teton.
Ryan Mounce, City Planner, gave the staff presentation. He provided information regarding the original ODP and
stated the proposed major amendment would expand the size of the ODP by incorporating one additional property
which allows for the consideration of shifting the main access point to the property further north to align with Hidden
Pond Drive. Additionally, a traffic signal is being proposed for that intersection. He noted there are no proposed
changes to the land uses or densities from the original ODP. He showed images of surrounding properties.
Mounce addressed questions from the work session noting the proposed signal would be funded by the project
applicants but would ultimately be owned and maintained by the City and would be a stereotypical signal. He also
discussed the street type and necessary right-of-way should a connection be provided to the north.
Chris Beabout, Landmark Homes, discussed the proposed major amendment to add an additional approximately
two-acre property and change to the property entrance to align with Hidden Pond Drive. He also noted the overall
density and land uses that were originally approved will not be changing.
Jason Sherrill, Landmark Homes, commented on the benefits of including the extra parcel in the ODP and aligning
the entrance with Hidden Pond Drive. He noted a new traffic study was prepared as part of this proposed major
amendment and it showed a signal at the Hidden Pond intersection would be warranted.
Mounce detailed the original ODP which placed the main access to the property further south with a channelized T
intersection. He also discussed the proposed full-movement intersection with a signal at the Hidden Pond that was
made possible by the addition of the new parcel. He noted all of the proposed land uses for the property are
permitted in the Harmony Corridor zone district and the density remains the same as the original ODP. He also
discussed the approved alternative compliance request for the ODP which provided bike and pedestrian access
only north to Paddington Road.
Mounce discussed the City’s Master Street Plan and the decision to remove the Corbett Drive collector street level
connection to Paddington Road from the Plan. He outlined the comments received by staff regarding Ziegler Road,
the entrance to the property, and signal locations. He noted including a local street connection north to Paddington
Road would likely warrant the need for a signal at the Ziegler/Paddington/Grand Teton intersection. He stated a
local street connection would function similarly to a collector street, which was previously removed from the Master
Street Plan. However, he noted the placement of that signal has been desired and would help fulfill a goal of the
Active Modes Plan, though such a signal is not currently warranted based on current traffic conditions.
Mounce further detailed the proposed signalized intersection at Ziegler and Hidden Pond, which would also fulfill
the goal in the Active Modes Plan. However, installation of this signal would preclude the placement of a signal at
the Paddington and Grand Teton intersection. Additionally, he noted public input has shown a signal at Hidden
Pond prioritizes new development over existing neighborhoods and may increase traffic in the Hidden Pond
neighborhood, which has no outlet. Mounce stated staff is ultimately recommending the major amendment as
proposed with the signal at Hidden Pond.
Commission Questions
Member Haefele asked if there would ever be a scenario wherein a signal at Ziegler and Hidden Pond would be
replaced by a signal at Paddington. Mounce replied that would be unlikely in the foreseeable future.
Chair Katz requested input from the City’s Traffic Engineers. Steve Gilchrest, Traffic Operations, replied the
amount of traffic that is going to be generated from this development will meet the Federal Highway Administration
guideline warrants for a signal at Hidden Pond. However, the warrants are not met at the
Paddington/Ziegler/Grand Teton intersection at this time. He did note the Hidden Pond location is not the ideal DRAFTPacket pg. 8
Planning & Zoning Commission
March 23, 2023
Page 5 of 9
location for the signal and the Paddington intersection would typically be the intersection that would be signalized to
match the grid pattern.
Chair Katz asked what would occur if there was a connection from the ODP on Edmonds to Paddington. Gilchrest
replied there would then be the potential for a signal at Paddington and Grand Teton; however, there is still the
issue of the street functioning more as a collector than a local street which is how it would be built.
Vice Chair Stackhouse requested clarification on what action would be required for the Commission to consider the
alternative of Corbett being a through street. Gilchrest replied changing the designation of the connecting street to
a collector would require approval by Council; however, the local street connection would not.
Chair Katz asked Matt Delich, Traffic Engineer for the applicant, if his findings match those of the City. Mr. Delich
replied the findings are essentially the same.
Vice Chair Stackhouse asked Mr. Delich if he did the traffic study for the original ODP. Mr. Delich replied in the
affirmative.
Vice Chair Stackhouse asked if the change to the ingress/egress is what now warrants signalization as opposed to
the originally planned channelized T. Mr. Delich clarified the channelized T was not lined up with Hidden Pond and
he outlined the function of that type of intersection. He also noted Hidden Pond, while not exactly at the desired
half-mile spacing for signals, is only about 400 feet from Paddington.
Member York asked if the proposed crossing at Hidden Pond would only be button-activated for pedestrians or if it
would also have cameras for automatic changing. Gilchrest replied the new standard for traffic signals will have
video detection for bikes, though pedestrians will need to push a button.
Member York asked how the low-stress bicycle network on Paddington will connect to the proposed signal.
Gilchrest replied there will still be a bike/pedestrian connection on Edmonds north to Paddington though there is no
other connection.
Member Shepard noted there are several ‘F’ level of service grades for various movements at the current
Ziegler/Paddington/Grand Teton intersection, including a right turn. He questioned why that does not warrant a
signal. Gilchrest replied it does not, partly because it is a single-lane movement.
Member Shepard asked if there are similar delays to this intersection elsewhere in the arterial network. Gilchrest
replied he could not name one, but stated they likely exist. Mr. Delich concurred there are probably a number of
intersections with similar delays and noted Fort Collins allows level of service ‘F’ for minor street movements off
arterials because there is nothing that can be done.
Member Haefele asked about the proposed use for the added parcel. Mr. Sherrill replied the parcel will blend into
the commercial component and will likely be where the daycare center and additional detention will be located.
Member Shepard stated he was surprised at the high vehicle count on Paddington between Kingsley and Ziegler.
He asked if Paddington is the shortest collector in the city. Gilchrest replied it is one of the shorter ones.
Member York asked if the Hidden Pond Drive signal would also need to be approved by Council. Gilchrest replied
that would not be a change to the Master Street Plan as it does not include signals.
Public Input
Janet Zuniga discussed high speeds and traffic difficulties in the area and stated neighbors have been requesting a
signal at Grand Teton/Paddington/Ziegler for about fifteen years.
Jeff Janelle suggested the high number of cars on Paddington is a result of the traffic that filters from Fox Meadows
and Sunstone using Caribou, Sunstone, then Paddington. He questioned how this new development could warrant
a signal when the existing neighborhoods do not. He provided a suggestion for an intersection design.
DRAFTPacket pg. 9
Planning & Zoning Commission
March 23, 2023
Page 6 of 9
Brad Kreikemeier requested the Commission consider placing the signal at Paddington as it would serve more
neighborhoods.
Dan Bartran discussed the existing traffic in the area and expressed concern about the possibility of making a
roadway connection from the new development to the north.
Stephen Clarke expressed support for the suggestion made by Mr. Janelle. He stated he would like to work with
developers to help mitigate traffic if the light is placed at Hidden Pond and stated he would not like the road name
to continue to the west.
Tamara Burnside also expressed support for Mr. Janelle’s suggestion. She stated placing a signal at Hidden Pond
will cause traffic back-ups and make it more difficult for cars exiting her neighborhood to turn south.
James King opposed having a connection to Paddington from the new development and supported the focus on the
signal being at Hidden Pond.
Craig Latzke expressed concern regarding safe bicycle and pedestrian crossings of Ziegler and the ability to safely
exit his neighborhood. He opposed the placement of the signal at Hidden Pond stating it is more logical to place it
at Paddington. He encouraged the Commission to recommend to Council that it reevaluate the policy decision
regarding the Master Street Plan.
Sara Olsen stated the reasonable solution is to place the signal at Paddington.
Deanna Ortiz stated the logical location for a signal is not at Hidden Pond.
Irene Stein stated she had previously been supportive of removing the connection to her neighborhood from the
Master Street Plan though she no longer has concerns about that connection. She supported placing a signal at
Paddington and Ziegler.
Jenny Simpson expressed concern about the placement of a signal at Hidden Pond and stated the neighborhoods
have been seeking a signal at Paddington for years. She also expressed support for Mr. Janelle’s suggestion.
Applicant Response
Mr. Sherrill stated moving the access to Hidden Pond is a positive and that change warrants a signal. He stated
that signal will provide some relief for southbound cars coming out of the neighborhoods. He stated the geometry
of the connection suggested by Mr. Janelle does not seem to be realistic particularly given the fact the design
would decrease detention pond space. He stated having full-movement access at Edmonds makes sense.
Staff Response
Mounce discussed Mr. Janelle’s suggested design and stated staff has some concerns about its viability,
particularly given concerns about detention pond space and the location of the intersection. He commented on the
importance of knitting neighborhoods together with multiple access points to different arterial streets. He
acknowledged a signal at Paddington would fit best into the system and stated there is a great deal of uncertainty
at the staff level around whether the connection between the new development and English Ranch to Paddington
can be made or not.
Commission Questions and Deliberation
Vice Chair Stackhouse thanked the individuals who spoke. She asked if a signal would ever be warranted at
Paddington without the connection being made to the north. Mounce replied that signal is not warranted based on
current conditions.
Member York asked what regulations exist for one-way roads in Fort Collins that would apply to the design
suggested by Mr. Janelle. Gilchrest replied he would need to look into the regulations but noted Fort Collins does
not have many one-way streets. DRAFTPacket pg. 10
Planning & Zoning Commission
March 23, 2023
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Member Shepard requested confirmation that a local street that moves around an ODP does not require amending
the Master Street Plan given the Plan only deals with arterials and collectors. Mounce confirmed that is correct.
Member Stegner asked if there is any chance staff could communicate with the existing neighborhoods about
making the Edmonds roadway connections. Mounce replied there are always additional opportunities for
engagement, but concerns remain around additional traffic and safety issues.
Chair Katz stated it does appear that placing the signal at Paddington makes the most sense; however, the larger
picture and fact that Hidden Pond warrants a signal must be considered. He noted the Commission should really
only be discussing the major amendment proposal. He stated he would support the Hidden Pond signal and the
major amendment.
Vice Chair Stackhouse suggested the Commission discuss the alternative plan and issue of the Master Street Plan
and what the Commission can and cannot consider.
Member Shepard commented on the development agreement language that seems to indicate a local street
connection is still a possibility and that connection would then warrant a signal at Paddington/Grand Teton/Ziegler.
Mounce clarified the Edmonds connection would not present the same stormwater challenges as would the
suggestion made by Mr. Janelle.
Member Shepard asked if the detention provided in English Ranch met the stormwater criteria that were in place at
the time of development. Sophie Buckingham, Engineering, replied it is possible the standards have changed and
there would not likely be a requirement to bring the existing conditions up to current standards unless changes
were made to the site.
Chair Katz asked about the approved alternative compliance from the ODP approval. Mounce replied there are
standards requiring mid-block connections for properties of a certain length, which is the Edmonds and Paddington
intersection in this case. Therefore, a local street would typically have been required there and the alternative
compliance request converted that connection to a bike and pedestrian connection only due to the opposition that
was heard about the connection as well as the policy history of removing the collector-level street connection.
Vice Chair Stackhouse expressed concern about Mr. Janelle’s suggested design potentially adding significant cost
without any certainty that issues could be mitigated; however, she stated she is open to talking more about the
connection at Edmonds.
Assistant City Attorney Brad Yatabe stated property will likely need to be acquired to make the Edmonds
connection, which is not a guarantee. He reminded the Commission it needs to make a decision regarding the
major amendment application based on applicable criteria, and if the Commission does not believe the application
meets those criteria, it will need to articulate why.
Member Stegner stated the neighborhoods may not have fully realized that implementing a signal at Hidden Pond
would eliminate having a signal at Paddington and therefore they may be more willing to now consider having the
Edmonds local street connection.
Vice Chair Stackhouse noted the issue was discussed extensively at the first hearing and it was determined that
without the local street connection at Edmonds, there would be virtually no likelihood of there being a signal at the
intersection of Paddington and Ziegler. She questioned who owns the land where the planned bike and pedestrian
connection exists. Member Shepard replied the property owner provided citizen input and suggested the
Commission refer to a local street connection in a broader sense. He also stated the citizen input indicated there is
a willingness on the part of the English Ranch South HOA to negotiate easement or acquisition as a willing seller
for a local street connection.
Member Shepard suggested a motion could be made that approves the amended ODP with the condition that a
practically-aligned local street connection to Paddington Road from Union Park would be a superior ODP attribute
than the alternative compliance that was approved in February of 2022. He noted new information has come to DRAFTPacket pg. 11
Planning & Zoning Commission
March 23, 2023
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light since that time and clarified the condition would aid in compliance with Section 3.6.3 of the Land Use Code to
provide a local street connection to English Ranch South in lieu of the signal location as proposed at Hidden Pond.
Chair Katz asked if that condition is being suggested because Member Shepard feels the proposed major
amendment does not comply with the Land Use Code. Member Shepard replied the proposal relies on alternative
compliance and now that the new parcel has been added to the ODP, an opportunity exists to improve compliance
with the Land Use Code by moving from alternative compliance to full compliance with Section 3.6.3.
Chair Katz stated it appears that condition is contingent upon something over which the applicant has no control.
Vice Chair Stackhouse asked Member Shepard if his condition references a good faith effort noting, if this major
amendment is denied, that reverts the design back to the channelized T intersection. Member Shepard replied he
is optimistic a good faith effort could result in a local street connection based on what he heard during citizen input.
He also stated it is fairly common for a developer to need to pursue an off-site acquisition.
Member Haefele concurred with Member Shepard’s suggestion and stated there are three possible outcomes, the
worst possible of which would be the channelized T, the best possible of which would be a connection from English
Ranch to the new development and a signal at Paddington and Grand Teton at Ziegler, and the third outcome
being the signal at Hidden Pond and Ziegler. She questioned the most appropriate language to be added to the
motion that encourages seeking the best alternative.
Member York asked if the developer would need to return with a new application should it seek to make the
connection to Paddington and put the signal at Paddington and Ziegler. Assistant City Attorney Yatabe replied the
plan would need to be amended if the Commission approves the major amendment as presented. Mounce
concurred and stated moving ahead with the local street connection would result in a change in character which
would therefore require another application and hearing.
Assistant City Attorney Yatabe suggested asking the developers if they are amendable to a condition and also
noted continuing the item is a possibility.
Mr. Sherrill stated it is difficult to commit to something that they cannot control. He requested the Commission
consider the major amendment as presented.
Member Shepard asked Gilchrest if there would ever be any consideration for a variance to traffic signal spacing
based on local conditions that would result in a signal at Paddington in addition to the proposed signal at Hidden
Pond. Gilchrest replied it is unlikely given the minimal distance between the two intersections. He suggested it
could be considered for restricted movement, however.
Chair Katz requested the Commission refocus on the major amendment’s compliance with the Land Use Code.
Vice Chair Stackhouse stated she does not believe the problem is being solved; however, she stated she would
make a motion.
Vice Chair Stackhouse made a motion that the Fort Collins Planning and Zoning Commission approve the
Ziegler-Corbett ODP Major Amendment, MJA220004. The Commission finds that the major amendment
complies with all applicable Land Use Code requirements. The decision is based upon the agenda
materials, the information and materials presented during the work session and this hearing, and the
Commission discussion on this item, and further, this Commission hereby adopts the information,
analysis, findings of fact, and conclusions regarding this major amendment contained in the staff report
included in the agenda materials for this hearing. Member Haefele seconded the motion.
Vice Chair Stackhouse stated the right outcome is a connection from the ODP site to Paddington, and she would
like to see that happen; however, the proposal before the Commission, while not the best solution, is better than the
previous proposal.
DRAFTPacket pg. 12
Planning & Zoning Commission
March 23, 2023
Page 9 of 9
Member York asked if it would be possible to amend the motion with language to not preclude the option to make
the local street connection. Vice Chair Stackhouse replied she would not be inclined to do that given there is not a
specific plan.
Member Shepard stated he would not support the motion as the major amendment does not comply with Section
3.6.3(E) and (F) of the Land Use Code and the previously approved alternative compliance is now inapplicable.
Additionally, he stated not connecting these neighborhoods to one another also violates City Plan policy.
Vice Chair Stackhouse clarified that not approving this major amendment would reinstate the channelized T.
Member Shepard stated he does not necessarily concur with that statement.
Member Haefele stated she would support the motion given it results in not the worst solution.
Member York concurred with Member Shepard that the proposal does not meet the goals of the Land Use Code.
Member Shepard noted the 2010 Master Street Plan amendment which eliminated the extension of Corbett Drive
was not staff-driven.
The vote on the motion was as follows: Yeas: Haefele, Stackhouse, Stegner, and Katz. Nays: York and
Shepard.
THE MOTION CARRIED.
Vice Chair Stackhouse encouraged the developers to have discussions with the neighborhood.
Member Shepard noted the Commission received and read emails from residents received today.
Other Business
CDNS Director Sizemore requested the Commission have a second hearing in April regarding a change to the
Land Use Code related to water adequacy as there are already a number of items on the regularly-scheduled April
hearing agenda and Council would like to discuss the item in May.
Member Shepard asked if the water adequacy Land Use Code change could be considered a consent item. Clay
Frickey, Interim Planning Manager, replied placing this item on the second hearing date will allow staff an extra
week to prepare materials.
Chair Katz asked why Council needs to hear the item in May. Frickey replied part of that is due to a pending water
court issue.
Adjournment
Chair Katz moved to adjourn the P&Z Commission hearing. The meeting was adjourned at 8:59 PM.
Minutes respectfully submitted by Shar Manno.
Minutes approved by a vote of the Commission on: May 18, 2023.
Paul Sizemore, CDNS Director David Katz, Chair DRAFTPacket pg. 13
Development Review Staff Report Agenda Item 2
Planning Services Fort Collins, Colorado 80521 p. 970-416-4311 f. 970.224.6134 www.fcgov.com
Planning and Zoning Commission Hearing: May 18, 2023
The Landing at Lemay Two Rezone & Structure Plan Map Amendment, #REZ230001
Summary of Request
This is a request to amend the Structure Plan Map and rezone
approximately 9 acres from the Industrial (I) zone district to the
Medium Density Mixed-Use Neighborhood (MMN) zone district. The
rezoning request was prompted by the approval of the first Landing
at Lemay Rezoning, which created split zoning on a parcel of land
and discussion amongst staff, project applicants, and the Planning
and Zoning Commission about the logic of the remaining Industrial
zoning north of the first Landing at Lemay site.
Zoning Map
Next Steps
After receiving a recommendation from the Planning and Zoning
Commission, the proposed Structure Plan amendment and rezoning
will be presented to City Council for consideration of approval via
ordinance.
Site Location
Located southeast of the Lemay Avenue
overpass over Vine Drive.
Petitioner
Thompson Thrift Residential
111 Monument Circle, Suite 1500
Indianapolis, IN 46204
Owners
John James & Marlena Niforos,
Representatives of the Tonia Niforos Estate
705 14th Street SE 303
Loveland, CO 80537
Staff
Ryan Mounce, City Planner
Contents
1. Project Introduction .................................... 2
2. Public Outreach ......................................... 5
3. Land Use Code Article 2 Procedural
Standards .......................................................... 5
4. Land Use Code Article 2 Standards .......... 6
5. Findings of Fact/Conclusion .................... 11
6. Recommendation ..................................... 11
7. Attachments ............................................. 11
Recommendation
Approval
Packet pg. 14
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1. Project Introduction
A. PROJECT DESCRIPTION
The petitioners are requesting an amendment to the Structure Plan and Zoning Maps for a proposed 9.4-acre
rezoning from the Industrial (I) zone district to the Medium Density Mixed-Use Neighborhood (MMN) zone
district. The Structure Plan map is proposed to be changed from the Industrial Place Type to the Mixed
Neighborhood Place Type to align with the proposed MMN zoning designation. There are no immediate
development proposals for the property, however, the rezoning would alter the characteristic of future
development from office and light industrial land uses to primarily residential land uses.
Site & Zoning Vicinity Map
Packet pg. 15
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B. BACKGROUND & CONTEXT
The site was annexed in 1986 as part of the larger Fort Collins Business Center Annexation. Under the
zoning designations at the time, the site was zoned Light Industrial (IL), conditioned upon the property being
developed as a planned unit development. While development was contemplated for the site shortly after
annexation in the 1980’s, the site remains vacant and undeveloped.
In February 2023, City Council approved a rezoning request for the land immediately south of the property,
known as The Landing at Lemay Rezoning, from the Industrial Zone District to the Medium Density Mixed-
Use Neighborhood Zone District. A development proposal for multifamily dwelling on The Landing at Lemay
Rezoning site is currently under review. The Landing at Lemay Two Rezoning site is the remainder of one
parcel of land in the original Landing at Lemay Rezoning.
When the first Landing at Lemay Rezoning was first submitted for review in 2021, staff and the project
applicants discussed the merits of including the current site in the overall rezoning effort, however, unlike the
boundaries of the first Landing at Lemay Rezoning, this site was not being immediately considered for a
future development proposal. In addition, staff had recently begun the East Mulberry Corridor Plan update
process and felt the land use designation for the site could be evaluated more holistically alongside other
potential corridor-wide land-use and zoning changes.
As the first rezoning moved through the review process the East Mulberry Corridor Plan was temporarily
paused and the timeline to consider other corridor-wide land use changes was delayed in comparison to the
first rezoning application. At the December 2022 Planning and Zoning Commission hearing on the first
Landing at Lemay rezoning, concerns were raised about the viability and compatibility of the split zoning.
Specific concerns included uncertainty about what buffering may or may not be needed given the direct
interface of residential and industrial zoning designations, and that the characteristics and justification for the
first Landing at Lemay rezone applied to an even greater degree to the remainder of the site.
With these concerns in mind, staff encouraged the applicants for the first Landing at Lemay rezoning to
submit this second rezoning request for Planning and Zoning Commission and City Council consideration.
The rezoning request may resolve these zoning uncertainties in a more timely and direct approach rather than
relying on the delayed East Mulberry Corridor Plan process.
1. Surrounding Zoning and Land Use
North South East West
Zoning Employment (E), Industrial
Light (IL – Larimer
County)
Medium Density Mixed-
Use Neighborhood
(MMN – recently
rezoned)
Employment (E),
Industrial Light (IL –
Larimer County)
Low Density
Residential (RL), Low
Density Mixed-Use
Neighborhood (LMN)
Land
Uses
Undeveloped land,
Burlington Northern Santa
Fe railroad yard
Vacant land / Proposed
multifamily dwellings
Vacant land & various
industrial and custom
industry / workshop
uses
Single-unit dwellings,
Institutional (Place of
Worship, Museo de las
Tres Colonias)
Beyond adjacent land-uses, a prominent characteristic of the site is its isolation due to nearby edges and barriers
which limit connectivity and visibility from several directions:
North of the site, the Burlington Northern Santa Fe railroad tracks and switching yard prevent street
connectivity from Vine Drive.
Packet pg. 16
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West of the site features the the re-aligned Lemay Avenue as it curves and increases in height, building
towards the overpass over Vine Drive. While the site has frontage along Lemay Avenue, visibility and direct
access is limited due to grades. .
Following future development, the site’s eastern edge will be defined by an extension of Cordova Road, a
collector street that is intended to curve 90 degrees at the approximate location of its frontage with this site
and then travel parallel to the old runways of the Fort Collins Airpark and connect with International Drive and
Timberline Road. Given the older local streets of the airpark and the much wider right-of-way of newer
collector street standards, Cordova Road is likelty to create a more defined edge between development on
either side of the street once it has been constructed.
C. OVERVIEW OF MAIN CONSIDERATIONS
A primary consideration of the proposed rezoning is the discussion at the first Landing at Lemay Rezoning
hearing in December 2022. Staff and commissioners discussed that this site, the remnant of industrial land
resulting from the first rezoning, is characterized by the same conditions that justified the first Landing at
Lemay Rezoning from the Industrial to Medium Density Mixed Use Neighborhood zone district. In the case of
access and visibility, this site may suffer even more than the first rezoning given its odd shape and location
between a railroad switching yard and the highest portions of the Lemay Avenue overpass over Vine Drive.
An additional concern was raised that by leaving this site under an industrial zoning designation, when the
first Landing at Lemay multifamily proposal moves forward it will create a requirement for buffering between
industrial and residential land uses while staff may be simultaneously planning zoning changes via updates to
the East Mulberry Corridor Plan.
The proposed rezoning would resolve the uncertainty over buffering requirements between the current
Medium Density Mixed Use Neighborhood and Industrial interface, and in staff’s evaluation detailed below,
would create a more logical and orderly development pattern by unifying a larger strip of MMN zoning as a
buffer between industrial development to the east (Fort Collins Airpark and undeveloped Employment land)
and the lower density residential neighborhoods to the west across Lemay Avenue.
Five criteria govern the review and findings on rezonings. They can be paraphrased as ‘consistent with the
comprehensive plan’; ‘warranted by changed conditions’; ‘compatible with surrounding uses’; ‘impacts to the
natural environment’; and ‘a logical and orderly development pattern’. These criteria are explained and
evaluated in detail within the staff analysis section of this report below and are substantially similar to the
same characteristics and analysis provided by staff in the first Landing at Lemay Rezoning given the sites
share a similar context.
The first Landing at Lemay Rezoning included two staff recommended conditions of approval. One condition
related to buffering requirements along the future Cordova Road right-of-way, which was ultimately not
recommended by the Planning and Zoning Commission based on consideration that it would be substantially
similar to buffering requirements that would also be applied during a Project Development Plan (PDP) review.
Based on this prior discussion, staff is not recommending a similar condition of approval with this rezoning.
A second set of staff conditions was recommended during the first rezoning related to encouraging stronger
policy support for the change to a residential designation. Staff is not recommending these conditions for this
rezoning as the site is substantially smaller in size and suffers to an even greater degree with visibility and
access issues that are the primary justification criteria for the rezoning. In addition, the opportunity to create a
more logical and orderly development pattern in association with the first rezoning lends additional support
and justification without the need for the same set of conditions recommended with the first rezoning.
Packet pg. 17
Planning and Zoning Commission Hearing - Agenda Item 2
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2. Public Outreach
A. NEIGHBORHOOD MEETING
A neighborhood meeting for the first rezoning was held in October 2021 and a meeting summary is attached.
This first neighborhood meeting indicated rezoning boundaries that originally included this site. A separate
neighborhood meeting to discuss only the second Landing at Lemay rezoning was not held. The applicant’s
presentation focused on the proposed rezoning of the property from (I) to (MMN) zoning, and if approved,
plans for a future three-story multifamily residential project. Other elements of the applicant presentation
included highlighting opportunities and constraints of the property, such as proximity to Downtown and
employment areas, as well as the site being located in a floodplain which will require mitigation measures for
any future development of the property.
Concerns from meeting participants primarily related to potential impacts from future residential development,
including traffic, building heights, effects on wildlife, water availability, and suggestions to focus on trails and
multimodal connectivity and a desire for different types of housing and retail or restaurants in the vicinity.
B. PUBLIC COMMENTS:
No public comments have been received.
3. Land Use Code Article 2 Procedural Standards
A. PROCEDURAL OVERVIEW
1. Preliminary Design Review – PDR210013
A preliminary design review meeting was held on August 11, 2021.
2. Petition – REZ230001
The rezoning petition and Structure Plan Map amendment was received on January 27, 2023.
3. Neighborhood Meeting
A virtual neighborhood meeting was held on October 4, 2021, via Zoom.
4. Notice (Posted, Written and Published)
Posted Notice: January 30, 2023, Sign # 734
Written Hearing Notice: May 3, 2023, 391 addresses mailed.
Published Hearing Notice: May 8, 2023
Packet pg. 18
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4. Land Use Code Article 2 Standards
A. DIVISION 2.9 – AMENDMENT TO ZONING MAP
Applicable
Code Standard
Summary of Code Requirement and Analysis Staff
Findings
2.9.4 – Map
Amendment
Review
Procedures
This Code Section enables City Council to approve a change to the zoning map after
receiving a recommendation from the Planning and Zoning Commission; and contains
the applicable standards governing rezoning of property, as follows:
Any amendment to the Zoning Map involving the rezoning of land shall be
recommended for approval by the Planning and Zoning Commission or approved by
the City Council only if the proposed amendment is:
• Consistent with the City’s Comprehensive Plan; and/or
• Warranted by changed conditions within the neighborhood surrounding and
including the subject property.
Additional considerations for rezoning parcels less than 640 acres (quasi-judicial):
• Whether and the extent to which the proposed amendment is compatible with
existing and proposed uses surrounding the subject land and is the
appropriate zone district for the land.
• Whether and the extent to which the proposed amendment would result in
significantly adverse impacts on the natural environment.
• Whether and the extent to which the proposed amendment would result in a
logical and orderly development pattern.
Petitioners’ Justification: The petitioners’ justification and project narrative are attached
and address these criteria.
Staff Analysis: Staff analysis follows, for each criteria.
Complies
Staff Analysis:
Is the proposed
rezoning
“Consistent
with the City’s
Comprehensive
Plan”?
Consistency with City Plan, Fort Collins’ comprehensive plan, comes from both the
land use guidance provided by the Structure Plan Map and City Plan principles and
policies. City Plan also encourages the review of more specific subarea plans, adopted
as elements of City Plan. For this site, the 2002 East Mulberry Corridor Plan is relevant
for additional context and guidance.
City Plan & East Mulberry Corridor Plan – Land Use Framework:
The existing City Plan Structure Plan Map identifies the site as part of the Industrial
Place Type, consistent with its established industrial zoning. This industrial designation
is also represented in the Land Use Framework Map of the 2002 East Mulberry
Corridor Plan. These land use designations are not consistent with the proposed MMN
zoning, and a Structure Plan Amendment is required alongside a rezoning to create
the necessary alignment between site zoning and the land use guidance in these
policy documents.
Staff is currently working on updates to the East Mulberry Corridor Plan. If the
proposed Structure Plan Map amendment and rezoning are approved by City Council,
staff intends to reflect those changes in the upcoming Plan update.
City Plan & East Mulberry Corridor Plan – Policies
City Plan and East Mulberry Corridor Plan policies present a tension between a
handful of policies that seek both to ensure the success and preservation of the
community’s industrial and employment land supply, as well as policies seeking to
Complies
Packet pg. 19
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Applicable
Code Standard
Summary of Code Requirement and Analysis Staff
Findings
maximize housing opportunities and the efficient use of land for housing located along
transit and near employment and services.
Relevant City Plan policies:
Principle EH 4: Ensure that an adequate and competitive supply of space
and/or land is available to support the needs of businesses and employers of
all sizes.
Policy LIV 5.1: To enhance community health and livability, encourage a
variety of housing types and densities, including mixed-use developments
that are well served by public transportation and close to employment
centers, shopping, services, and amenities.
The East Mulberry Corridor Plan also includes relevant policies addressing both
additional housing opportunities and retention/expansion of industrial space and
businesses within the Mulberry corridor:
Principle EMC.LU-4: The East Mulberry Corridor study area supports the
retention of existing industrial and agricultural business uses and their future
expansion.
Policy EMC.LU – 4.1: Existing and future industrial uses will be supported
and focused along I-25 frontage and around the Fort Collins Downtown
Airport area.
Policy EMC.H-1.1: A variety of housing types will be developed within new
neighborhoods and located close to neighborhood shopping, employment,
and recreation.
Either set of policies could be used to support either the existing industrial designation
of the property to ensure a long-term supply of land available for industrial
development, or for a residential rezoning given the site’s proximity to major
employment centers, retail, and a direct to Downtown, including a transit route along
Lincoln Avenue.
Given the direction nearby zoning and land uses have been trending away from
industrial development, including multiple private and City-led rezonings, staff’s
evaluation is the rezoning is supportable under the policy guidance to encourage
housing that is in close proximity to shopping, transit, and employment. The site’s
limited size and constraints related to visibility and accessibility, discussed in the next
criteria, indicate the loss of potential industrial capacity is minimal and would not be
detrimental to the other policy guidance encouraging a competitive supply of industrial
land in the community.
Staff Analysis:
Is the proposed
rezoning
“Warranted by
Changed
Conditions
Within the
Neighborhood
Surrounding
and Including
The site's current industrial designation (and equivalent designations under prior
zoning) date to the property's annexation in the mid-1980s. The site was located in the
middle of a larger geographic area of industrial zoning split between the City and
Larimer County. To the south and west included other undeveloped or partially
developed industrial land along Lincoln Avenue and Buckingham Street and to the
east is the established airpark in Larimer County, featuring smaller-scale workshop
and custom small industry businesses.
Over the three decades since annexation and zoning, the vicinity has seen both
physical, adjacent zoning, and market-based changes that have altered the suitability
for certain types of industrial uses.
Complies
Packet pg. 20
Planning and Zoning Commission Hearing - Agenda Item 2
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Thursday, May 18, 2023 | Page 8 of 11
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Applicable
Code Standard
Summary of Code Requirement and Analysis Staff
Findings
the Subject
Property”?
Visibility & Connectivity
Following annexation and zoning, early plans for the site included the possibility of a
larger industrial planned unit development and older annexation agreements from the
1980s indicated future local streets would be constructed through the site and intersect
with Lemay Avenue. With the realignment of Lemay Avenue and the new overpass
over Vine Drive, the site no longer has direct arterial street access and suffers reduced
ground-level visibility due to the grade of the nearby overpass. Visibility and street
connectivity from the north is also limited by the BNSF railroad yard.
For certain types of industrial development such as logistics and warehousing, these
visibility and accessibility impacts, as well as the site’s odd shape and smaller size,
may reduce the suitability of the site for this type of industrial development. The City
Plan Employment Land Demand Analysis, attached, weighs visibility and direct arterial
and highway accessibility as some of the most important factors for industrial and
employment development suitability.
Changes in Adjacent Zoning
There have also been prominent reductions in the amount of industrially zoned land
around the project site. In 2015 and early 2023, two properties to the southwest were
rezoned from (I) to (MMN) and now feature a residential project (Capstone Cottages)
with attached and duplex housing and a proposal under review for multifamily
dwellings. Combined with the Andersonville and San Cristo neighborhood to the
northwest, the site now abuts primarily residential rather than industrial zoning.
Part of the rationale for the Capstone Cottages rezoning was that the former Link-N-
Greens golf course was rezoned from Public Open Lands (POL) to what is now the
Downtown (D) zone district to accommodate the new Woodward headquarters. This
resulted in a large net increase in employment in the vicinity, even factoring in the loss
of industrial land that became Capstone Cottages.
West of the site along Lincoln Avenue, former industrially zoned properties were also
recently included in a new sub-district of the Downtown (D) zone, recognizing the
growing shift in this area’s activity from traditional industrial developments such as
supply yards, manufacturing, and outdoor storage, to an area increasingly focused on
services and retail/tourism activities anchored by breweries.
Most recently in early 2023, a portion of the same parcel as this site was also rezoned
to the Medium Density Mixed Use Neighborhood zone district as part of the first
Landing at Lemay Rezone.
Given these rezonings and shifts in prior industrial activities, the site is now on the
edge of an industrial area rather than being within the middle of a broader industrial
district as envisioned in the 1980’s when the site was first annexed and zoned.
Market Dynamics / Industrial Development Demand & Available Sites
With policy direction in City Plan encouraging a long-term adequate supply of industrial
and employment land, staff also requested updated market and industrial development
history information from the applicants when considering the first Landing at Lemay
Rezoning. Summit Economics, hired by the applicant team, provided information that
since 2000 the average annual industrial development square footage built per year in
Fort Collins is approximately 55,000 square feet. While larger spikes of industrial
demand were observed in the 1980s and 1990s, the last several decades have
observed flat or even slightly decreasing industrial demand and development in Fort
Collins even as the population has continued to grow.
Packet pg. 21
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Applicable
Code Standard
Summary of Code Requirement and Analysis Staff
Findings
If these trends persist, Fort Collins should have ample industrial land available for new
development through 2040 and beyond. The most recent 2018 City Plan Trends and
Forces Report, attached, provided an estimate of 850 acres of remaining vacant
industrial land in the community. Assuming a 20% floor area ratio for new industrial
development, approximately seven acres of industrial land is needed each year to
meet recent average annual industrial demand. This does not account for additional
space achieved through redevelopment and intensification of existing sites, or
development of industrial space and activities in other commercial zone districts which
permit similar activities and land uses, such as custom small industry spaces.
While overall available space and land needs may be met, the quality and suitability of
the land is also an important factor. Larger sites with high visibility and highway access
are particularly suitable for logistics/warehousing and industrial flex space and have
been some of the most popular recent forms of new industrial development
regionally/nationally. However, the inventory of sites in Fort Collins meeting the
aforementioned criteria remain largely undeveloped. For example, large areas of
industrial zoned properties located along I-25 between Mulberry Street and Mountain
Vista Drive remain undeveloped.
The City Plan Trends and Forces report documents the growing popularity of this style
of industrial development with large warehouse space in back and
office/workshop/retail activities located up front in multi-tenant spaces. In recent years,
large new industrial flex developments have been constructed regionally in Loveland
near I-25 and Crossroads Boulevard and in Johnstown east of I-25 and US34. Fort
Collins has also seen several examples of this development in the Harmony
Technology Park and the under construction Mulberry Connection development near I-
25 and Mulberry.
Summary
Since the original annexation and zoning of the site, adjacent infrastructure and zoning
changes have eroded what was once planned as a larger and more cohesive industrial
area. Due to rezonings and the reorientation of preexisting industrial land toward
services, retail, and tourism-based activity, the site now sits at the edge of an industrial
area rather than in the middle. Changes in visibility and access due to the construction
of the Lemay Overpass may make the site less suitable for certain types of industrial
development, while demand for industrial space in Fort Collins over the past several
decades has been flat or slightly decreasing.
Given the suitability characteristics of the site, demand trends, and the remaining
inventory of industrial land in the community in more favorable locations, staff feels the
City’s overall industrial land inventory for the future remains intact if the proposed
rezoning is approved.
Staff Analysis:
“… Compatible
with Existing
and Proposed
Uses… and is
the Appropriate
Zone District
for the Land”
The site now sits at the edge between two different types of land-uses and zoning:
residential from the southwest to the north, and industrial/employment zoning from the
northeast to southeast. While the zoning context remains mixed, the future Cordova
Road right-of-way will partially buffer the site to the east and existing or future
industrial and employment development, while the more immediate boundary with the
site lies to the south with the newly rezoned Medium Density Mixed-Use Neighborhood
zoning. Given these factors, the staff’s evaluation to minimize compatibility impacts is
weighted towards the rezoning of the site to a residential designation. This would also
help clarify buffering and compatibility requirements for the first Landing at Lemay
Rezoning site that was discussed at its rezoning hearing.
Other qualitative compatibility factors related to intensity or possible nuisance and
quality-of-life issues are difficult to evaluate, especially for the industrial district which
permits a large variety of land-uses and has more potential for direct visual or noise
Complies
Packet pg. 22
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Applicable
Code Standard
Summary of Code Requirement and Analysis Staff
Findings
impacts given relaxed standards for industrial businesses to utilize outdoor storage,
heavy machinery and/or the presence of larger vehicles. Alternatively, a multifamily
proposal, the predominant type of development in MMN zoning may be considered a
more intensive use of the land from a traffic or building height perspective when
compared to some of the other nearby industrial development analogs in the nearby
airpark.
Ultimately, either land use would be expected to mitigate potential issues through Land
Use Code compatibility and buffer standards when a specific development is
proposed. In regard to impacts northwest of the site and the lower intensity residential
uses in the RL and LMN zones, impacts may be partially moderated due to the visual
and distance buffer provided by the overpass over Vine Drive and serve to improve
compatibility whether the site remains I or is rezoned to MMN.
Staff Analysis:
“…Adverse
Impacts on the
Natural
Environment…”
The site does not contain any identified sensitive or natural features and a rezoning
from (I) to (MMN) is not likely to substantially alter the level of intensity or impact on
the natural environment from either a future industrial or residential development.
Aerial imagery indicates the potential presence or past presence of prairie dogs on the
site and during any proposed future development will need to evaluate and provide
mitigation measures, regardless of the site’s zoning.
N/A /
Complies
Staff Analysis:
“…a Logical
and Orderly
Development
Pattern”
The site’s vicinity features a mix of different zoning designations and land-uses and
abuts both residential and industrial/employment zoning. Given the adjacent land uses
and the lack of a more cohesive land-use pattern, staff finds the proposed rezoning
would create a logical and orderly development pattern by extending an abutting area
of MMN zoning and using the future extension of Cordova Road to establish a clear
boundary and buffer between the more industrial airpark east of the site and the
residential areas to the west.
This reasoning would also resolve uncertainties about buffering requirements raised by
the presence of directly abutting industrial and residential zoning raised in discussions
during the first Landing at Lemay Rezoning hearing in December 2022.
Under the City’s industrial zone district Land Use Code standards, buffers are to be
established where the (I) district abuts residential zone districts or development as
follows:
A minimum eighty-foot deep landscaped yard shall be provided along any
boundary line that adjoins a residential land use or a zone district (whether within
or beyond the City's jurisdictional boundary) that is predominately characterized by
residential uses as permitted uses. This residential buffer yard may be reduced to
thirty (30) feet if the adjoining residential land use or zone district (whether within
or beyond the City's jurisdictional boundary) is separated by a public street.
Separately, there are also buffering requirements for residential development adjacent
to industrial uses. From the perspective of this site, the buffering requirement would be
80-ft wide adjacent to the first Landing at Lemay rezoning under the current industrial
zoning designation, further compromising this site’s size and viability for industrial
development alongside the site’s existing access and visibility constraints.
Also similar to the first Landing at Lemay rezoning, should this site be rezoned to a
residential zoning designation, there may be portions of the site that will be required to
buffer along the Cordova Road right of way where industrial uses exist to the east.
Finally, an MMN zoning designation for the site follows similar zoning and intensity
patterns established elsewhere in the community where multifamily residential and
MMN zoning is typically utilized as an intermediate zone district between nearby
commercial and industrial zoning and other lower intensity residential zone districts
such as LMN or RL.
Complies
Packet pg. 23
Planning and Zoning Commission Hearing - Agenda Item 2
REZ230001 | The Landing at Lemay Two Rezoning & Structure Plan Amendment
Thursday, May 18, 2023 | Page 11 of 11
Back to Top
Applicable
Code Standard
Summary of Code Requirement and Analysis Staff
Findings
Extending beyond the immediate vicinity, the site also has access to well established
employment areas along the Mulberry Corridor and Downtown, as well as the
amenities and shopping Downtown and just south of Lincoln Avenue at the Lemay
Crossing Shopping Center. Transit access on Lincoln Avenue in addition to the
aforementioned features make this site well suited towards providing amenities for
residential units.
5. Findings of Fact/Conclusion
In evaluating the petition for The Landing at Lemay Two Rezoning and Structure Plan Amendment from Industrial (I)
to Medium Density Mixed-Use Neighborhood (MMN), staff finds that the petition complies with the standards in
Section 2.9.
6. Recommendation
Staff recommends that the Planning and Zoning Commission approve a motion to recommend that City Council
approve The Landing at Lemay Two Rezoning and Structure Plan Amendment, #REZ2300001, based on the analysis
and Findings of Fact in the Staff Report.
7. Attachments
1. Rezoning Petition
2. Rezoning Map & Legal Description
3. Applicant’s Project Narrative & Justification
4. Industrial Land Use, Forecasts, and Absorption in Fort Collins Report
5. City Plan Land Employment Analysis
6. Neighborhood Meeting Summary
7. Staff presentation
Packet pg. 24
ITEM 2, ATTACHMENT 1
Packet pg. 25
ITEM 2, ATTACHMENT 1
Packet pg. 26
ITEM 2, ATTACHMENT 1
Packet pg. 27
ITEM 2, ATTACHMENT 1
Packet pg. 28
DRAFT
01-19-23
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THE LANDING AT LEMAY NORTH PARCEL REZONE MAP
A TRACT OF LAND LOCATED IN THE NORTHWEST QUARTER OF SECTION 7, TOWNSHIP 7 NORTH, RANGE 68 WEST OF THE 6TH
P.M., CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO
SURVEYOR'S STATEMENT
I, Robert C. Tessely, a Colorado Registered Professional Land Surveyor, do hereby state that
this map of land proposed to be rezoned in the County of Larimer, State of Colorado was
prepared under my direct supervision from existing documents of record and that the same is
true and correct to the best of my knowledge, information and belief.
For and on behalf of Northern Engineering Services, Inc.
Robert C. Tessely
Colorado Registered Professional Land Surveyor No. 38470 1 CITY OF FORT COLLINSLARIMER COUNTY, COLORADONOTES:
1) Subject Property Address: NO PUBLISHED ADDRESS
2) This survey does not constitute a title search by Northern Engineering to determine ownership or easements of record. For all information regarding property lines
and easements, Northern Engineering relied upon commitment number ABD25184271, dated 01/29/2021 by Land Title Guarantee Company.
3) This is not a statutory boundary survey, lines ran or shown have not been evaluated for title rights either written or unwritten.
4) This map is not a land survey plat or improvement survey plat, and it is not to be relied upon for the establishment of fence, building, or other future improvement
lines.
5)Adjacent property owner information per the Larimer County Land information Locator.
6) Zoning information per the City of Fort Collins GIS FCMaps Zoning Portal.
7)Approximate Subject Property contains 409,407 square feet or 9.40 acres, more or less.
8) This is not a statutory land survey as defined by the State of Colorado. Monuments depicted for reference purposes only.
9)FLOOD ZONE DESIGNATION: According to FIRM Panels 08069C0981G, dated June 17, 2008, and 08069C0981H, dated May 5, 2012 for Larimer County,
this tract lies within a FEMA designated 500-year floodplain.
10) The Professional opinion of the Surveyor is not a determination of law, nor a matter of fact.
11) Zoning Parcel description is for reference purposes only. It is not the intent of the surveyor to create legal lots or subdivision as defined by the City of Fort
Collins, the County of Larimer or State of Colorado. Zoning Parcel descriptions are not to be used in the transfer of real property or to replace deeded property
descriptions.
12) All bearings and distances are derived from field measurements unless otherwise noted. The recorded bearings and or distances shown heron are taken from
existing public records and will not match the measured bearings and or distances due to differences in the datum and or projections used to complete the survey.
N VICINITY MAP
1" = 2000'
SITE
LEMAY AVE.EAST VINE DR.
MULBERRY RD.
Sheet
Of 2 SheetsTHE LANDING AT LEMAY NORTH PARCEL REZONE NOTICE:According to Colorado law you must commence any legal action basedupon any defect in this survey within three years after you discover suchdefect. In no event may any action based upon any defect in this surveybe commenced more than ten years after the date of the certificate shownhereon.ENGINEERNGIEHTRON RNFORT COLLINS: 301 North Howes Street, Suite 100, 80521GREELEY: 820 8th Street, 80631970.221.4158northernengineering.comPROPERTY DESCRIPTION:
PARCEL 1:
A TRACT OF LAND SITUATE IN THE NORTHWEST 1/4 OF SECTION 7, TOWNSHIP 7 NORTH, RANGE 68 WEST OF THE SIXTH
PRINCIPAL MERIDIAN, LARIMER COUNTY, COLORADO WHICH CONSIDERING THE WEST LINE OF THE SAID NORTHWEST
1/4 AS BEARING SOUTH 02° 04' 03"' WEST AND WITH ALL BEARINGS CONTAINED HEREIN RELATIVE THERETO IS
CONTAINED WITHIN THE BOUNDARY LINES WHICH BEGIN AT A POINT ON THE SOUTH RIGHT-OF-WAY LINE OF THE
BURLINGTON NORTHERN RAILROAD WHICH BEARS SOUTH 02° 04' 03" WEST 80.00 FEET, AND AGAIN SOUTH 89° 36' 37"
EAST 977.15 FEET FROM THE NORTHWEST CORNER OF SAID SECTION 7 AND RUN THENCE SOUTH 89° 36' 37" EAST 265.85
FEET ALONG SAID SOUTH RIGHT-OF-WAY LINE:
THENCE SOUTH 02° 04' 03" WEST 420.81 FEET;
THENCE SOUTH 89° 36' 58" EAST 58.51 FEET;
THENCE SOUTH 50° 01' 54" EAST 914.21 FEET TO THE MOST NORTHERLY CORNER OF FORT COLLINS CENTER - SECOND
FILING;
THENCE ALONG THE BOUNDARY LINE OF SAID SECOND FILING, SOUTH 39° 58' 06" WEST 658.00 FEET TO THE
NORTHWEST CORNER OF FORT COLLINS BUSINESS CENTER - THIRD FILING;
THENCE NORTH 50° 01' 54" WEST 150.00 FEET;
THENCE SOUTH 33° 06' 53" WEST 350.16 FEET;
THENCE NORTH 87° 55' 57" WEST 294.16 FEET;
THENCE NORTH 02° 04' 03" EAST 38.81 FEET;
THENCE NORTH 87° 55' 57" WEST 204.00 FEET:
THENCE NORTH 02° 04' 03" EAST 62.53 FEET;
THENCE NORTH 87° 55' 57" WEST 503.00 FEET;
THENCE NORTH 02° 04' 03" EAST 24.72 FEET TO A POINT ON THE PROPOSED EASTERLY LINE OF LEMAY AVENUE;
THENCE ALONG SAID EASTERLY LINE, NORTH 38° 58' 00" EAST 680.12 FEET;
AND AGAIN ALONG THE ARC OF A 1125.00 FOOT RADIUS CURVE TO THE LEFT A DISTANCE OF 652.52 FEET, THE LONG
CHORD OF WHICH BEARS NORTH 22° 21' 01" EAST 643.41 FEET.
AND AGAIN NORTH 05° 44' 03" EAST 427.39 FEET TO THE POINT OF BEGINNING,
EXCEPTING THEREFROM, THE PARCELS CONVEYED IN INSTRUMENTS RECORDED OCTOBER 17, 1986 UNDER RECEPTION
NO. 86060308, NOVEMBER 13, 1986 UNDER RECEPTION NO. 86066341, MARCH 6, 1988 UNDER RECEPTION NO. 88025752 AND
MARCH 28, 2016 UNDER RECEPTION NO. 20160018392,
COUNTY OF LARIMER, STATE OF COLORADO.
PARCEL 2:
A TRACT OF LAND BEING A PORTION OF THE NORTHWEST QUARTER OF SECTION 7, TOWNSHIP 7 NORTH, RANGE 68
WEST OF THE 6TH PRINCIPAL MERIDIAN, COUNTY OF LARIMER, STATE OF COLORADO, MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
CONSIDERING THE WEST LINE OF THE NORTHWEST QUARTER OF SECTION 7 AS BEARING NORTH 00° 33' 51" EAST AND
WITH ALL BEARINGS CONTAINED HEREIN RELATIVE THERETO:
COMMENCING AT THE WEST QUARTER CORNER OF SAID SECTION 7; THENCE ALONG SAID WEST LINE, NORTH 00° 33' 51"
EAST, 993.59 FEET; THENCE, SOUTH 89° 26' 09" EAST, 794.24 FEET, SAID POINT ALSO BEING ON THE NORTH LINE OF THAT
TRACT OF LAND DESCRIBED AT RECEPTION NO. 20070066749; THENCE ALONG THE NORTH AND WEST LINES OF SAID
TRACT THE FOLLOWING 2 COURSES AND DISTANCES: SOUTH 89° 26' 09" EAST, 26.74 FEET; THENCE, SOUTH 00° 33' 51"
WEST, 14.55 FEET TO A POINT ON THE WEST LINE OF SAID TRACT; THENCE SOUTH 60° 52' 44" EAST, 100.36 FEET TO THE
POINT OF BEGINNING, SAID POINT BEING ON THE NORTHERLY LINE OF THAT TRACT OF LAND DESCRIBED AT
RECEPTION NO. 86066341;
THENCE ALONG THE NORTHERLY AND EASTERLY LINES OF SAID TRACT THE FOLLOWING 4 COURSES AND DISTANCES:
SOUTH 89° 26' 09" EAST, 115.85 FEET; THENCE, SOUTH 00° 33' 51" WEST, 38.31 FEET; THENCE SOUTH 89° 26' 09" EAST, 294.18
FEET; THENCE, SOUTH 31° 36' 41" WEST, 162.07 FEET; THENCE DEPARTING SAID EASTERLY LINE, NORTH 60° 52' 44" WEST,
371.65 FEET TO THE POINT OF BEGINNING,
EXCEPTING THEREFROM, THE PARCELS CONVEYED IN INSTRUMENT RECORDED MARCH 28, 2016 UNDER RECEPTION
NO. 20160018392,
COUNTY OF LARIMER, STATE OF COLORADO.
PARCEL 3:
A TRACT OF LAND BEING A PORTION OF THE NORTHWEST QUARTER OF SECTION 7, TOWNSHIP 7 NORTH, RANGE 68
WEST OF THE 6TH PRINCIPAL MERIDIAN, , COUNTY OF LARIMER, STATE OF COLORADO, MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
CONSIDERING THE WEST LINE OF THE NORTHWEST QUARTER OF SECTION 7 AS BEARING NORTH 00° 33' 51" EAST AND
WITH ALL BEARINGS CONTAINED HEREIN RELATIVE THERETO:
COMMENCING AT THE WEST QUARTER CORNER OF SAID SECTION 7; THENCE ALONG SAID WEST LINE, NORTH 00° 33' 51"
EAST, 993.59 FEET; THENCE, SOUTH 89° 26' 09" EAST, 794.24 FEET TO THE POINT OF BEGINNING, SAID POINT ALSO BEING
ON THE NORTH LINE OF THAT TRACT OF LAND DESCRIBED AT RECEPTION NO. 20070066749; THENCE ALONG THE
NORTH AND WEST LINES OF SAID TRACT THE FOLLOWING 2 COURSES AND DISTANCES: SOUTH 89° 26' 09" EAST, 26.74
FEET; THENCE, SOUTH 00° 33' 51" WEST, 14.55 FEET TO A POINT ON THE WEST LINE OF SAID TRACT; THENCE DEPARTING
SAID WEST LINE, NORTH 60° 52' 44" WEST, 30.44 FEET TO THE POINT OF BEGINNING,
EXCEPTING THEREFROM, THE PARCELS CONVEYED IN INSTRUMENT RECORDED MARCH 28, 2016 UNDER RECEPTION
NO. 20160018392,
COUNTY OF LARIMER, STATE OF COLORADO.
LINCOLN AVE.
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DESCRIPTION OF REZONING PARCEL (SEE NOTE #11):
A TRACT OF LAND SITUATE IN THE NORTHWEST 1/4 OF SECTION 7, TOWNSHIP 7 NORTH, RANGE 68 WEST OF THE SIXTH
PRINCIPAL MERIDIAN, LARIMER COUNTY, COLORADO, WHICH CONSIDERING THE NORTH LINE OF THE SAID
NORTHWEST 1/4 AS BEARING NORTH 88° 53' 46" EAST AND WITH ALL BEARINGS CONTAINED HEREIN RELATIVE
THERETO, THENCE COMMENCING FROM THE NORTHWEST CORNER OF SAID SECTION 7, BEING MONUMENTED WITH A
#6 REBAR AND 3 1/4" ALUMINUM CAP, STAMPED WITH PLS# 17497, AND CONTINUING ALONG SAID NORTH LINE NORTH
88° 53' 46" EAST 1240.70 FEET; THENCE DEPARTING SAID NORTH LINE SOUTH 01° 05' 44" EAST 79.71 FEET TO A #4 REBAR
WITH NO CAP, ALSO BEING THE POINT OF BEGINNING;
THENCE, SOUTH 00° 30' 20" WEST FOR A DISTANCE OF 417.97 FEET;
THENCE, SOUTH 88° 15' 17" EAST FOR A DISTANCE OF 57.91 FEET;
THENCE, SOUTH 51° 31' 56" EAST FOR A DISTANCE OF 914.10 FEET;
THENCE, SOUTH 38° 27' 14" WEST FOR A DISTANCE OF 377.87 FEET;
THENCE, NORTH 51° 26' 39" WEST FOR A DISTANCE OF 966.76 FEET TO THE BEGINNING OF A NON-TANGENTIAL CURVE;
SAID CURVE BEING CONCAVE TO THE WEST WITH A DELTA OF 02° 27' 28", HAVING A RADIUS OF 1380.00 FEET, AND
WHOSE LONG CHORD BEARS NORTH 25° 09' 56" EAST FOR A DISTANCE OF 59.19 FEET;
THENCE, NORTH 23° 56' 12" EAST FOR A DISTANCE OF 89.54 FEET TO THE BEGINNING OF A CURVE,
SAID CURVE BEING CONCAVE TO THE WEST, WITH A DELTA OF 25° 03' 25", HAVING A RADIUS OF 1005.00 FEET, AND
WHOSE LONG CHORD BEARS NORTH 11° 24' 30" EAST FOR A DISTANCE OF 436.02 FEET;
THENCE NORTH 01° 07' 15" WEST A DISTANCE OF 117.25 FEET
THENCE NORTH 88° 44' 21" EAST FOR A DISTANCE OF 75.67 FEET TO THE POINT OF BEGINNING
ITEM 2, ATTACHMENT 2
Packet pg. 29
NORTHEAST CORNER
SECTION 7-T7N-R68W
2005
V.P.
FND #4 REBAR
NO CAP
FND #4 REBAR
NO CAP
FND #4 REBAR
NO CAP
POINT OF COMMENCEMENT
NORTHWEST CORNER
SECTION 7-T7N-R68W
FND #6 REBAR W/3 1/4"
ALUMINUM CAP, PLS 17497
1993
FND #4 REBAR
NO CAP
Delta= 6°25'29"
R=1578.00' L=176.94'
(M) Dir= N35°25'41"E
Chord= 176.85'(M) N40°06'15"E 217.06'Delta= 8°47'50"
R=1380.00' L=211.89'
(M) Dir= N28°20'07"E
Chord= 211.68'
(M) N23°56'12"E
89.54'
Delta= 25°03'25"
R=1005.00' L=439.51'
(M) Dir= N11°24'30"E
Chord= 436.02'
(M) N01°07'15"W 117.25'
(M) N88°44'21"E 75.67'(M) S00°30'20"W 417.97'(M) S88°15'17"E 57.91'
(M
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'(M) S38°27'14"W 657.86'(M
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'(M) N38°38'25"E 386.00'LEMAY AVENUE(PUBLIC ROW VARIES)DU
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5' TEMPORARY EASEMENT
REC. NO. 20160036318
(M)N88°53'46"E 5210.14'LOT 1FORT COLLINS BUSINESS CENTERTHIRD FILINGOWNER: JAY-TEX AVIATION INC.PARCEL 2
PARCEL 3
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SPLUMWOODLANE LOT 6OWNER: ROMERO-VARGASALEJANDRO EMILIOFORT COLLINS BUSINESS CENTERSECOND FILINGTRACT AOWNER: AIRPARKINDUSTRIALDEVELOPMENT LLCLOT 1AMENDED LOTS 7 & 8 OFFORT COLLINS BUSINESSCENTER SECOND FILINGOWNER: SIB PROPERTIES LLCN.
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UNPLATTED
OWNER: AIRPARK INDUSTRIAL
DEVELOPMENT LLC
FND BRASS TAG
IN CONCRETE OF
CHAIN LINK
FENCE CORNER
LS #57963
FND #4 REBAR
SAN CRISTO PUD
SECOND FILING
SAN CRISTO PUD
OWNER:
CITY OF FORT COLLINS
N01°05'44"W
79.71' (TIE)
UNPLATTED
OWNER: AIRPARK INDUSTRIAL
DEVELOPMENT LLC
UNPLATTED
OWNER: CITY OF FORT COLLINS
UNPLATTED
OWNER: UNAVAILABLE
POINT OF BEGINNING
FND #4 REBAR
BASIS OF BEARINGS
NORTH LINE OF
SECTION 7-T7N-R68W
E.VINE DRIVE
(PUBLIC ROW VARIES)
PROPOSED ZONING (SEPARATE DOCUMENT): MMN
(MEDIUM DENSITY MIXED-USE NEIGHBORHOOD DISTRICT)
744,987 sq. ft. ±
17.103 acres ±
EXISTING ZONING: I (INDUSTRIAL)
PROPOSED ZONING: MMN (MEDIUM DENSITY MIXED-USE
NEIGHBORHOOD DISTRICT)
409,407 sq. ft. ±
9.399 acres ±
PARCEL 1
PARCEL 1
1240.70'
3969.44'
(R)
N
6
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5
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W
(R)S89°36'37"E
(R) S02°04'03"W 420.81'(R)S89°36'58"E 58.51'
(R)
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5
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1
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5
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"
E
9
1
4
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2
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'(R) S39°58'06" 658.00'(R)
S
5
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1
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5
4
"
E
15
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.
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0
'(R) S33°06'53"(R) S38°38'49"W 386.36'(R)S11°24'54"W 436.02'
(R)S23°56'36"W 89.54'
(R)S28°20'31"W 211.68'(R) S40°06'39"W 217.06'(R)S35°26'05"W 176.85'279.99'Delta= 6°20'23"
R=1380.00' L=152.69'
Dir= N29°33'51"E
Chord= 152.62'
S5
1
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2
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9
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E
9
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7
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'377.87'Delta= 2°27'28"
R=1380.00' L=59.19'
Dir= N25°09'56"E
Chord= 59.19'
FND #4 REBAR
NO CAP
FND #4 REBAR
NO CAPEASEMENT LINE
RIGHT-OF-WAY
SECTION LINE
(R) = RECORDED
(M) = MEASURED
Symbol Legend
FOUND CORNERFND SECTION CORNER
Line Legend
PROPERTY BOUNDARY
PROPOSED REZONING
BOUNDARY
CALCULATED POSITION
THE LANDING AT LEMAY NORTH PARCEL REZONE MAP
A TRACT OF LAND LOCATED IN THE NORTHWEST QUARTER OF SECTION 7, TOWNSHIP 7 NORTH, RANGE 68 WEST OF THE
6TH P.M., CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO
2 CITY OF FORT COLLINSLARIMER COUNTY, COLORADOSheet
Of 2 SheetsNOTICE:According to Colorado law you must commence any legal action basedupon any defect in this survey within three years after you discover suchdefect. In no event may any action based upon any defect in this surveybe commenced more than ten years after the date of the certificate shownhereon.ENGINEERNGIEHTRON RNFORT COLLINS: 301 North Howes Street, Suite 100, 80521GREELEY: 820 8th Street, 80631970.221.4158northernengineering.comNORTH
For and on behalf of Northern Engineering Services, Inc.
Robert C. Tessely
Colorado Registered Professional Land Surveyor No. 38470
PRELIMINARY
DRAFT
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THE LANDING AT LEMAY NORTH PARCEL REZONE ITEM 2, ATTACHMENT 2
Packet pg. 30
The Landing at Lemay North Rezone
Exhibit A – Legal Description
January 19, 2023
A TRACT OF LAND SITUATE IN THE NORTHWEST 1/4 OF SECTION 7, TOWNSHIP 7 NORTH,
RANGE 68 WEST OF THE SIXTH PRINCIPAL MERIDIAN, LARIMER COUNTY, COLORADO, WHICH
CONSIDERING THE NORTH LINE OF THE SAID NORTHWEST 1/4 AS BEARING NORTH 88° 53' 46"
EAST AND WITH ALL BEARINGS CONTAINED HEREIN RELATIVE THERETO, THENCE
COMMENCING FROM THE NORTHWEST CORNER OF SAID SECTION 7, BEING MONUMENTED
WITH A #6 REBAR AND 3 1/4" ALUMINUM CAP, STAMPED WITH PLS# 17497, AND CONTINUING
ALONG SAID NORTH LINE NORTH 88° 53' 46" EAST 1240.70 FEET; THENCE DEPARTING SAID
NORTH LINE SOUTH 01° 05' 44" EAST 79.71 FEET TO A #4 REBAR WITH NO CAP, ALSO BEING
THE POINT OF BEGINNING;
THENCE, SOUTH 00° 30' 20" WEST FOR A DISTANCE OF 417.97 FEET;
THENCE, SOUTH 88° 15' 17" EAST FOR A DISTANCE OF 57.91 FEET;
THENCE, SOUTH 51° 31' 56" EAST FOR A DISTANCE OF 914.10 FEET;
THENCE, SOUTH 38° 27' 14" WEST FOR A DISTANCE OF 377.87 FEET;
THENCE, NORTH 51° 26' 39" WEST FOR A DISTANCE OF 966.76 FEET TO THE BEGINNING OF A
NON-TANGENTIAL CURVE;
SAID CURVE BEING CONCAVE TO THE WEST WITH A DELTA OF 02° 27' 28", HAVING A RADIUS
OF 1380.00 FEET, AND WHOSE LONG CHORD BEARS NORTH 25° 09' 56" EAST FOR A DISTANCE
OF 59.19 FEET;
THENCE, NORTH 23° 56' 12" EAST FOR A DISTANCE OF 89.54 FEET TO THE BEGINNING OF A
CURVE,
SAID CURVE BEING CONCAVE TO THE WEST, WITH A DELTA OF 25° 03' 25", HAVING A RADIUS
OF 1005.00 FEET, AND WHOSE LONG CHORD BEARS NORTH 11° 24' 30" EAST FOR A DISTANCE
OF 436.02 FEET;
THENCE NORTH 01° 07' 15" WEST A DISTANCE OF 117.25 FEET
THENCE NORTH 88° 44' 21" EAST FOR A DISTANCE OF 75.67 FEET TO THE POINT OF BEGINNING
ITEM 2, ATTACHMENT 2
Packet pg. 31
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
The Landing at Lemay North Rezone
Exhibit B - Request for Zoning Map and Structure Plan Amendment
April 25, 2023
Project Team
Developer/Applicant Planner/Landscape Architect Civil Engineer
Monica Unger Russell Lee Danny Weber
Thompson Thrift Residential Ripley Design, Inc. Northern Engineering
111 Monument Circle, Ste 1500 419 Canyon Ave, Suite 200 301 N Howes St #100
Indianapolis, IN 46204 Fort Collins, CO 80521 Fort Collins, CO 80521
Introduction
The applicant, Thompson Thrift Residential, requests an amendment to the City Structure Plan and an
amendment to the Zoning Map to rezone a 9.4-acre portion of a 26.5-acre property located at the
southeast corner of Vine Drive and Lemay Avenue from Industrial to MMN (see Figure 1 below). The
southern 17.1-acres received final approval to rezone from Industrial to MMN on February 21, 2023. At
the Planning & Zoning Commission meeting on December 15, 2022, there was concern that the portion
of land to the north was remaining industrial land, which has initiated this secondary rezone.
Figure 1 - Zoning Map
ITEM 2, ATTACHMENT 3
Packet pg. 32
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
This rezone will create a more cohesive transition from the RL and LMN zones on the west to the
Employment zones and unincorporated industrial park areas to the east, eliminate concerns of an
increased buffer requirement if this land was to develop as industrial adjacent to the southern
MMN property, and eliminates the split zoning between this area and the MMN zone to the south.
As illustrated in Figure 1 above, the existing Lemay Avenue and Duff Drive ROW (shown in dark
blue) and the parcel which contains the future extension of Cordova Road (shown in cyan), are
currently zoned Industrial and are not included in this rezone application. These areas will
potentially be rezoned by the City as part of the Mulberry Plan due for adoption later this year.
Note that the parcel show in cyan in Figure 1 has not been included in this rezone since the
developer is finalizing the purchase agreement with the owner for its acquisition. The applicants do
not object to the City rezoning this land in the future as part of the Mulberry Plan.
Request for Zoning Map Amendment
This request for a Zoning Map Amenment is justified in accordance with the following section of
the City of Fort Collins Land Use Code.
Fort Collins LUC Section 2,9.4(H)
(2) Mandatory Requirements for Quasi-judicial Zonings or Rezonings. Any amendment to the
Zoning Map involving the zoning or rezoning of six hundred forty (640) acres of land or less
(a quasi-judicial rezoning) shall be recommended for approval by the Planning and Zoning
Board or approved 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.
(3) Additional Considerations for Quasi-Judicial Zonings or Rezonings. In determining whether
to recommend approval of any such proposed amendment, the Planning and Zoning Board
and City Council may consider the following additional factors:
(a) whether and the extent to which the proposed amendment is compatible with existing
and proposed uses surrounding the subject land and is the appropriat e zone district for
the land;
(b) whether and the extent to which the proposed amendment would result in significantly
adverse impacts on the natural environment, including, but not limited to, water, air,
ITEM 2, ATTACHMENT 3
Packet pg. 33
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
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RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
noise, stormwater management, wildlife, vegetation, wetlands and the natural
functioning of the environment;
(c) whether and the extent to which the proposed amendment would result in a logical
and orderly development pattern.
1. The Zoning Map amendment is consistent with the City’s Comprehensive Plan (City Plan
adopted in 2019)
Strategy LIV-1d. Update the East Mulberry Corridor Plan to reflect land use and policy
directions established as part of City Plan. Include a full assessment of annexation impacts
as part of the plan update, or as a stand-alone effort, to help inform the annexation process
and long-term service provision.
Analysis:
The Landing at Lemay property lies within the East Mulberry Corridor Area. The
previous Corridor Plan was adopted in 2002, and City staff is currently in process of
updating the plan to better reflect the evolving needs of northeast Fort Collins. The
City held meetings in 2020 and 2021 with City Council members as well as local
businesses and residents to gain input on the revisions that will be made to the Plan.
Feedback received was that there is a community interest in preserving Industrial
properties which were most accessible from I-25 and East Mulberry.
The subject property lies about 1 mile north of East Mulberry Street and would require
traffic to pass by several existing residential developments, placing a lower value on
preserving this property for industrial uses given its distance from Mulberry. The green
areas shown on the map below depict areas proposed to be annexed into the City as
part of the East Mulberry Plan project. This illustrates the considerable potential for
future industrial properties which will better align with the community interest.
ITEM 2, ATTACHMENT 3
Packet pg. 34
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
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RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
Policy LIV 1.6 - Adequate Public Facilities Utilize the provision of public facilities and services
to direct development to desired location, in accordance with the following criteria:
➢ Direct development to locations where it can be adequately served by critical public
facilities and services such as water, sewer, police, transportation, schools, fire,
stormwater management and parks, in accordance with adopted levels of service
for public facilities and services.
Analysis:
The subject property is bordered by developed properties to the south and west,
providing an existing network of public utilities in the immediate vicinity. The
proposed M-M-N zoning for this property will allow for a logical extension of the
existing street and utility framework established by the multi-family development to
the south, and the newly constructed Lemay Ave to the west will provide adequate
vehicular and pedestrian circulation to surrounding areas. Transfort also has an
existing bus stop approximately ½ mile south of the property which offers stops each
hour. Additionally, the applicant has agreed to take over the maintenance of the
landscape within their adjacent Lemay Avenue overpass right of way to the back of
walk to support this public facility.
Policy LIV 4.2 - Compatibility of Adjacent Development Ensure that development that occurs
in adjacent districts complements and enhances the positive qualities of existing
neighborhoods. Developments that share a property line and/or street frontage with an
existing neighborhood should promote compatibility by:
ITEM 2, ATTACHMENT 3
Packet pg. 35
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
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RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
➢ Incorporating context-sensitive buildings and site features (e.g., similar size, scale
and materials); a
➢ Locating parking and service areas where impacts on existing neighborhoods —
such as noise and traffic—will be minimized.
Analysis
The adjacent zoning districts include Low-Density Mixed-Use Neighborhood District
(L-M-N) and Low Density Residential (R-L) zoning to the west, and the property to the
south is currently in process to be rezoned from I to MMN . To the north and east are
properties zoned Employment (E) and L-M-N. Rezoning the subject parcel to M-M-N
will provide a more appropriate transition between the lower density residential
properties to the west and the higher intensity industrial and employments areas to
the east. The architectural character associated with the future multi-family
development on this site will be more sensitive to the context of these adjacent
residential uses than what would likely be developed on an industrial -zone property.
The Lemay overpass flattens out at the southern half of the site. The subject property
is visible from Andersonville at this point. A multi-family development provides a
more logical transition to the industrial to the east rather than having industrial uses
100’-200’ from residential houses.
A neighborhood meeting was held with the residents from the Andersonville
neighborhood. At that meeting the applicant asked if the neighbors preferred
multifamily versus industrial and residents in attendance expressed a preference for
multifamily.
Policy Liv 5.3 – Land for Residential Development
Use density requirements to maximize the use of land for residential development to
positively influence housing supply and expand housing choice.
Analysis:
City Plan has identified the need for increased housing supply and emphasizes a
broader mix of housing types and densities to support the changing population and
housing market (page 29). This need for housing stock is a result of an increase of
jobs in Fort Collins and a housing market that has not been able to keep up with the
rising demand. City Plan identifies the greatest need for housing supply to be for
higher density products such as multifamily and attached unit s. Rezoning to M-M-N
will allow for the subject property to directly contribute to these City goals.
Policy SC 4.2 - Design for Active Living Promote neighborhood and community design that
encourages physical activity by establishing easy and equitable access to parks and trails,
ITEM 2, ATTACHMENT 3
Packet pg. 36
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
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RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
providing interesting routes that feature art and other visually interesting elements, and
locating neighborhoods close to activity centers and services so that active modes of
transportation are a desirable and convenient choice.
Analysis:
According to City Plan, a key characteristic of the Mixed Neighborhood Place Type
(which aligns with M-M-N zoning) are properties which are located within walking or
biking distance of services and amenites. The subject property is located within ½ mile
walk or biking distance of several breweries, restaurants, and grocery stores, and is
approximately 1 mile from Old Town Fort Collins which will encourage active living.
2. The Zoning Map amendment is warranted by changed conditions within the neighborhood
surrouding and including the subject property.
In addition to being consistent with with the City’s Comprehensive Plan, the proposed
rezone is warranted by the following changed conditions within the surrounding
neighborhood.
• The Capstone property which lies directly south of the subject property received
approval to rezone from I to M-M-N in 2015 and has since been developed as a
multi-family project, setting the precedent for compatible multi-family projects in the
area.
• The airport is no longer in operation. Concerns raised by City staff in the 2003
consideration of a rezoning to M-M-N for the Capstone property included concerns
about locating residential areas too close to the airport. With the closure of the
airport, this concern is no longer an issue.
• Woodward recently constructed a new campus on the 100+ acre property at the
southwest corner of the Lincoln and Lemay intersection, located less than ½ mile from
the subject property. This property was rezoned to be within the Innovation
Subdistrict, which is part of the Downtown District. The Innovation Subdistrict was
created to promote development that supports employment and industrial uses,
which enabled Woodward to accommodate their new office/manufacturing campus
that is anticipated to retain and/or create between 1,400 and 1,700 primary jobs. The
loss of 9.4 acres of I-zoned property is more than offset by the increase in industrial
use and jobs realized by the Woodward project. The Woodward developemnt would
also benefit from adjacent housing and continue to promote City Plan Poilcy SC4.2 by
placing market rate housing within ½ mile of this major employer. This would
encourage pedestrian and bike transportation to work, reducing carbon emissions
and promoting the City’s climate action goals.
ITEM 2, ATTACHMENT 3
Packet pg. 37
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
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RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
3. The Zoning Map amendment is compatible with existing and proposed uses surrounding the
subject land and is the appropriate zone district for the land.
The rezone will be compatible with existing land uses for the following reasons:
• The properties to the west are zoned R-L and L-M-N which have a lower intensity
than the properties to the east which are unincorporated, but are developed as
industrial. Rezoning the subject property to M-M-N will provide a more natural
transition between land uses.
• The northern 9.3-acres of the subject property will remain as industrial-zoned land
and will maintain future employement opportunities within the City of Fort Collins. The
industrial-zone district also accomodates uses such as convenience shopping, child
care centers and housing which will support the multi-family use proposed for the
subject property. This remaining industrial-zoned area will still have adaquate
circulation, with direct access to Vine Drive to the north, a 2-lane collector street at
this location which transitions to a 2-lane arterial street as it approaches I-25 to the
east.
4. The Zoning Map amendment would not result in significantly adverse impacts on the natural
environment, including, but not limited to, water, air, noise, stormwater management, wildlife,
vegetation, wetlands and the natural functioning of the environment;
No significant adverse impacts are anticipated on the natural environment for the
following reasons:
• There are no significant natural features identified on the subject property or adjacent
properties. Additionally, a multi-family development within the M-M-N zone district
would typically be a lower intensity use than a development within an industrial-zoned
property would, therefore reducing any potential environment impact for the
surrounding areas.
• The proposed rezone will provide housing opportunities in a location which will have
access to a multitude of employment and service areas within a 2-mile radius.
Providing housing in areas that are within close proximity to jobs, healthcare,
recreation, retail, and restaurants significantly cuts down the amount of time residence
must spend in their cars, thus reducing their environmental impact.
ITEM 2, ATTACHMENT 3
Packet pg. 38
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
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RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
5. The Zonining Map amendment will result in a logical and orderly development pattern.
The rezone will result in a logical and orderly development pattern for the following reasons:
• The property south of Duff Drive was rezoned as M-M-N in 2015, and the property
directly to the south is currently requesting a rezone to M -M-N, so the proposed
zoning will provide a logical extension of that zone district to the north.
• The transition between the proposed M-M-N zone and the existing industrial zone is
defined by extending the centerline of Link Lane across the subject property to create
a clearly defined boundary.
• The proposed rezone would place a medium-density use along the newly-
constructed Lemay Avenue, a 4-lane collector street. This complies with the City Plan
which promotes placement of townhome or multifamily developments along arterial
streets where transit and other services and amenities are available (page 98).
Request for Structure Plan Amendment
This request for a Structure Plan Amendment is justified in accordance with the following section of
the City Plan.
City Plan (page 221) states: a plan amendment will be approved if the City Council makes
specific findings that:
• The existing City Plan and/or any related element thereof is in need of the proposed
amendment; and
• The proposed amendment will promote the public welfare and will be consistent with the
vision, goals, principles and policies of City Plan and the elements thereof.
1. The existing City Plan and/or any related element thereof is in need of the proposed
amendment;
The Structure Plan Map needs to be amended in order to rezone approximately 9.4-acres of
land. The resulting M-M-N zone will be able to accommodate a multi-family housing project
and create an appropriate land use transition between industrial development and single -
family neighborhoods.
ITEM 2, ATTACHMENT 3
Packet pg. 39
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
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RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
Since the current Structure Plan was adopted in 2018, additional conversations have o ccurred
regarding the best suited locations for industrial properties, and City Staff has identified the
areas closest to East Mulberry Street and I-25 as the lands which would be most appropriate.
This parcel is outside those parameters.
Additionally, the need for more housing has increased considerably in the last 2 years. Based
on the monthly report issued by the Fort Collins Board of Realtors, the median home price in
Fort Collins increased by over 14.5% for townhomes/condos in the last year alone. Meanwhile,
the number of days on the market decreased by 31.5% from 89 to just 61.
The Fort Collins Housing Strategic Plan was since released in 2021, reinforcing the urgency for
increased housing supply. The tables from page 27 of the Strategic Plan illustrate that there is
a shortage of affordable housing for both the rental and ownership markets. For the rental
market, housing shortages are reported for residents with up to 80% AMI (Area Median
Income) and up to 150% AMI for the ownership market. The evolving needs in the City are a
clear indication that there is a need for action.
2. The proposed amendment will promote the public welfare and will be consistent with the vision,
goals, principles and policies of City Plan and the elements thereof.
The proposed Structure Plan Map amendment is part and parcel with the rezoning request.
See arguments above to show how the amendment is supported by City Plan Principles and
Policies.
ITEM 2, ATTACHMENT 3
Packet pg. 40
Industrial Land
Use, Forecasts,
and Absorption in
Fort Collins
Prepared for:
Watermark Development
Submitted by:
Summit Economics
October 5, 2021
ITEM 2, ATTACHMENT 4
Packet pg. 41
Page 1 of 6
Research Scope
1. Review the most recent Fort Collins Comprehensive Plan to better understand Fort Collins’
industrial land development needs and goals.
2. Obtain and analyze data from Larimer County Assessor Office to determine industrial land
absorption rates, with the focus being since 2000, in terms of acres and square feet of
improvements.
Overview
The proposed site for the Watermark North Lemay multifamily site is located in a northeast Fort Collins
transition zone influenced by the Cache la Poudre River and its natural areas to the west, agricultural
lands to the northeast, legacy industrial land use to the west and southeast, Poudre Valley Hospital to
the south, and Old Town Downtown to the west
southwest. The site is close to the city border
with the county and the Growth Management
Area (GMA). This area can best be described as a
hodgepodge of land uses.
A closer view within roughly half to three
quarters of a mile of the site shows land use
dominated by a combination of big box, small
independent industrial, large-scale brewing,
newer higher density residential, and rural
residential and agricultural lands. The old airport
runway areas to the east are zoned as an
employment center and the agricultural lands to
the north and northeast are zoned for low and
moderate density mixed use. Just to the east of
the site, in the neighboring smaller unit
industrial area, is the Fort Collins Creator Hub.
A cursory review of land that appears vacant
and zoned industrial shows that within Fort Collins and a mile from the site there are approximately 50
acres, plus an approximate 135 acres Employment Zone on the abandoned airport runway. In total this
equates to 185 acres available for industrial/light industrial within the city, near the proposed
development site.
Outside the city, within the county GMA and within roughly a mile of the site are another 120 acres
zoned industrial under Larimer County’s zoning.
ITEM 2, ATTACHMENT 4
Packet pg. 42
Page 2 of 6
Key Findings from the Fort Collins City Plan
The “Fort Collins City Plan: Trends and Forces Report”, looked deeply into both “Buildout and Land
Supply” and “Housing Access” for the City looking forward to 2040.
The diminishing amount of vacant land within Fort Collins is obviously a point of concern for the city.
The City Plan warns, “vacant buildable land within Fort Collins and its GMA is becoming increasingly
scarce” and it is forecasted that the city will “exhaust its supply of vacant land by 2040.” To deal with
this issue, the city has “promoted a compact development pattern by encouraging higher densities in
infill and redevelopment areas.”
The most pressing concern of the city’s development plans appears to revolve around this shrinking
amount of vacant and buildable land and meeting future housing needs. In a stark observation the City
Plan states, “The supply of land is not sufficient to meet our future housing needs”, and adds, “a
forecast of future housing needs indicates that demand for housing will exceed the city’s capacity by
around 2,000 units by 2040.”
Given the concerns of the City regarding providing sufficient residential space for its growing population,
and the projection that demand will exceed capacity prior to 2040, the following chart illustrates from
where the additional residential development will need to come. The only other available vacant land is
slated for either “Commercial/Mixed-Use”, “Employment”, or “Industrial”.
The graphic below, taken from the City Plan, shows the total vacant land by use-type available today (on
top of the box), the amount projected to be developed by 2040 (in the blue at the bottom), and the
amount that is projected to still be vacant (i.e. “Surplus) come 2040 (amount in the center).
ITEM 2, ATTACHMENT 4
Packet pg. 43
Page 3 of 6
As can be seen, despite projecting that the land currently set aside for residential development will be
exhausted by 2040, there is projected to be a “Surplus” of vacant land set aside for these other three
categories, which includes industrial. Any additional residential development will need to come from
one of the other areas.
It is of interest that so much vacant land is set aside for industrial development. Currently, industrial
land only accounts for 3% of land use in Fort Collins. However, 12% of current vacant land has this
designation.
Fort Collins Industrial Land Absorption since 2000
Reviewing data on all of the parcels in Fort Collins, from the Larimer County Assessor’s Office, we see
that industrial construction has been minimal in Fort Collins since seeing a boom in the late 1980s (see
chart below). Industrial construction peaked at 1750 acres of development in 1988, but has since
dropped below even pre-1980s levels, despite the significant growth in population in the City and area.
Between 1960 and 1980, the City saw an average of 72 acres of industrial development per year. Then,
during the 1980 – 2000 years, this number increased to over 160 acres annually. However, since 2000,
the number has dropped to only 35 acres, on average, per year of industrial development.
0
500
1000
1500
2000
1960 1970 1980 1990 2000 2010 2020
Fort Collins Industrial Acres Built by Year (since 1960)
0
50
100
150
200
250
2000 2002 2004 2006 2008 2010 2012 2014 2016 2018 2020
Fort Collins Industrial Acres Built by Year (since 2000)
ITEM 2, ATTACHMENT 4
Packet pg. 44
Page 4 of 6
Development by square-footage presents a similar story. From 1960 to 1980, 66,093 square feet of
industrial space was built, on average, annually. This spiked to over 126,000 sf between 1980 and 2000,
before dropping to 62,038 sf between 2000 and 2020, and even further to 52,654 sf since 2010.
What we see is a significant decrease in the development of industrial space in Fort Collins since the late
1980s and early 1990s, despite a significant growth in population since that time (165,000 in 2020 and
87,000 in 1990).
Conclusion
There appears to be ample acreage, both in the immediate area as well as in Fort Collins, if an industrial
facility desired to locate in the northeast area of Fort Collins, with good availability on multiple sites in
the City and the GMA within one mile of the proposed development site. This, combined with the
overall decrease in industrial development in the City and the diminishing availability of residential land,
would indicate that this property would likely better serve the city as a residential development site
than an industrial one. By developing the proposed site into multifamily residential housing close to
numerous employment opportunities, healthcare, outdoor recreation, big box retail, and downtown
Fort Collins, well-located residential requiring less travel on average would be created. This potentially
supports multi-modal transportation and sustainability objectives. The proposed multifamily use
appears to be a unique, desirable, and feasible opportunity for Fort Collins to generate residential
development on an infill basis.
0
200000
400000
600000
800000
1000000
1960 1970 1980 1990 2000 2010 2020
Fort Collins Industrial sf Built by Year (since 1960)
0
100000
200000
300000
400000
2000 2002 2004 2006 2008 2010 2012 2014 2016 2018 2020
Fort Collins Industrial sf Built by Year (since 2000)
ITEM 2, ATTACHMENT 4
Packet pg. 45
Page 5 of 6
Appendix A: Current Land Use in Fort Collins and the GMA
ITEM 2, ATTACHMENT 4
Packet pg. 46
Fort Collins City Plan
Employment Land Demand
Analysis
Prepared for:
City of Fort Collins
Prepared by:
Economic & Planning Systems, Inc.
ITEM 2, ATTACHMENT 5
Packet pg. 47
Table of Contents
1. INTRODUCTION AND SUMMARY OF FINDINGS ................................................................... 1
Project Background ................................................................................................. 1
Summary of Findings ............................................................................................... 1
2. ECONOMIC CONDITIONS AND TRENDS ........................................................................... 4
Regional Economic Base and Trends .......................................................................... 4
City Employment Conditions ................................................................................... 11
3. REAL ESTATE DEVELOPMENT CONDITIONS AND TRENDS .................................................... 16
National Trends .................................................................................................... 16
Local Real Estate Development Conditions and Trends ................................................ 22
4. LAND DEMAND METHODOLOGY AND INPUTS .................................................................. 28
Methodology ........................................................................................................ 28
Future Land Demand ............................................................................................. 32
ITEM 2, ATTACHMENT 5
Packet pg. 48
List of Tables
Table 1 Fort Collins-Loveland MSA Current Employment Statistics, 1990 to 2017 ................ 6
Table 2 Larimer County Average Annual Wage by Industry, 2000 to 2016 ......................... 9
Table 3 Fort Collins Employment by Industry, 2016 ...................................................... 13
Table 4 Larimer County Commercial and Industrial Development Inventory ..................... 23
Table 5 Employee per Square Feet and Floor Area Ratio Factors ..................................... 30
Table 6 Larimer County Employment Forecast by Industry, 2016 to 2040 ........................ 31
Table 7 Fort Collins Estimated Employment Building and Land Demand, 2016 to 2040 ....... 32
ITEM 2, ATTACHMENT 5
Packet pg. 49
List of Figures
Figure 1 Larimer County Distribution of Jobs by Industry, 2016 ......................................... 5
Figure 2 Larimer County Change in Employment by Industry, 2010 to 2016 ........................ 7
Figure 3 Larimer County Largest Industry Average Annual Wage, 2016 ............................ 10
Figure 4 Fort Collins Location Quotient, 2016 ................................................................ 14
Figure 5 Larimer County Office Development, 2000 to 2017 ............................................ 25
Figure 6 Larimer County Retail Development, 2000 to 2017 ............................................ 26
Figure 7 Larimer County Industrial Development, 2000 to 2017 ...................................... 27
Figure 8 Employment Land Demand Methodology .......................................................... 28
Figure 9 Employment Forecast Methodology ................................................................. 29
Figure 10 Future Employees to Future Building Demand Methodology ............................. 30
Figure 11 Estimated Land Demand versus Supply, 2016 to 2040 ................................... 33
Figure 12 Buildable Lands Inventory .......................................................................... 34
ITEM 2, ATTACHMENT 5
Packet pg. 50
Economic & Planning Systems, Inc. 1 163125-Df_EmploymentLandDemand.docx
1. INTRODUCTION AND SUMMARY OF FINDINGS
Project Background
The City of Fort Collins is updating its comprehensive land use and transportation plan—City Plan.
A major component of the update to City Plan is the development of a revised Structure Plan
map. The City has not done a major update to the Structure Plan map in 20 years. To inform the
updates to the Structure Plan map and accompanying policies, an employment land demand study
was desired. This report provides a summary of the employment land demand study. The report
also contains summaries of regional and local employment conditions and trends; national and
regional commercial and industrial development trends; and employment land demand
estimates.
Summary of Findings
1. The Fort Collins-Loveland MSA has rebounded from the economic recession of 2008
and 2009 and has grown at an accelerated pace since 2010.
The rate of employment growth has increased significantly since 2010 in Larimer County. The
annual rate of growth for employment in the County is less than found in the 1990's but the
county is producing more total new jobs annually than in the 1990's. Employment has grown
at annual rate of 3.2 percent since 2010 and adding 4,700 new jobs annually.
2. The major industries in Fort Collins including health care, education, retail trade
and accommodations and food service continue to grow and produce new
employment.
The economic base of Fort Collins is driven by health care and education. Growth in these
two industries has produced over 6,000 jobs since 2010 in Larimer County. Retail trade and
accommodations and food services are also growing and producing several new jobs as the
county continues to be regional hub for northern Colorado and southern Wyoming.
3. Professional services, manufacturing, clean energy and transportation and
warehousing are emerging industries in Larimer County with significant
employment growth since 2010.
Professional and technical services is growing sector and is becoming one of the larger
sectors in the region. Employment in transportation and warehousing is growing in the
county but these jobs have largely not been locating in Fort Collins. Lastly, manufacturing
has traditionally been a major industry in Fort Collins but the composition of manufacturing
in Fort Collins and the county has shifted. Computer equipment manufacturing was a major
component of the economy in the 1990’s and early 2000’s; however, employment has been
declining in this subindustry. Manufacturing jobs have grown since 2010, driven by food and
beverage manufacturing (e.g. brewing) and the growth of Woodward, Inc. Larimer County
has an estimated 2,600 jobs related to Clean Energy and industry is bolstered in the City by
research and development activities being generated through CSU.
ITEM 2, ATTACHMENT 5
Packet pg. 51
Employment Land Demand Analysis
Economic & Planning Systems, Inc. 2
4. Average wages in Larimer County are growing faster than inflation, however the
majority of the wage growth is in industries with higher than average annual
wages
Wages in the county have grown at an annual rate of 5.7 percent since 2010. The City’s and
County’s major industries are a mixture of below and above average wage industries.
Industries with a below average annual wage (more than 20% less than the county average)
accounted for 42 percent of new jobs in the county since 2010, however industries with
above average wages (more than 20% greater than county average) accounted for 54
percent of the wage growth since 2010.
5. Employment in Larimer County and Fort Collins outpaced household growth since
2010 and is forecasted to through 2040.
Employment continues to grow at a faster rate in the City and county than household growth
and is forecast to continue. This miss-match in growth has several impacts on the
community. From a workforce perspective, the miss-match puts greater pressure on an
already tight labor market and has forced employers to aggressively seek ways to attract
new workers to the region to fill jobs. The slower housing growth is increasing demand for
housing, which is increasing housing prices within Fort Collins. The affordability of housing
may impact the economic health of the City.
6. Fort Collins has captured a smaller share of commercial and industrial development
over the past decade as the economic activity within the County has shifted toward
I-25.
The City of Fort Collins is capturing a smaller share of county employment oriented
development. Development has been clustering desirable areas and the center of economic
gravity for the county has shift from the US 287 corridor to the I-25 corridor. Much of the
recent commercial and industrial development has gravitated to I-25 or along arterials
connecting to I-25, such as US 34, Harmony Road and Mulberry Street. The shift to the east
has resulted in greater opportunities for neighboring communities. Fort Collins captured less
than half of county wide development for commercial and industrial space over the past 10
years despite account for the majority of total space for all three uses (retail, office, and
industrial).
7. The City has an adequate supply of land for employment uses however the land
may not be development ready or in locations that are competitive for capturing
future employment growth.
Employment forecasts estimate the County will grow in employment by 85,000 jobs by 2040,
with jobs within the City's targeted industries and other primary industries account for 44
percent of job growth. The City has a total supply of buildable employment lands that
exceeds estimated demand. The forecast new jobs are estimated to generate demand for 22
million square feet of new commercial and industrial development, with Fort Collins capturing
7.5 million square feet of new space (33 percent of county demand). This estimated new
development will require an estimated 600 acres of land and the City has approximately
2,900 acres designated for employment uses. The majority of employment land capacity is
on the edge of the City in the northeast portion of the Growth Management Area (GMA) and
is in many cases lacking existing infrastructure. Areas that have been capturing new
development within the City (primarily downtown area and Harmony Road) have limited
ITEM 2, ATTACHMENT 5
Packet pg. 52
Employment Land Demand Analysis
Economic & Planning Systems, Inc. 3
capacity for new development. The excess capacity would suggest that the City could be
more flexible with use of employment lands in some areas. As well, the City should also focus
efforts on a few primary areas to capture employment growth similar to their historic efforts
along Harmony Road. The buildable lands designated for residential may need to be re-
evaluated during the City Plan process as they may be better suited for employment lands
(and vice-versa).
ITEM 2, ATTACHMENT 5
Packet pg. 53
Economic & Planning Systems, Inc. 4 163125-Df_EmploymentLandDemand.docx
2. ECONOMIC CONDITIONS AND TRENDS
This chapter provides a summary of the economic conditions and trends impacting Fort Collins.
Trends in employment for the Larimer County and the City of Fort Collins are summarized.
Regional Economic Base and Trends
Fort Collins is the largest city (population) and economy (jobs) along the northern Front Range of
Colorado. The largest communities in the northern Front Range are Fort Collins and Loveland,
within Larimer County, and Greeley in Weld County. Combined there is over 250,000 jobs in the
two counties (60 percent in Larimer County and 40 percent in Weld County). Historically, these
cities have functioned more like stand-alone communities with distinct economies, but as the
region grows the communities are becoming more intertwined. As a result, the economic activity
has shifted somewhat away from the traditional downtown/city centers towards Interstate 25.
Northern Colorado communities are becoming more intertwined in terms of employment and
labor force, which has pushed economic leaders to begin discussions on how to work together to
address these collective economic opportunities.
Economic Base
The City of Fort Collins is the county-seat and economic center of Larimer County, also known as
the Fort-Collins metropolitan statistical area (MSA). The largest industries in Larimer County are
Health Care (21,111 jobs), Retail Trade (18,582 jobs), Accommodation and Food Service
(18,175 jobs) and Education (17,295 jobs). Combined these four industries account for half of
the jobs in Larimer County, as shown in Figure 1.
Clean energy is a growing sector in Colorado’s economy. The components of Clean Energy
include renewable energy, energy efficiency, advanced grid technology, advanced transportation,
and clean fuels. Larimer County has an estimated 2,600 jobs related to Clean Energy.
ITEM 2, ATTACHMENT 5
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Figure 1
Larimer County Distribution of Jobs by Industry, 2016
Employment Trends
Over the past 30 years, the County has grown steadily in employment with periods of
accelerated employment growth. Employment in the County grew by 4.5 percent annually from
1990 to 2000, as shown in Table 1. The two national economic recessions (01) and (08-09) that
occurred from 2000 to 2010 reduced the rate of employment growth in the County to 0.8
percent annually. Since 2010 however, the County has begun to grow at a faster rate (3.2
percent annually from 2010 to 2016), producing more new jobs annually in this period than in
the 1990’s.
Health Care and Social
Assistance, 14%
Retail Trade, 12%
Accommodation and Food
Services, 12%
Educational Services, 11%Manufacturing, 9%
Professional and Technical
Services, 7%
Construction, 7%
Administrative and Waste
Services, 6%
Public Administration, 5%
Wholesale Trade, 3%
Other Services, Ex. Public Admin,
3%
Finance and Insurance, 2%
Transportation and
Warehousing, 2%
Arts, Entertainment, and
Recreation, 2%
Information, 2%
Real Estate and Rental and
Leasing, 2%
Management of Companies and
Enterprises, 1%
Agriculture, Forestry, Fishing &
Hunting, 1%Utilities, 0%
Mining, 0%
Source:Colorado Dept. of Labor and Employment
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Table 1
Fort Collins-Loveland MSA Current Employment Statistics, 1990 to 2017
Description 1990 2000 2010 2017 Total Ann.#Ann. %Total Ann.#Ann. %Total Ann.#Ann. %
Total Nonfarm 79,200 123,400 133,900 167,100 44,200 4,420 4.5% 10,500 1,050 0.8% 33,200 4,743 3.2%
Total Private 60,800 98,700 104,400 128,200 37,900 3,790 5.0% 5,700 570 0.6% 23,800 3,400 3.0%
Goods Producing 18,000 25,200 18,100 25,600 7,200 720 3.4% -7,100 -710 -3.3% 7,500 1,071 5.1%
Service-Providing 61,200 98,200 115,800 141,500 37,000 3,700 4.8% 17,600 1,760 1.7% 25,700 3,671 2.9%
Source: US Bureau of Labor Statistics Current Employment Statistics (CES): Economic & Planning Systems
E:\Fort Collins\[163125-Employment Trends-1-8-18.xlsx]Table 1-CES
Change 2010-20172000-20101990-2000
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Larimer County had a total wage and salary employment of 153,103 in 2016, which is an
increase of approximately 26,500 jobs since 2010. The traditional major industries in the County
(Health Care, Retail, Food/Accommodations, and Education) continue to experience strong
employment growth. The industries with the largest amount of employment increase since 2010
were Health Care (4,443 new jobs), Accommodation and Food Service (3,952 new jobs),
Construction (3,153 new jobs), and Manufacturing (2,739 jobs), as shown in Figure 2.
Figure 2
Larimer County Change in Employment by Industry, 2010 to 2016
21
185
190
241
327
352
481
493
495
517
735
862
1,469
1,864
1,886
2,054
2,739
3,153
3,952
4,443
0 1,000 2,000 3,000 4,000 5,000
Utilities
Agriculture, Forestry, Fishing & Hunting
Mining
Information
Administrative and Waste Services
Management of Companies and Enterprises
Public Administration
Real Estate and Rental and Leasing
Finance and Insurance
Arts, Entertainment, and Recreation
Transportation and Warehousing
Other Services, Ex. Public Admin
Wholesale Trade
Professional and Technical Services
Educational Services
Retail Trade
Manufacturing
Construction
Accommodation and Food Services
Health Care and Social Assistance
Source:Colorado Dept. of Labor and Employment
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Emerging industries in the county that are experiencing stronger growth than traditionally found
in the community include manufacturing, logistics (wholesale trade and transportation and
warehousing), and professional and technical services. Manufacturing has been growing at an
annually rate of 3.9 percent since 2010 after declining in employment during the previous
decade. In the 1990’s and early 2000’s, manufacturing was by computer and electronic product
manufacturing, anchored by Hewitt-Packard. The recent growth has been more diversified within
a variety of manufacturing subindustries, spurred on by growth in food and beverage
manufacturing (e.g. breweries) and the growing presence of Woodward, Inc. The growth of the
region in population and employment has increased demand for logistics related industries.
Lastly, business services (which includes professional and technical services and also
administrative support services) has traditionally been a growing industry in the region, but in
the past six years professional services jobs have grown by over 1,800 jobs while growth in
administrative services has been relatively flat.
Wage Trends
The average annual wage in Larimer County was $56,987 in 2016, as shown Table 2. Wages in
the past six years have grown at a healthy 5.7 percent annual rate compared to 2.3 percent
annually in the 2000’s, indicating that even when accounting for inflation, wages are growing
significantly.
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Table 2
Larimer County Average Annual Wage by Industry, 2000 to 2016
Description 2000 2010 2016 Total Ann.#Ann. %Total Ann.#Ann. %
Agriculture, Forestry, Fishing & Hunting $20,842 $28,302 $33,123 $7,460 $746 3.1% $4,822 $804 2.7%
Mining $33,748 $46,061 $60,825 $12,313 $1,231 3.2% $14,764 $2,461 4.7%
Utilities $48,315 $68,556 $85,041 $20,241 $2,024 3.6% $16,485 $2,748 3.7%
Construction $34,156 $44,940 $53,649 $10,784 $1,078 2.8% $8,710 $1,452 3.0%
Manufacturing $60,184 $73,722 $82,669 $13,538 $1,354 2.0% $8,947 $1,491 1.9%
Wholesale Trade $37,190 $53,071 $65,326 $15,881 $1,588 3.6% $12,255 $2,043 3.5%
Retail Trade $20,333 $23,680 $27,855 $3,347 $335 1.5% $4,175 $696 2.7%
Transportation and Warehousing $29,335 $38,963 $43,522 $9,628 $963 2.9% $4,559 $760 1.9%
Information $39,041 $48,722 $49,659 $9,680 $968 2.2% $937 $156 0.3%
Finance and Insurance $40,277 $50,967 $70,103 $10,690 $1,069 2.4% $19,136 $3,189 5.5%
Real Estate and Rental and Leasing $23,373 $31,620 $43,845 $8,247 $825 3.1% $12,225 $2,038 5.6%
Professional and Technical Services $41,143 $69,407 $82,796 $28,264 $2,826 5.4% $13,389 $2,232 3.0%
Management of Companies and Enterprises $41,269 $84,847 $140,357 $43,578 $4,358 7.5% $55,510 $9,252 8.8%
Administrative and Waste Services $21,239 $28,906 $34,798 $7,667 $767 3.1% $5,892 $982 3.1%
Educational Services $31,910 $39,091 $44,125 $7,180 $718 2.1% $5,034 $839 2.0%
Health Care and Social Assistance $31,010 $42,583 $47,498 $11,572 $1,157 3.2% $4,916 $819 1.8%
Arts, Entertainment, and Recreation $14,737 $22,855 $24,678 $8,118 $812 4.5% $1,823 $304 1.3%
Accommodation and Food Services $10,923 $14,665 $18,022 $3,742 $374 3.0% $3,357 $560 3.5%
Other Services, Ex. Public Admin $20,388 $28,061 $34,048 $7,673 $767 3.2% $5,987 $998 3.3%
Public Administration $38,607 $55,219 $60,784 $16,612 $1,661 3.6% $5,565 $928 1.6%
Unclassified ---$60,293 $68,445
Total $32,394 $40,810 $56,987 $8,417 $842 2.3% $16,176 $2,696 5.7%
Source: Colorado Dept. of Labor and Employment QCEW; Economic & Planning Systems
Change 2010-20162000-2010
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The City’s six largest industries have a wide variety of average annual wages, with some much
higher than average and some well below the County average. Education and Health Care have
average wages of $44,125 and $47,498, which are slightly below average, as shown in Figure
3. Retail Trade and Accommodations and Food Service have average annual wages that are less
than half of the County average. This reflects both lower hourly wage rates as well as higher
percentage of part time jobs in these industries. Manufacturing and Professional and Technical
Services have higher than average annual wages of $82,669 and $82,796 respectively.
Figure 3
Larimer County Largest Industry Average Annual Wage, 2016
Recent employment growth by industry was split based on average wages for that industry to
understand how even the growth in employment has been between low paying, medium paying
and high paying industries. Industries with an average annual wage greater than 20 percent less
than the county average of $56,987 were considered below average wage industries (less than
$46,000 annually). Industries with an average wage greater than 20 percent more than the
county average were considered above average wage industries (greater than $68,000). Lastly,
industries with an average wage within 20 percent of the average wage for the county were
considered average wage jobs. From 2010 to 2016, below average wage jobs accounted for 42
percent of new jobs in the county, with majority within retail and accommodations and food
service. Thirty eight percent of new jobs since 2010 were in average wage paying industries,
with health care accounting for half of those jobs. Lastly, above average wage paying industries
accounted for 21 percent of employment growth.
$44,125 $47,498
$27,855
$18,022
$82,669 $82,796
$56,987
$0
$10,000
$20,000
$30,000
$40,000
$50,000
$60,000
$70,000
$80,000
$90,000
Education Health Care Retail Trade Accommodations
and Food Service
Manufacturing Professional and
Technical
Services
Larimer County
AverageSource:Colorado Dept. of Labor and Employment
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City Employment Conditions
The City of Fort Collins is the economic center of the northern Colorado region. Fort Collins
accounts for over 55 percent of the employment in the Fort Collins/Loveland Metropolitan
Statistical Area (MSA), with over 85,000 jobs in Fort Collins, with Colorado State University as
the largest employer in the region. The economic strengths of Fort Collins are aligned with the
identity of the City. Fort Collins is a community with quality educational options and natural
assets and amenities that promote and encourage a healthy lifestyle. The two largest industries
in Fort Collins, Education and Health Care, reflect these major assets. These assets that have
produced an educated workforce and a high quality of life have historically attracted large
employers in manufacturing and technology to locate in the city.
Economic Base Organization
The City’s 2015 Economic Health Strategy Plan provides the roadmap for addressing the threats
the city’s economy faces and the opportunities it has for economic growth and diversity. The plan
is organized around five major themes;
• Community prosperity – Enhancing opportunities for all residents to participate in the local
economy.
• Grow our own – Continuing the City’s history of producing new innovations and new
businesses through entrepreneurship and investment in research and development.
• Place matters – A commitment to developing and maintaining the assets and amenities
needed to support economic growth.
• The climate economy – Helping the business community adapt to the challenges presented
by climate change and leveraging opportunities to create new economic activity through
innovation in climate adaptation.
• Think regionally – Shifting and embracing the benefits in addressing economic health issues
and opportunities through regional collaboration and strategies.
The City of Fort Collins has a total employment of approximately 85,000 jobs, as shown in Table
3. Traditionally, the economy has been driven by education and health care. However, the City
has a long history of entrepreneurship and development of new ideas and products that serve
not just residents but the nation and the world. The City’s targeted industries are advanced
manufacturing, health care and bioscience, and computer technology design and development.
These are primary job industries that produce goods and service exported to the nation and the
world. The City’s economic health strategy also targets economic activities that are unique to
Fort Collins, that not only create products and services but creates the quality of life and culture
that fosters innovation. Examples of these industries and activities include breweries, bike
manufacturing, local foods, and arts and culture.
Lastly, the City is committed to identifying ways to leverage the impacts of climate change to
create opportunities to foster innovation in climate adaptation through clean energy and other
industries. Defining clean energy and the climate economy through the traditional NAICS
industries is difficult as many industries are involved in these activities so specific sector is not
isolated, but the clean energy economy is represented in the several of the City’s target
industries and other primary industries, including manufacturing, professional and technical
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services, mining/oil and gas, and others. As well, the City’s utilities and other utility providers
play a major role in the City’s efforts to foster innovation in clean energy and climate adaptation.
The economic base was organized into three categories to help illustrate the composition of the
City’s employment and also the importance of the industries the City has targeted. Industries
identified as target industries and other primary industries account for 48 percent of the City’s
employment base, as shown in Table 3. The other components of the economy are industries
that support the business community (Business Support Services) and industries that support
the residents of the city (Community Support Services). Business support service industries
account for 16 percent of the economic base, and community support services industries account
for 36 percent of employment.
The purpose of this organization is to isolate the industries that drive the economy to analyze
what is needed to support these industries and estimate the demand for new development. The
policies and locations needed to support these target industries are a key focus of City Plan.
Organizing the industries in Fort Collins by business and community support industries also helps
understand the demand related to how and where to support the target and primary businesses
and how to support residents’ quality of life.
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Table 3
Fort Collins Employment by Industry, 2016
Sector 2016 Jobs % of Jobs
Target and Other Primary Industries
Hospitals and Health Providers 9,885 12%
Education 14,268 17%
Food and Beverage Production/Agriculture 1,718 2%
Manufacturing 5,733 7%
IT/Technology Development 446 1%
Professional and Technical Services 7,080 8%
Management of Companies 459 1%
Mining/Oil and Gas 51 0%
Arts and Entertainment 1,252 1%
Target/Primary Industries Total 40,891 48%
Business Support Services
Utilities 355 0%
Construction 2,443 3%
Wholesale Trade 1,267 1%
Transportation and Warehousing 645 1%
Information (non-internet)856 1%
Finance and Insurance 2,206 3%
Real Estate and Rental and Leasing 1,600 2%
Administrative and Waste Services 4,657 5%
Business Support Services Total 14,029 16%
Community Support Services
Nursing/Social Assistance 3,712 4%
Retail Trade 9,887 12%
Accommodation and Food Service 9,720 11%
Other Services 2,181 3%
Public Administration 4,753 6%
Community Support Services Total 30,252 36%
Total 85,173
Source: Colorado Department of Labor; Quarterly Census of Employment and Wages, Economic & Planning Systems
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Industry Specialization
The largest industries in Fort Collins are also the industries that the City has higher
concentrations of as compared to the State of Colorado. Education and Manufacturing have
location quotients of 2.0 and 1.5 respectively, which means they have higher concentrations of
employment in Fort Collins than in the State of Colorado, as shown in Figure 4. Fort Collins has
much lower concentrations of Wholesale Trade and Transportation and Warehousing, as these
industries have location quotients of 0.4 and 0.2, despite the growing number of jobs in these
industries in Larimer County.
Figure 4
Fort Collins Location Quotient, 2016
Workforce Conditions
The Fort Collins Chamber of Commerce in concert with the City of Fort Collins and several other
regional partners active in economic development commissioned studies of the workforce
challenges and opportunities facing Fort Collins and northern Colorado. The most recent study,
Talent 2.0, identified three major challenges related to workforce.
• First, employment growth has been outnumbering the growth in workforce in the recent past,
which is creating a tight labor market and putting more pressures on companies to be
proactive in recruitment.
• Second, the labor force is not expected to grow at the same rate that job openings will in the
near term, putting more pressure on the labor market.
• Third, an estimated quarter of the labor force in Larimer County is 55 years or older and
many will retire over the next 10 years.
The impact of these challenges on City Plan is the need to have a strategy that plans for a city
that is attractive and accessible to a growing workforce. Housing diversity and affordability are
key elements to the accessibility of the workforce. Another major concern coming out of the
2.0
1.5
1.2
1.1
1.1
1.0
1.0
1.0
0.9
0.8
0.8
0.6
0.6
0.5
0.5
0.4
0.4
0.4
0.2
0.1
0.0 0.5 1.0 1.5 2.0 2.5
Educational Services
Manufacturing
Health Care and Social Assistance
Retail Trade
Accommodation and Food Services
Professional and Technical Services
Public Administration
Real Estate and Rental and Leasing
Administrative and Waste Services
Other Services, Ex. Public Admin
Utilities
Arts, Entertainment, and Recreation
Finance and Insurance
Information
Construction
Agriculture, Forestry, Fishing &…
Management of Companies and…
Wholesale Trade
Transportation and Warehousing
Mining
Location Quotient
Source: Colorado Department of Local Affairs; Economic & Planning Systems
Higher Concentration -Fort Collins
Higher Concentration -State of Colorado
Equal Concentration
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Talent 2.0 study was the rate of underemployment. An estimated 45 percent of labor force has a
bachelor’s degree; however, only 20 percent of jobs require a college degree. The concern is
much of the labor force is stuck in jobs that they are over-skilled or overqualified for.
ITEM 2, ATTACHMENT 5
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Economic & Planning Systems, Inc. 16 163125-Df_EmploymentLandDemand.docx
3. REAL ESTATE DEVELOPMENT CONDITIONS AND TRENDS
This chapter includes a review of National real estate conditions and trends affecting real estate
demand. It is followed by an analysis of office, retail, and industrial/flex development trend sin
Larimer County.
National Trends
There are a number of trends impacting commercial and industrial development in the United
States. These trends were analyzed and summarized below to understand their potential impact
on commercial and industrial development in Fort Collins.
Office Development Trends
Office Park Development
Nationally, office development is moving away from the single use, suburban office park or
corporate campus to more mixed use, centrally located, and often transit-accessible locations in
major urban areas. Much of this trend has been driven by shifting preferences from the
workforce, especially younger, college educated Millennial-aged workers, who wish to have more
access to amenities near work such as shopping, services, and dining. Their choice of place to
live is being driven by considerations of quality of life and opportunity for employment. As result,
employers are making decisions on locations based centrality of the workforce and locations that
have an attractive quality of life.
The focus on improving suburban business parks dates back at least 15 to 20 years. In 2002, the
Urban Land Institute (ULI) published a study titled Ten Principles for Reinventing America’s
Suburban Business Districts. The report authors state that existing suburban business districts
“encompass a disparate group of isolated uses with little or no integration, a transportation
system that is auto oriented and often hostile to pedestrians, and a near total absence of civic
identity”. They suggest that in response to the social and economic forces identified above, there
is a potential to “transform America’s more than 200 suburban business districts into more
integrated live-work-shop places”. It also suggests that the same forces that led to the
resurgence of central business districts in the 1990s—such as increasing development densities,
improving pedestrian connections between buildings, and improving transit—will be focus of
smart growth and the reinvention of suburban business districts. The report’s principles include:
“Break up the Superblocks and Optimize Connectivity; Embrace Mixed Uses; Honor the Human
Scale by Creating a Pedestrian-friendly Place: and Think Transit - Think Density”.
Notable efforts are underway at some of the most prominent business parks including a new 50-
year master plan for Research Triangle Park that allows for mixed use and higher densities, and
a study to evaluate innovation district potentials for Stanford Research Park. In some of the most
vibrant urban markets (including San Francisco, Boston, Seattle, and Denver), the appeal of the
downtown mixed use environment has grown to the point where real estate values are higher
downtown than in the premier suburban business districts, including rents, occupancy rates, and
even absorption. A significant portion of the millennial workforce, particularly those employed in
technology and other knowledge based industries, are showing a preference for living in
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downtowns and other mixed use activity centers where they can live and work in close proximity
with available transit to minimize dependencies on the auto or long commute to work. As a result
there are a greater number of small businesses forming or locating in these urban, mixed use
areas and even some notable examples of larger companies moving from the suburbs back to
the central city.
Office Space Trends
More Efficient Office Space - Businesses are leasing less office space per person than in past
years. Technology has reduced the need for space, and new workplace designs are more
efficient. Open floor plans and shared spaces are becoming more common. In these settings,
workers are freer to move around an office with a laptop and mobile phone. The National
Association for Industrial and Office Parks (NAIOP) reported in 2015 that the average office lease
size had dropped by approximately 10 percent from 2004 through 2014. Some of the trend in
efficiency (more workers per square foot of building area) is driven by cost. Fast growing
industries like technology are not necessarily cutting space requirements as they desire spacious
and luxurious offices to attract the highest skilled talent. Slower growth industries such as law
and accounting are reducing their space requirements to cut costs.
Co-Working Space - Co-working space is a new type of office space in which tenants rent
desk(s) space in a space shared with other workers and firms. They are popular with small new
firms, which can be in any field including professional services, creative industries, and
technology. Tenants have access to conference rooms and shared office equipment (e.g.
printers). The benefits of co-working space are that they typically have lower tenant finish levels
and lower cost than traditional office space and are flexible in that they give a firm a low-cost
way to grow from one to a few employees. They also offer, and are marketed for, opportunities
for collaboration and knowledge sharing with likeminded people and potential business partners.
Some also offer events including networking, speakers, and skill development workshops. Co-
working space is popular with entrepreneurs and remote workers. It is becoming more common in
major and mid-sized cities but is still a small portion of the total office market. Fort Collins has
captured its share of co-working spaces, primarily located in downtown and has an alliance
(fo(co)works) of independent co-working spaces to jointly promote and market their spaces and
events.
Innovation Districts
The centers of American innovation have evolved since the industrial revolution. The original
locations for innovation were the concentrations of manufacturing jobs and large factories in
cities in the same or similar industries (e.g. car manufacturing and Detroit). In the second half of
the 20th century, innovation shifted to the suburban office/science park with clusters of firms in
isolated campuses and buildings. The latest shift has been to areas with concentrations of assets,
companies and institutions, often in urban areas, that foster innovation.
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These concentrations have been identified, by Brookings Institute and others, as “Innovation
Districts”. The Brookings Institute defines Innovation Districts as “geographic areas where
leading-edge anchor institutions and companies cluster and connect with start-ups, business
incubators, and accelerators. They are also physically compact, transit-accessible, and
technically-wired and offer mixed-use housing, office and retail.” Their research suggests there
are three general models for innovation districts:
• Anchored Districts – These projects are clustered around major anchor research institutions
and are typically in downtown or mid-town settings. Examples include the Kendall Square/ MID
cluster in Cambridge; the University City/University of Pennsylvania cluster in Philadelphia;
and the Saint Louis/Washington University and Saint Louis University cluster in Saint Louis.
(The most applicable model for Fort Collins)
• Re-imagined Urban Areas – These projects include revitalizing industrial districts and
waterfronts in major urban areas including: San Francisco’s Mission Bay; Boston’s South
Waterfront; and Seattle’s South Lake Union.
• Urbanized Science Park – This model is focused around the urbanization and diversification
of traditional business research parks. Examples include the new master plans for Research
Triangle Park and Stanford Research Park as well as similar efforts at the University of
Wisconsin-Madison, University of Virginia-Charlottesville, and University of Arizona-Tucson.
The innovation district concept is a reaction to employment and workforce trends. The concept
tries to leverage these trends. Innovation districts are promoted as being well suited to
accommodate knowledge based economy. The U.S. economy is increasingly dependent on
knowledge workers with skills to fill STEM related occupations. Research activities, firms, and
jobs related to STEM fields are increasingly finding benefits to clustering of activities and of
educated workers. The Innovation District concept provides the opportunity for these companies
and activities to cluster in environments that foster interaction.
Another benefit of the district concept is that it provides the connections to jump-start
entrepreneurship. New business creation plays an increasingly important role in economic growth
in communities, but the rate of new business has been declining in the U.S. The rise of
collaborative working spaces has decreased the cost and risk for new businesses, while the
clustering of economic activities allows these new businesses to leverage assets needed to grow
their ideas and businesses.
The districts also support formal and informal interactions. Regular interactions of workers and
residents increase the social networks of workers in the districts and also grow the resources of
the companies they work for. These districts—and entities that help manage them—are designed
to facilitate increased interaction through formal events but also through every-day interactions
and events. Lastly, planners and urban economist are promoting districts as having the ability to
foster more inclusive job growth. Locating employers, research activities, and the spin-off social/
entertainment activities in centralized urban areas increases the diversity of jobs in the district.
The superior connectivity of these areas makes it easier for workers of all backgrounds to work in
the same area and share the same social networks, which is the opposite of the traditional
models where knowledge workers were clustered in suburban office parks with little interaction
with others outside the park.
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Medical Districts
A related planning concept is medical districts that are intended to capitalize on the business and
research associated with major medical institutions. These include city-initiated efforts that are
intended to organize the spinoff business development surrounding major hospitals and/or
clusters of hospitals, as well as university-driven projects created to capture commercialization of
basic research taking place within university medical centers.
The recently completed University of Texas at Austin Medical District Master Plan creates a
partnership between UT Austin, Seton Healthcare, and Central Texas Healthcare to create a
compact urban development on the southern edge of the UT campus in downtown Austin. It will
contain the university’s planned new medical school and medical research building, as well as a
new teaching hospital and medical office building. The vision for the district integrates health
care teaching and research within an interdisciplinary setting taking advantage of adjacent
university resources.
A Colorado example is the creation of a
medical district at the Anschutz Medical
Campus in Aurora. The University of
Colorado relocated its medical school,
hospital and research facilities to a 200
acre campus site at the former Fitzsimons
Army Medical Center. Children’s Hospital
of Denver and Veteran’s Hospital are
located on an adjacent 25 acre site. The
public medical facilities are complemented
by a 160-acre bioscience research park
intended to facilitate the commercialization
of university research as well as capture
other private sector medical related
businesses. The Anschutz Medical Campus has been the fastest growing employment center in
the metro area since 2005, having captured nearly 20,000 jobs over the last 10 years.
The University of Colorado Anschutz Medical Campus
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Retail Development Trends
The retail industry has shifted greatly over the last 10 to 15 years, impacted by the growth of
internet sales, declining brick and mortar store sales, retail chain consolidations, and
demographic shifts and preferences. Collectively, these trends are impacting store sizes and
reducing the overall demand for new retail space locally and nationally.
The Rise of E-Commerce
Between 2001 and 2015, total online retail purchases (excluding auto related) grew from
approximately $29 billion to $310 billion, an 18.4 percent annual growth rate. Online sales
accounted for 22 percent of total retail sales growth. During the same period, brick and mortar
stores grew at a 3.7 percent annual growth rate, decreasing their share of the total retail market
from 98 percent to 89 percent. Despite still accounting for only 11 percent of overall spending,
the growth in online shopping is impacting the demand for traditional brick and mortar stores.
This also affects the way retailers are doing business, pushing them to alter store formats and
incorporate online sales and marketing into their business concepts. The list of top online retailers
reinforces this point as many have a significant brick and mortar presence as well. This group
includes such major retailers as Walmart, Target, Home Depot, Best Buy, and Bed Bath & Beyond.
Bifurcating of Retail Demand
Changes in spending patterns are also affecting the amount and mix of retail space. Consumer
spending is split between low-cost, high convenience retail options—where the internet is making
significant impacts—and more experience, community, locally oriented retail options. On the low
cost, high convenience end of the spectrum, online retailers like Amazon and warehouse club
retailers such as Costco are preforming the best. On the other end, the shift to more experience
oriented retail is being driven by the millennial generation. A portion of this generation is highly
mobile, are less likely to accumulate furniture and home furnishings and other large, high cost
items. They are also more interested in experiences, emphasizing travel and entertainment.
However, they still like to shop but in more experience-oriented retail areas and/or with retailers
that match with their lifestyle. Their spending patterns are similar to the boomer generation who
has already purchased much of the goods they need and are downsizing their homes and
accumulated items. Boomers are also spending more of their income on travel, leisure,
entertainment, and dining out.
Social Media and “Showrooming”
According to the National Retail Federation, 86 percent of American consumers at least
occasionally research items online before buying in a store; of these, 22 percent conduct this
research primarily on blogs and 32 percent primarily on Facebook. Electronics is most
researched, followed by apparel, appliances, and then shoes. Many consumers will also look at or
try on an item in a store and then price shop and purchase it online.
ITEM 2, ATTACHMENT 5
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Changing Retail Mix
These changes in spending patterns are impacting the mix of retail space in aggregate as well as
within individual districts, corridors, and centers. Sales for prepared foods are now outpacing
sales for food for home consumption. The restaurant, bar, and microbrewery segment has grown
rapidly and new food and beverage formats have been introduced (e.g., food halls and market
halls, farm to table restaurants, and food trucks). These market/food hall establishments
(Denver metro area examples include Denver Central Market, The Source, and Avanti in Denver
and Stanley in Aurora) focus on creating a community atmosphere with shared eating and
common spaces and a variety of food options and small format retail options.
Store and Chain Consolidation
Over the past five years, there have been nearly 200 retail chain bankruptcies. In 2017, CNN
Money reported that there were 5,300 store closing announcements through June 20 compared
to 6,200 in 2008 during the Great Recession—the worst year so far for store closings. There are
fewer stores in the market now, making it more difficult to find tenants for new retail
developments, as well as increasing vacancies in existing centers as large blocks of space are
vacated by store brands that no longer exist.
Industrial Development Trends
The industrial development industry is shifting significantly in reaction to increase in technology
and the internet. The shifts are having both positive and negative impacts on the economic
health of communities. Generally, the shifts are pushing towards more industrial oriented
development but at the same time resulting in fewer jobs as automation improves efficiency.
Globalization and Automation Impact on Manufacturing
Industrial employment, particularly manufacturing, has recovered slightly since the economic
recession of 2008 and 2009, but has not returned to pre-recession levels. Sharp declines in
industrial employment often are precipitated by recessions, and employment either continues to
decline or fails to recover to pre-recession levels. As a comparison, at the national level,
manufacturing jobs are down 37 percent from their peak in 1979. Globalization and automation
are the major reasons for these continual declines. The number of robots per capita employee
has increased dramatically in the last 25 years and economists estimate that each additional
robot reduces employment in a commuting area by 3 to 6 workers and wages by 0.25-0.5
percent. The rate of robot substitution varies across industries, but manufacturing tends to have
high factors. Off-shoring of manufacturing has impacted numerous manufacturing subindustries
including computer equipment manufacturing.
Growth of Logistics
As e-commerce has driven down demand for retail space, it has at the same time driven up
demand for industrial development supporting its growth. Logistics and distribution oriented
employment sectors (transportation and warehousing, wholesale trade) and industrial
development are the largest drivers of new industrial development. As e-commerce retailers and
traditional retailers are pushing for more convenience and more online shopping, demands for
local distribution are growing. Industrial buildings and developments related to logistics want to
locate centrally to their service market, and along major transportation routes. Industrial spaces
ITEM 2, ATTACHMENT 5
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Economic & Planning Systems, Inc. 22
for logistics activities look for larger floor plates, with higher ceilings, which make newer
buildings more attractive.
Middle Skill Jobs
Traditionally, jobs within industrial oriented businesses are an important source of “middle skill”
jobs—jobs that don’t require a college degree but rather some form of specialized training.
Manufacturing wages are typically higher than wages in other industries accessible to workers
without a college degree, such as retail and food service. Unlike service industries, manufacturing
wages approach, and/or exceed, a living wage. However, there are trends impacting the
presence of these middle skill jobs. Automation is reducing employment in industrial oriented
employment sectors. As well, industrial areas in urban areas are under threat for redevelopment.
In larger urban areas, including Denver, communities are considering policies related to
industrial preservation as redevelopment pressures are pushing industrial uses to the fringes of
metro areas and either driving middle, lower income residents out or increasing their commutes.
Small Urban Manufacturers (SUMs)
Urban manufacturing today is largely occupied by small, specialized firms in collaborative and
interdependent networks. In Fort Collins, 80 percent of manufacturing firms have fewer than 20
employees. The average size of a manufacturing firm is 28 employees but the median size is six
employees. Manufacturers nationally have also been trending towards smaller footprints and
fewer employees. Research has shown that small urban manufacturers (SUMs) are more
productive when located in denser urban areas. These firms desire the centrality within their
market, which helps with employee attraction and also proximity to goods and services needed
to support their businesses. SUMs also tend to pay higher median wages with higher wage
growth and skill development opportunities. However, these smaller manufacturers are typically
looking for existing, lower cost spaces at least initially. As they grow, finding locations with a
larger building and/or the ability to build to suit their own facility is a need, which is increasingly
harder to find in central locations and at an affordable cost.
Local Real Estate Development Conditions and Trends
Inventory, Rent and Vacancy Rates
Fort Collins has nearly 70 percent of the office space in Larimer County, and 57 and 56 percent
of the retail and industrial space as well. However, over the past 10 years the City has been
capturing a decreased share of new commercial and industrial development. Fort Collins
captured only 45 percent of office development in the past 10 years and 46 percent of retail
development since 2007. The City captured only 34 percent of industrial space, as shown in
Table 4. As neighboring communities have grown, many have been able to attract and develop
their own retail centers, primarily centered along I-25. As the labor force has become more
interconnected within the region, I-25 has grown in importance and the market has responded.
The City of Fort Collins has not made the same proactive efforts to grow along I-25. The
declining capture illustrates this growing competition from neighboring communities for new
development.
The job growth in the past five to seven years has been driving demand for spaces for
businesses to locate. Vacancy rates for office, retail and industrial space in the City and Larimer
County are low and in most cases indicate demand for new development. The office vacancy rate
ITEM 2, ATTACHMENT 5
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at the end of 2017 was 3.7 percent, indicating demand for new inventory. The vacancy rate in
the county for office space is also low at 4.7 percent. The county has a higher average rental
rate of $22.11 per square foot, versus $16.05 in the city—which may be a result of the lack of
newer office space in the city.
Retail space in Fort Collins has grown by an average of 150,000 new retail square feet per year
in the past 10 years, with a total inventory of 11.3 million square feet. Capture of recent
development is down from traditional amounts, as described above, but is outpacing the city’s
capture of population growth. Retail rates in the city are higher than the county’s on average
($19.53 versus $18.51). The vacancy rate within the city is 6 percent, which is near equilibrium,
but the county rate is 3.5 percent, which is low and indicates demand for new space. The city’s
vacancy rate is still relatively low considering the addition of space within the Foothills Mall
redevelopment, which has been slow to absorb.
Strong demand for industrial and flex space in the City Fort Collins is reflected in the 3.1 percent
vacancy rate in fourth quarter 2017. Vacancy in the county is higher at 6.8 percent but still low
for industrial space. Rental rates have been growing in recent years and average rates are
essentially the same in the city and elsewhere in the county.
Table 4
Larimer County Commercial and Industrial Development Inventory
Use Fort Collins
% of
County
Larimer
County
Office
Inventory (sq ft)7,600,180 69% 11,005,512
New Development past 10 years (2007-2017)839,547 45% 1,884,712
Average Rental Rates $16.05 $22.11
Vacancy Rate 3.7%4.7%
Retail
Inventory (sq ft)11,329,874 57% 19,866,822
New Development past 10 years (2007-2017)1,506,387 46% 3,271,971
Average Rental Rates $19.53 $18.51
Vacancy Rate 6.0%3.5%
Industrial/Flex
Inventory (sq ft)12,019,153 56% 21,472,142
New Development past 10 years (2007-2017)620,379 34% 1,837,487
Average Rental Rates $9.44 $9.36
Vacancy Rate 3.1%6.8%
Source: CoStar
ITEM 2, ATTACHMENT 5
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Development Locations
Office development over the past 17 years has been clustered in three major locations. The three
major clusters of new development are the Harmony Corridor, the Centerra development north
of the intersection of I-25 and US-34 highways, and in and around downtown Fort Collins. The
clusters along Harmony Road and in Centerra have been built over the past 15 to 20 years, as
shown in Figure 5. The new development has moved employment away from the central
locations along US 287 to the east towards I-25. The clustering of office development mirrors
national trends of concentrations of office employment especially in central locations with
superior transportation access and within more mixed-use environments, albeit largely
suburban/auto-oriented in local context.
Retail development patterns in the past 15 to 20 years provide the most stark illustration of the
shift of the economic activity in Larimer County away from US 287 to I-25. The majority of retail
development in the county has occurred along US 34 and Harmony Road towards the
intersections with I-25, as shown in Figure 6. The growth of the region has shifted the
orientation of retail away from the individual communities to regional locations. The traditional
location for regional retail was along College Avenue anchored by Foothills Mall. The Shops at
Centerra and other retail components of the Centerra development create a major new node of
regionally oriented retail in northern Colorado. The shift impacted Foothills Mall and led the City
to proactively work to redevelop Foothills Mall. Smaller communities in northern Colorado, such
as Windsor, Johnstown, and Timnath, have been making aggressive efforts to capture retail
development primarily along I-25.
Industrial development has also been clustered in a few primary locations in Larimer County, as
shown in Figure 7. The concentrations include the Mulberry Corridor (both outside and inside
the city boundaries), near the intersection of US 34 and I-25, and smaller concentrations in
Loveland near the intersection of US 34 and US 287 and at the northern edge of Loveland along
US 287. The growth of the region and national retail trends have grown the concentrations of
logistics/distribution related activities, which have gravitated to the US 34 and I-25 area.
ITEM 2, ATTACHMENT 5
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Figure 5
Larimer County Office Development, 2000 to 2017
ITEM 2, ATTACHMENT 5
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Figure 6
Larimer County Retail Development, 2000 to 2017
ITEM 2, ATTACHMENT 5
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Economic & Planning Systems, Inc. 27
Figure 7
Larimer County Industrial Development, 2000 to 2017
ITEM 2, ATTACHMENT 5
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Economic & Planning Systems, Inc. 28 163125-Df_EmploymentLandDemand.docx
4. LAND DEMAND METHODOLOGY AND INPUTS
This chapter provides an overview of the land demand model and demand forecast developed for
City Plan. The chapter provides an explanation of methodology, summary of employment
forecasts, identifies major model inputs and assumptions, and provides a summary of the
estimated land demand by development type and corresponding land use designations.
Methodology
To estimate land demand for employment uses, EPS utilizes a four step process illustrated in
Figure 8. Employment in the region is forecasted by industry sector and then allocated to
building types based on existing location patterns by industry in the city. Estimated new jobs by
building type are translated to demand for buildings square feet using national averages of
employees per square feet. Lastly, density factors (floor area ratio) per building type are derived
from existing and recent development within the region are used to estimate demand for land.
Figure 8
Employment Land Demand Methodology
Forecast Scenarios
Industry cluster
specific
employment
forecast
Building
Type
Allocation
Convert
employment
forecast to non-
residential
building
categories
Non-
Residential Demand
Estimate
Forecast total
non-residential
space demand
Land
Demand
Estimate
Convert non-
residential space
to land demand
forecast using
FAR estimates
ITEM 2, ATTACHMENT 5
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To forecast future employment growth by industry, EPS relied on four major sources. First, the
Northern Colorado MPO’s total employment forecast for the county was used as a general guide
towards the overall total employment growth between 2015 and 2040. Historic employment
growth rates and annual new jobs averages, growth estimates from Woods & Poole (a secondary
employment data provider), and growth estimates by industry provided by the Colorado
Department of Labor and Employment are used to develop estimated growth rates in
employment by sector from 2016 to 2040, as shown in Figure 9. The rates used largely rely on
historic annual job growth averages and the state’s forecast by industry.
Figure 9
Employment Forecast Methodology
Hist.•Historical Employment Trends
W&P •Woods & Poole Growth Rate Forecast
State
•CO. Dept. of Labor and Employment Growth
Rate Forecast by Industry (2016-2026)
ADJ •Growth Rate Adjustments
FINAL •Industry Level Forecasts
Model
Assumption
ITEM 2, ATTACHMENT 5
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Next, the forecast of employment by industry are allocated to building types. Four simple
building types were used; retail, office, industrial/flex and industrial. These building types were
chosen to align with the City’s three major land use designation categories for employment,
which are commercial/mixed use, employment, and industrial. Square foot per employee factor,
which were developed using national/industry averages, were used to estimate demand for
building space in the county. The factors used are shown in Figure 10. The estimated capture of
new building space in Fort Collin’s GMA was estimated using historic capture rates for new
development. The demand for building space was then translated into demand for land using
floor area ratios for each building type, as shown in Table 5.
Figure 10
Future Employees to Future Building Demand Methodology
Table 5
Employee per Square Feet and Floor Area Ratio Factors
Employees by Building
Type by Year
(Larimer County)
Square Feet per
Employee by Building
Type
Total Commercial Space
(Larimer County)
Total Commercial Space
(City of Fort Collins)
City of Fort Collins
Capture Rate by
Building Type
Total Commercial Space
(Larimer County)
Model
Assumption
Factors Retail Office Office Industrial/Flex Industrial
Square Feet per Employee 350 225 225 400 700
Floor Area Ratio 0.25 0.50 0.40 0.30 0.20
Source: Economic & Planning Systems
E:\[163125-Employment Land Demand.xlsx]Conversion Factors
Commercial/Mixed Use Employment
ITEM 2, ATTACHMENT 5
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Employment Forecast
The growth in wage and salary jobs in the county was estimated by industry from 2016 to 2040
to estimate the demand for new commercial and industrial development. Wage and salary
employment is estimated to grow by 85,633 jobs, which is an annual rate of 1.9 percent, as
shown in Table 6. It is important to note job growth is forecast to outpace housing growth in the
county, which unless otherwise addressed will continue the inflow workers from other counties.
Table 6
Larimer County Employment Forecast by Industry, 2016 to 2040
Sector 2016 2026 2040 Total Ann. # Ann. %
Target and Other Primary Industries
Hospitals and Health Providers 15,372 20,659 27,259 11,887 495 2.4%
Education 17,295 20,471 24,869 7,574 316 1.5%
Food and Beverage Production/Agriculture 2,811 4,365 5,604 2,793 116 2.9%
Manufacturing 11,237 13,698 14,688 3,451 144 1.1%
Technology Development 862 1,276 1,803 941 39 3.1%
Professional and Technical Services 10,662 14,329 18,394 7,732 322 2.3%
Management of Companies 860 1,156 1,525 665 28 2.4%
Mining/Oil and Gas 498 702 853 355 15 2.3%
Arts and Entertainment 3,006 3,962 5,228 2,222 93 2.3%
Target/Primary industries Total 62,603 80,618 100,224 37,621 1,568 2.0%
Business Support Services
Utilities 737 775 819 82 3 0.4%
Construction 10,426 14,850 19,594 9,168 382 2.7%
Wholesale Trade 4,359 6,149 7,574 3,215 134 2.3%
Transportation and Warehousing 3,151 4,034 4,833 1,682 70 1.8%
Information (non-internet)2,088 2,109 2,139 51 2 0.1%
Finance and Insurance 3,673 4,566 5,781 2,108 88 1.9%
Real Estate and Rental and Leasing 2,721 3,449 4,489 1,768 74 2.1%
Administrative and Waste Services 8,518 8,954 9,337 819 34 0.4%
Business Support Services Total 35,673 44,884 54,566 18,893 787 1.8%
Community Support Services
Nursing/Social Assistance 5,740 7,348 9,695 3,955 165 2.2%
Retail Trade 18,582 21,565 25,485 6,903 288 1.3%
Accommodation and Food Service 18,175 24,190 31,918 13,743 573 2.4%
Other Services 4,314 5,742 7,371 3,057 127 2.3%
Public Administration 7,926 8,755 9,388 1,462 61 0.7%
Community Support Services Total 54,737 67,599 83,856 29,119 1,213 1.8%
Total 153,013 193,101 238,646 85,633 3,568 1.9%
Source: Colorado Department of Labor; Quarterly Census of Employment and Wages, Economic & Planning Systems
Change 2016 to 2040
ITEM 2, ATTACHMENT 5
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Economic & Planning Systems, Inc. 32
Future Land Demand
The estimated new 85,633 jobs by 2040 are estimated to generate demand for 22 million square
feet of commercial and industrial development. The City of Fort Collins (including the current
GMA) is estimated to capture a third of new development in the county, with an estimated 2.8
million square feet of retail, 2.4 million square feet of office/general commercial space, and 2.2
million square feet of industrial/flex space, as shown in Table 7. The estimate land demand
(between 2016 and 2040) for Commercial/Mixed Use areas is 11.8 million square feet or 294
acres; the demand for Employment areas is estimated to be 7.7 million square feet or 176 acres;
and the demand for Industrial areas is estimated to be 5.6 million square feet or 128 acres.
Table 7
Fort Collins Estimated Employment Building and Land Demand, 2016 to 2040
Comparison of Demand to Supply
The City of Fort Collins has an estimated 7,556 acres of vacant and potential redevelopment land
capacity for growth, as estimated by the City of Fort Collins. The majority, 90 percent, of the
land in the capacity estimate is “vacant” land. Thirty-eight percent of the land capacity is
estimated to be for employment uses within three categories; commercial/mixed-use,
employment, and industrial. This totals to 2,882 acres or 125 million square feet.
As shown in Table 7, the estimated demand for new employment land is approximately 600
acres. The estimated demand for employment oriented development accounts for 20 percent of
the estimated supply. The estimated demand for commercial/mixed-use development accounts
for 27 percent of capacity, and demand for employment and industrial development account for
19 and 15 percent of estimated supply.
Retail Office Office Indust/Flex Industrial
All Industries
Larimer County Building Demand 7,861,668 1,968,470 3,721,565 2,995,443 5,588,382
% Capture in Fort Collins GMA 35% 45%45% 35%20%
Fort Collins Building Demand 2,751,584 885,812 1,674,704 1,048,405 1,117,676
Fort Collins Land Demand (Sq Ft)11,006,335 1,771,623 4,186,760 3,494,684 5,588,382
Fort Collins Land Demand (Acres)253 41 96 80 128
Source: Economic & Planning Systems
Commercial/Mixed Use Employment
ITEM 2, ATTACHMENT 5
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Figure 11
Estimated Land Demand versus Supply, 2016 to 2040
Location of Capacity and City Plan Implications
The locations of buildable land capacity (vacant land), as identified by the City of Fort Collins, are
shown in Figure 12, based on current zoning. The majority of land zoned for new employment
development is located in the northeast portion of the city along Mulberry and along I-25. There
are also a number of larger development sites along the Harmony Corridor, which are zoned for
commercial/mixed-use. Other commercial/mixed-use parcels are located around the I-
25/Highway 392 interchange in the southeast edge of the city, and along College Avenue on the
northern and southern edges of the community. Areas with potential for redevelopment were
also evaluated by the City of Fort Collins. These sites are generally scattered throughout the city
and only account for 10 percent of land capacity.
The buildable employment lands the City has greatly exceeds the demand for new employment
lands by 2040. The majority of employment and industrial capacity within the city is located
north of Mulberry and are in areas with limited infrastructure to support new development. As
well, the majority of the buildable land capacity in the city is outside of the City’s current water
service boundary. The location of areas designated for employment uses needs to be re-
examined through the City Plan process.
As described above, development pressures for office have primarily been in downtown, along
the Harmony Corridor, or at Centerra. As well, industrial development has located primarily near
the Mulberry Corridor and in Loveland. There are also large portions of land designated for
residential to the east of downtown and along Mulberry, which could be re-examined. The excess
capacity would suggest that the City could be more flexible with use of employment lands in
some areas. The City should also focus efforts on a few primary areas to capture employment
growth, similar to its historic efforts along Harmony Road.
12,777,958
7,681,445 5,588,382
47,880,721
40,570,739
37,066,075
0
5,000,000
10,000,000
15,000,000
20,000,000
25,000,000
30,000,000
35,000,000
40,000,000
45,000,000
Commercial/Mixed Use Employment Industrial
Estimated Demand (2016 to 2040)Land Supply/Capacity
Source:Economic & Planning Systems; City of Fort Collins
ITEM 2, ATTACHMENT 5
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Employment Land Demand Analysis
Economic & Planning Systems, Inc. 34
Figure 12
Buildable Lands Inventory
ITEM 2, ATTACHMENT 5
Packet pg. 84
ECONOMIC & PLANNING SYSTEMS April 26, 2018
CITY PLAN
Employment Land Suitability Analysis
ITEM 2, ATTACHMENT 5
Packet pg. 85
ECONOMIC & PLANNING SYSTEMS Fort Collins Employment Land Suitability Analysis| 1
METHODOLOGY
1.Develop attributes desired by regional/community retail, office/employment, and
industrial space users
2.Measure the presence of the attributes in the Growth Management Area for each use
utilizing a grid of approximately 40 acre squares.
3.Develop a desirability score for each use for each of the grids and compare them to the
Opportunity Areas
4.Assess the desirability of each use type in the Opportunity Areas
MAJOR TASKS
ITEM 2, ATTACHMENT 5
Packet pg. 86
ECONOMIC & PLANNING SYSTEMS Fort Collins Employment Land Suitability Analysis| 2
DEVELOPMENT CAPACITY
VACANT AND UNDERUTILIZED LAND
Much of capacity is near I-25
Large amount of vacant employment in area
lacking infrastructure and access to I-25
Likely more redevelopment capacity than
estimated
ITEM 2, ATTACHMENT 5
Packet pg. 87
ECONOMIC & PLANNING SYSTEMS Fort Collins Employment Land Suitability Analysis| 3
DEMAND VS CAPACITY
LAND ACRES OF DEMAND VS CAPACITY
12,777,958
7,681,445 5,588,382
47,880,721
40,570,739
37,066,075
0
5,000,000
10,000,000
15,000,000
20,000,000
25,000,000
30,000,000
35,000,000
40,000,000
45,000,000
Commercial/Mixed Use Employment Industrial
Estimated Demand (2016 to 2040)Land Supply/Capacity
Excess capacity of employment land
Large amount of vacant
employment in area lacking
infrastructure and access to I-25
Likely more redevelopment capacity
than estimated
Existing employment land often not
desirable to prospective employers
ITEM 2, ATTACHMENT 5
Packet pg. 88
ECONOMIC & PLANNING SYSTEMS Fort Collins Employment Land Suitability Analysis| 4
REGIONAL/COMMUNITY RETAIL
ATTRIBUTES MEASURED
Surrounding Housing density
–Average housing density in grid of greater
than 2 households per acre
Visibility and Access from
highways/major arterials
–Within ¼ mile of Major Arterial or Highway
–Adjacent to Arterial
Highway Interchange
–Adjacent to interchange
Presence of Existing Retailers
–Greater than 4 retailers in grid
Served by City’s Water and Sewer
–Water – Yes/No
–Sewer – Yes/No
ITEM 2, ATTACHMENT 5
Packet pg. 89
ECONOMIC & PLANNING SYSTEMS Fort Collins Employment Land Suitability Analysis| 5
OFFICE/EMPLOYMENT
ATTRIBUTES MEASURED
Employment Density
–Average employment density of greater than 60
jobs per grid
Housing Density
–Average housing density in grid of greater than 2
households per acre
Proximity to highways/major arterials
–Within 1/4 mile of Major Arterial/Highway
Highway Interchange
–Adjacent to interchange
Access to Transit
–Adjacent to Max Stop
Presence of Enterprise Zone
–In a enterprise zone Y/N
Served by City’s Water and Sewer
–Yes/No
Average parcel size
–Average parcel size of greater than 0.5 acres
ITEM 2, ATTACHMENT 5
Packet pg. 90
ECONOMIC & PLANNING SYSTEMS Fort Collins Employment Land Suitability Analysis| 6
INDUSTRIAL
ATTRIBUTES MEASURED
Access to highways/major arterials
–Within ½ mile of Major Arterial or Highway
Highway Interchange
–Adjacent to interchange
Access to freight transportation
–Adjacent to rail
Presence of Enterprise Zone
–In an enterprise zone Y/N
Served by City’s Water and Sewer
–Water – Yes/No
–Sewer – Yes/No
Average parcel size
–Average parcel size of greater than 2 acres
ITEM 2, ATTACHMENT 5
Packet pg. 91
ECONOMIC & PLANNING SYSTEMS Fort Collins Employment Land Suitability Analysis| 7
COMPARISON TO OPPORTUNITY AREAS
QUALITATIVE ASSESSMENT
BASED ON SCORING
Retail Focus Areas
–Downtown, College and
Harmony Corridors and select
Highway interchanges
Office Focus Areas
–Greater downtown area,
Midtown and Harmony
Corridors, select opportunities
near interchanges
Industrial Focus Areas
–Interstate/interchanges,
Mulberry Corridor, North
College
Regional/Community
Retail Office/Employment Industrial
Downtown
Mountain Vista Area (north of Vine, excluding
interchange areas)
North College Corridor
East Mulberry Corridor (except interchange
area)
Midtown Corridor
Harmony Corridor
Timberline Corridor (Horsetooth to Harmony)
W. Elizabeth Corridor
Mountain Visa Interchange
Vine Interchange
Mulberry Interchange
Prospect Interchange
Harmony Interchange
Hwy 392 Interchange
1 9
LEGEND
Limited Adequate Good
Desirability
ITEM 2, ATTACHMENT 5
Packet pg. 92
ECONOMIC & PLANNING SYSTEMS Fort Collins Employment Land Suitability Analysis| 8
FUTURE LAND USE SCENARIO DIRECTION
AREA SPECIFIC RECOMMENDATIONS
Downtown, I-25 interchanges, and major corridors (College Avenue, Harmony Road, and
Mulberry Street) should be the focus areas for employment uses
Areas near downtown should be designated for employment areas. Specifically, areas
between Vine and Mulberry from the river to Timberline Road should be prioritized for
employment uses, expect where residential uses are already present. Suggested changes to
the future land use map include changing residential areas to employment and/or industrial.
The north side of the Mulberry corridor should be designated for employment and industrial
uses (behind commercial frontages) where not already designated. This area is more
attractive for employment areas than other areas currently designated for employment.
However, the infrastructure issues in the area may be limiting in terms of development
potential.
Large portions of the Mountain Vista subarea currently designated for employment uses likely
will not be able to attract the desired employment uses over the plan horizon. Different uses
should be considered for these areas aside from areas near I-25 and with access to I-25.
The City should focus regional commercial/retail oriented designations along I-25 around
key interchanges including Highway 392, Harmony Road, and Mulberry.
ITEM 2, ATTACHMENT 5
Packet pg. 93
ECONOMIC & PLANNING SYSTEMS Fort Collins Employment Land Suitability Analysis| 9
FUTURE LAND USE SCENARIO DIRECTION
AREA SPECIFIC RECOMMENDATIONS CONTINUED
The demand and attractiveness for industrial development in Fort Collin’s industrial areas is
lower than the demand and value to the City than uses that could fit in employment areas.
The potential for logistics oriented industrial uses exists and is attracted primarily to areas
along I-25. However, the demand likely exceeds what is currently designated along I-25.
Portions of industrial and commercial designated lands currently along I-25, specifically near
the Prospect interchange and north of the Mulberry interchange, could be designated for
employment as a way to replace employment areas re-designated to other uses in less
attractive areas.
Certain remaining parcels along Harmony Road that are further from Harmony Road and
behind larger commercial and employment uses could be considered for designation as
residential uses. Specifically the City should strive for higher density residential uses in these
areas given their proximity to employment and potential enhanced transit routes.
Lastly, even with changes to the future land use plan map, the city will still have plenty of
land to accommodate employment growth. However, the current and potentially new, larger
areas designated for employment uses still may not be attractive to desired employers and
developments. The areas designated to for employment need to be support with investments
to enhance their attractiveness and development readiness.
ITEM 2, ATTACHMENT 5
Packet pg. 94
ECONOMIC & PLANNING SYSTEMS Fort Collins Employment Land Suitability Analysis| 10
12,777,958
7,681,445
5,588,382
37,347,591
59,489,520
30,804,915
0
10,000,000
20,000,000
30,000,000
40,000,000
50,000,000
60,000,000
70,000,000
0
5,000,000
10,000,000
15,000,000
20,000,000
25,000,000
30,000,000
35,000,000
40,000,000
45,000,000
Commercial/Mixed Use Employment Industrial
Estimated Demand (2016 to 2040)Land Supply/Capacity
Source:Economic & Planning Systems; Clarion Associates, City of Fort Collins
IMPACT OF SCENARIOS ON LAND SUPPLY
CHANGES TO SUPPLY VS DEMAND BASED ON POTENTIAL SCENARIOS
Baseline Scenario Capacity in the Baseline Scenario is based
on the Baseline growth framework plan.
The totals do not match the City’s current
estimates of capacity based on zoning but
are approximately the same.
Under the Baseline Scenario, the City has
ample land to accommodate future
employment demand in all categories,
with a large surplus of employment land.
Reductions in employment and industrial
designated lands likely won’t impact the
City negatively if areas of lower value for
employment uses are re-designated to
other uses.
ITEM 2, ATTACHMENT 5
Packet pg. 95
ECONOMIC & PLANNING SYSTEMS Fort Collins Employment Land Suitability Analysis| 11
IMPACT OF SCENARIOS ON LAND SUPPLY
CHANGES TO SUPPLY VS DEMAND BASED ON POTENTIAL SCENARIOS
12,777,958
7,681,445
5,588,382
32,367,810
37,542,587
26,622,068
0
5,000,000
10,000,000
15,000,000
20,000,000
25,000,000
30,000,000
35,000,000
40,000,000
0
5,000,000
10,000,000
15,000,000
20,000,000
25,000,000
30,000,000
35,000,000
40,000,000
45,000,000
Commercial/Mixed Use Employment Industrial
Estimated Demand (2016 to 2040)Land Supply/Capacity
Source:Economic & Planning Systems; Clarion Associates, City of Fort Collins
12,777,958
7,681,445
5,588,382
37,461,352
41,635,773
17,757,458
0
5,000,000
10,000,000
15,000,000
20,000,000
25,000,000
30,000,000
35,000,000
40,000,000
45,000,000
0
5,000,000
10,000,000
15,000,000
20,000,000
25,000,000
30,000,000
35,000,000
40,000,000
45,000,000
Commercial/Mixed Use Employment Industrial
Estimated Demand (2016 to 2040)Land Supply/Capacity
Source:Economic & Planning Systems; Clarion Associates, City of Fort Collins
Scenario 2 Scenario 3
ITEM 2, ATTACHMENT 5
Packet pg. 96
Watermark N Lemay
Neighborhood Zoom Meeting Summary (10-04-21)
Overview
City Staff:
Alyssa Stephens- Neighborhood Development Liaison
Pete Wray- Senior City Planner and Project Planner
Sylvia Tatman-Burruss- City Planner
Marc Virata- Engineer
Sophie Buckingham- Engineer
Owner/Applicant Team:
Jessica Tuttle- Thompson Thrift
Russ Lee- Ripley Design
Monica- Thompson Thrift
Neighborhood Meeting Date: Monday October 4, 2021, 5:45 PM- 8:00 PM
Proposed Project Review Process
Project Information by Pete Wray
Rezoning of Watermark N Lemay
The site is a 4-parcel site on 16 acres
Currently an industrial district
Located within the East Mulberry Corridor Plan
Surrounded by low density residential, industrial, and businesses
Request for rezoning of a portion of the site to medium density mixed use neighborhood
Subject to review by Planning Commission and decision by City Council
Still in the early stages of the process
Applicant Presentation
Thompson Thrift Presentation by Jessica Tuttle
•Proposing a multifamily development on the southern parcel (MMN zoning)
•Need for attainable housing, and looking for community input, and see if it’s a good fit
•Leaving the northern portion as industrial use
•The site is within a flood plain so it will be raised
•These will be market rate apartments and not student housing with average age of 35
•324 units, three stories high
•Watermark has a large portfolio and a similar Longmont property
•There will be a clubhouse and outdoor amenities
Community Development and
Neighborhood Services
Planning Services
281 North College Ave.
P.O. Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com/developmentreview
ITEM 2, ATTACHMENT 6
Packet pg. 97
Ripley Design presentation by Russ Lee
• Will include a vibrant street scape and surface and garage parking
• Concept may change over time
• Site will be fully parked, with a club house in the corner of site
• May or may not have apartments in the same building as the clubhouse
• Street trees on both sides of the project
• There will be a sound barrier with trees from adjacent single-family neighborhood
• Benefits of the proposed MMN zoning are that it will provides attainable housing near
employment zoning, allows for a short commute to nearby employment, it will be
pedestrian friendly with bike trials, a water fountain, and a bike repair station
• Multifamily development is ok next to existing industrial zoning while providing a buffer
to residential uses
• Not student housing
• Not rent by bedroom
• Design will fit the community
Primary Issues
Wildlife
Trail connections
Traffic
Diversity of building types
Activation of streets
Vandalism/ crime in industrial park
Building heights
Water
Land changes
Questions/Comments and Answers
General
Alyssa Stephens- Neighborhood Development Liaison will be the facilitator of this meeting
Community Questions:
Resident question: Area is used by wildlife, what will the mitigation process be?
Answer: The City (Environmental Planning) will decide what kinds of mitigation will be needed
and produce a report for this site. The developer will be responsible for making sure all items
from the report are completed. The report will be public and be due with the initial application.
Resident question: How will the area connect to the existing wildlife corridors?
Answer: The plan is to start a dialogue with the community and then start the process of site
plan approval. There will be a split rail fence so that deer can pass through. The developer will
ITEM 2, ATTACHMENT 6
Packet pg. 98
work with the neighborhood to make sure the site works with the existing neighborhoods and
with wildlife.
Resident question: There is concern with medium density use rezoning because of the
potential for additional traffic. The current lights are not long enough. With the proposed 500
extra cars on the road, how will this be addressed?
Answer: A traffic engineer will have a scoping meeting with the city and a traffic study will be
implemented. The developer will have to mitigate any traffic impacts by the city with adequate
and additional public facilities. There’s currently a minimum parking requirement, additionally,
all city codes will be met. There will be new timing on the signals as changes happen in the
area.
Resident question: Does the developer have any examples of more uses for building types-
like townhomes and rowhomes? Have they looked into any of these building types instead of
apartments?
Answer: Yes, the developer has more product types in their portfolio.
Resident concern: There is a concern that there aren’t other housing types in the area and
there will be more traffic. They want to see a more vibrant streetscape with walkability. Maybe
some retail and restaurant options that they can walk to.
Answer: This is not a retail site, but they could investigate doing something unique with the
club house area. An example of this is a coffee area. The idea is to activate the trails and the
space with a focus on street life and developing the old Town feel that we love.
Resident Comment: We currently love being close to Home Depot and the industrial use in
the area is not that noisy. We would like to see more land uses to diversify the area.
Business owner question: Since opening the street up there has been more vandalism and
“bad traffic” and crime. Can we expect more crime in the area with this development?
Answer: Not likely. This will not be a student housing development and there will be
discounted rates for cops to live there. Public streets would be created to connect to street
network. This area is part of an enclave, and the city is planning to annex the area. That will
include the transition to City law enforcement.
Resident question: When would they start breaking ground?
Resident Question: What is the timing of the development?
Answer: Project approval is anticipated to be about 18 months away- then around 22 months,
less than 2 years to become fully operational (2023).
Resident concern: There is a concern about the height of the new buildings. Residents won’t
have the same view. They liked the idea of diversity in construction.
ITEM 2, ATTACHMENT 6
Packet pg. 99
Answer: The developer tried to mitigate massing by turning the units east to west so that
current residents would only see the narrow part of the new buildings. The developer will look
more into it. They have some flexibility.
Resident question: The new Lemay bypass has an extreme height difference; they wonder if
the heavy density tall buildings would be better closer to Vine. Why aren’t we considering
developing the north side of site instead?
Answer: The City felt the industrial site would be better farther from the existing residential
zoning.
Resident concern: Wants comment to be noted
Answer: It is correct that the heights get taller closer to Vine. But it doesn’t start ramping up
until Buckingham. Applicants will be looking at additional documents to include a market
analysis to why the site should be where it is proposed. The city will review that market
analysis and supporting documents.
Resident question: Water usage is a big deal. How does that get factored into the approval
process?
Answer: The developer has met with the city and utility and will be working with ELCO to get
water. They developer needs to find their own water for ELCO.
Anonymous question: If this property gets rezoned- multifamily, could this happen to other
existing neighborhoods?
Staff Response: Not very likely. This is vacant land; the existing neighborhoods are well
established for low density, so we don’t see those changing designation. The whole
neighborhood would have to get on board for something like that, the city would not initiate a
rezoning of established neighborhoods. We are trying to keep the current neighborhood and
businesses intact.
Any more questions can be directed to devreviewcomments@fcgov.com
Process/Next Steps
Staff: Thanks for attending tonight. The conversation will be summarized and available as
public record. If you received notice for the neighborhood meeting, you would also get notice
for the hearings.
ITEM 2, ATTACHMENT 6
Packet pg. 100
The Landing at Lemay Two Rezoning & Structure Plan Amendment, REZ230001May 18, 2023Ryan MounceCity PlannerITEM 2, ATTACHMENT 7Packet pg. 101
The Landing at Lemay Two – Project OverviewProposalStructure Plan Amendment from Industrial Place Type to Mixed-Neighborhood Place TypeRezone from Industrial to Medium Density Mixed Use Neighborhood DistrictSize: ~9.4 acresRezoning consideration based on discussion of the first Landing at Lemay Rezoning, approved February 20232VINELINCOLNBUCKINGHAM9THFirst Landing at Lemay RezoneITEM 2, ATTACHMENT 7Packet pg. 102
Background - P&Z Discussion at first Landing at Lemay Rezone3Should the remaining industrial property north of the site also be rezoned to MMN?Features the same characteristics and justification for the current rezoning and leaves a small sliver of industrial landUncertainty about requirements for buffering between the first Landing at Lemay rezoning if remaining site remains IndustrialStaff opportunity to update guidance with forthcoming Mulberry Corridor Plan updateITEM 2, ATTACHMENT 7Packet pg. 103
The Landing at Lemay - Site & Zoning ContextLand UsesMixed zoning contextResidential – South, West, NorthIndustrial/Employment –Northeast, EastEdges & barriersBNSF Railroad YardRealigned Lemay / overpassExtension of Cordova Road4ITEM 2, ATTACHMENT 7Packet pg. 104
Site / Vicinity PhotosView from first Landing at Lemay Rezone site looking north/northwest at Lemay Avenue overpass over Vine Drive5ITEM 2, ATTACHMENT 7Packet pg. 105
Site / Vicinity PhotosView east/northeast towards the Airpark6ITEM 2, ATTACHMENT 7Packet pg. 106
Site / Vicinity PhotosView south across Duff Drive to the Capstone Cottages neighborhood7ITEM 2, ATTACHMENT 7Packet pg. 107
Rezoning CriteriaRezonings criteria governed by Land Use Code Section 2.9.4(H)(2) and 2.9.4(H)(3)Mandatory requirements for quasi-judicial rezonings:1) Consistent with the City’s Comprehensive Plan; and/or2) Warranted by changed conditions within the neighborhood surrounding and including the subject property.Additional considerations for quasi-judicial rezonings:3) Whether and the extent to which the proposed amendment is compatible with existing and proposed uses surrounding the subject land and is the appropriate zone district for the land.4) Whether and the extent to which the proposed amendment would result in significantly adverse impacts on the natural environment.5) Whether and the extent to which the proposed amendment would result in a logical and orderly development pattern.8ITEM 2, ATTACHMENT 7Packet pg. 108
9Criteria 1 - Land Use GuidanceIndustrialPlace TypeEmploymentPlace TypeSingle FamilyNeighborhoodMixedNeighborhoodDowntownStructure Plan Map (2002) East Mulberry Corridor PlanCity Plan / East Mulberry Corridor Plan land use guidance matches existing Industrial zoning designationStructure Plan Map Amendment requested to align with proposed zoningIndustrial Place Type Mixed Neighborhood Place TypeITEM 2, ATTACHMENT 7Packet pg. 109
Criteria 1 – Policy Guidance10Tension between two sets of policy guidance – could support either current industrial designation or change to a residential designation.CITY PLANPrinciple EH 4: Ensure that an adequate and competitive supply of space and/or land is available to support the needs of businesses and employers of all sizes. Policy LIV 5.1: To enhance community health and livability, encourage a variety of housing types and densities, including mixed-use developments that are well served by public transportation and close to employment centers, shopping, services, and amenities. EAST MULBERRY CORRIDOR PLANPrinciple EMC.LU-4: The East Mulberry Corridor study area supports the retention of existing industrial and agricultural business uses and their future expansion.Policy EMC.LU – 4.1: Existing and future industrial uses will be supported and focused along I-25 frontage and around the Fort Collins Downtown Airport area.Policy EMC.H-1.1: A variety of housing types will be developed within new neighborhoods and located close to neighborhood shopping, employment, and recreation.ITEM 2, ATTACHMENT 7Packet pg. 110
Criteria 1 – Policy Guidance11RESIDENTIAL POLICY FACTORS:Site is located between two major employment centers (Downtown / Mulberry Corridor)Site has proximity to Downtown retail and neighborhood retail at the Mulberry & Lemay Crossing Shopping Center.Direct link, including transit, along Lincoln Avenue to other Downtown amenitiesProximity to other employment/industrial users (potential nuisances)INDUSTRIAL POLICY FACTORS:Vacant land available for new development close to other industrial users in the Mulberry CorridorLimited size and visibility/accessibility given site context near railroad yard, overpassNot likely to contribute significantly to competitiveness of City’s future industrial land supplyITEM 2, ATTACHMENT 7Packet pg. 111
Criteria 2 - Warranted by Changed Conditions12Infrastructure, Access, VisibilityRealigned Lemay Ave & overpass – limited access, reduced visibilitySite not as suitable towards certain industrial uses (warehousing / logistics)Adjacent Zoning & UsesRezones: Landing at Lemay Rezone (IMMN), Capstone Cottages (I MMN), Woodward / Lincoln Ave (POL CCR D)Growth of breweries have changed composition of former (I) areas to the westIndustrial Development DemandSince 2000, average annual development of ~55,000 sfDemand flat / slightly falling even as community grows850 undeveloped industrial acres remaining (City Plan); require approx. 7-8 acres per yearLarge undeveloped industrial sites along I-25 between Mulberry & Mtn. VistaLess demand for speculative custom small industry (ex: airpark) new construction ITEM 2, ATTACHMENT 7Packet pg. 112
Criteria 2 - Warranted by Changed Conditions13Lincoln Ave Rezone & BreweriesWoodwardRezoneCapstone Cottages RezoneNew OverpassITEM 2, ATTACHMENT 7Packet pg. 113
Criteria 3 - Compatible with Existing Uses14Site ContextAbutting zoning split between residential (south & west) and industrial/employment (north & east)Rezoning clarifies role of any buffering needed between this site and the first Landing at Lemay RezoningSite buffered to the north and west by realigned Lemay / overpass; railroad yard(MMN) vs (I) future development – potential tradeoffsMMN – likely more traffic; taller buildingsI – potential for aesthetic / noise / nuisance impacts Either development scenario: similar intensity to existing, abutting land-usesFuture development (regardless of zoning) need to address compatibility concernsCordova Road ExtensionFuture eastern edge to siteOpportunity to create an edge and additional distance between existing industrial uses and residential to the westITEM 2, ATTACHMENT 7Packet pg. 114
Criteria 4 – Impacts to Natural Environment15Considerations(I) or (MMN) development have similar development intensity & impactsEx: (MMN) more human activity; (I) more impervious areaSite contains no identified Natural Habitats and Features according to inventory mappingAerial imagery indicates possible presence or past presence of prairie dogsEcological Characterization Study required prior to any future developmentLUC 3.4.1 standards and requirements shall applyRequirements apply to both (I) or (MMN) zoningITEM 2, ATTACHMENT 7Packet pg. 115
Criteria 5 - Logical / Orderly Development Pattern16Broader VicinityMMN serves as buffer between lower intensity residential zones and non-residential usesFuture residential well-served by:Transit – Lincoln AvenueEmployment – Mulberry Corridor, DowntownServices – Downtown, Lemay Crossing Shopping Center, Future Woodward RetailCordova Rd extension as boundary between Industrial & ResidentialDowntownMulberry CorridorLemay CrossingFutureWoodwardRetailITEM 2, ATTACHMENT 7Packet pg. 116
Staff Evaluation Summary17Staff EvaluationRezoning CriteriaCompliesConsistent with the City’s Comprehensive PlanCompliesWarranted by changed conditions within the neighborhood surrounding and including the subject propertyCompliesProposed amendment is compatible with existing and proposed uses surrounding the subject land and is the appropriate zone district for the landN/A / CompliesWhether and the extent to which the proposed amendment would result in significantly adverse impacts on the natural environmentCompliesWhether and the extent to which the proposed amendment would result in a logical and orderly development patternITEM 2, ATTACHMENT 7Packet pg. 117
Community Outreach18Neighborhood MeetingOctober 2021 to discuss rezoning & early multifamily project conceptsKey discussion topics:Building height & traffic generation concernsImpacts of development on water resources and wildlifeDesire for more mixed-use land uses in area; particularly more walkable retail/restaurantsOne comment at P&Z Hearing regarding concerns about multifamily building heights and trafficITEM 2, ATTACHMENT 7Packet pg. 118
Staff Findings & Recommended Conditions19In evaluating the petition for The Landing at Lemay Two Rezoning and Structure Plan Amendment staff finds that the petition complies with the standards in Division 2.9.ITEM 2, ATTACHMENT 7Packet pg. 119
20RESOURCESITEM 2, ATTACHMENT 7Packet pg. 120
Zoning Map21ITEM 2, ATTACHMENT 7Packet pg. 121
22City Plan Employment Analysis – Industrial TrendsITEM 2, ATTACHMENT 7Packet pg. 122
23City Plan Employment Analysis – Vacant Land SupplyITEM 2, ATTACHMENT 7Packet pg. 123
24City Plan Employment AnalysisITEM 2, ATTACHMENT 7Packet pg. 124
25City Plan Employment AnalysisITEM 2, ATTACHMENT 7Packet pg. 125
26A minimum eighty-foot deep landscaped yard shall be provided along any boundary line th a t adjoins a residential land use or a zone district (whether with in or beyond th e City's jurisdictional boundary) th a t is predom inately characterized by residential uses as perm itte d uses. This residential buffer yard may be reduced to th irty (30) feet if the adjoining residential land use or zone district (whether with in or beyond th e City's jurisdictional boundary) is separated by a public street.LUC 4.28(E)(3)(a)(3)ITEM 2, ATTACHMENT 7Packet pg. 126
27Purpose. The purpose of th is Section is to provide standards to separate residential land uses and high occupancy building units fro m existing industrial uses in order to eliminate or minimize potential nuisances such as dirt, litte r, noise, glare of lights and unsightly buildings or parking areas, or to provide spacing to reduce adverse impacts of noise, odor, air pollutants, hazardous materials or site contam ination, or danger fro m fires or explosions.LUC 3.8.26 – Supplementary Buffering StandardsOption: Add 3’ Berm or 6’ FenceOption: Add 6’ WallPlant MultiplierOption Width1.2515 feetBuffer Yard B:1.0020 feet.9025 feet.85.75.8030 feet4 Shade Trees.7035 feet4 Ornamental Trees or Type 2 Shrubs***.6040 feet3 Evergreen Trees.5045 feet25 Shrubs (Type 2)ITEM 2, ATTACHMENT 7Packet pg. 127
FloodplainFloodplain Mapping28SiteSite located in the 500-yr Poudre River FloodplainPrimary impact: No critical facilitiesITEM 2, ATTACHMENT 7Packet pg. 128
Agenda Item 3
Item 1, Page 1
AGENDA ITEM SUMMARY May 18, 2023
Planning and Zoning Commission
STAFF
Clark Mapes, City Planner
SUBJECT
PROSPECT SPORTS STANDALONE MODIFICATION REQUESTS (3)
EXECUTIVE SUMMARY
The purpose of this item is the consideration and approval of the three modification requests for Prospect
Sports.
ATTACHMENTS
1. Staff Report for Modification 1 – Story Height
2. Attachment 1 for Modification 1 – Applicants Narrative Story Height
3. Staff Report for Modification 2 – Build-To Line
4. Attachment 1 for Modification 2 – Applicants Narrative for Build-To Line
5. Staff Report for Modification 3 – Parking Spaces
6. Attachment 1 for Modification 3 – Applicants Narrative for Parking Modification
7. Attachment 2 for Modification 3 – Applicants Parking Impact Study
8. Staff Presentation (combined)
Packet pg. 129
Development Review Staff Report Agenda Item 3
Planning Services Fort Collins, Colorado 80521 p. 970-416-4311 f. 970.224.6134 www.fcgov.com
Planning and Zoning Commission Hearing May 18, 2023
Prospect Sports Stand-Alone Modification Request #MOD230001 – Height of a Building Story
Summary of Request
This is a request for a stand-alone Modification of a Standard
that states a limit on the height of a story in a commercial
building. The applicants intend to submit a development plan
for a gym facility, but they want to resolve the question of
whether the building can be approved with its necessary height
for indoor volleyball, before investing in a full Project
Development Plan submittal.
The request is one of three related to the proposed gym facility –
the other two are #MOD230002 and 230003.
Zoning Map
Next Steps
If the Modification is approved, the applicant would be eligible to
submit a development plan for the proposed development with
the needed building height as described in this request. Approval
of the Modification would be valid for one year following the
approval date.
Site Location
1600 E. Prospect Road - southwest corner of
E. Prospect Road and Sharp Point Drive.
Parcel # 8720212005.
Zoning
Employment District (E).
Property Owner
Max West Inc., c/o/ Jonathan O’Neil
1500 Buckeye Street
Fort Collins CO 80524
Applicant/Representative
Amanda Hansen
RB+B Architects
315 E. Mountain Ave., Suite 100
Fort Collins CO 80524
Staff
Clark Mapes, City Planner
Contents
1. Project Introduction ................................... 2
2. Land Use Code Article 2 ............................ 3
3. Findings of Fact/Conclusion ...................... 5
4. Recommendation ....................................... 5
5. Attachments ............................................... 5
Staff Recommendation
Approval. Sharp Point Dr. Prospect Park East
Business Park
Packet pg. 130
Planning & Zoning Commission Hearing - Agenda Item 3
MOD230001 | Prospect Sports Stand-Alone Modification Request - Height
Thursday, May 18, 2023 | Page 2 of 5
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1. Project Introduction
A. PROJECT DESCRIPTION
This application consists solely of a request for a Modification of a Standard to Section 3.8.17(A)(2)(c),
Building Height Measured in Stories.
This modification is part of a prospective development plan for a 3-court gym facility for basketball and
volleyball. The building would be one story, and the request is based on a building program with three
modules for the sports courts, which require a certain ceiling clearance (27 feet) for official indoor
volleyball.
The code standard limits the height of a story in a commercial building to 25 feet. The request is to
allow the height to exceed 25’ as necessary to provide 27-foot ceiling clearance for the three court
modules within the overall building design.
This necessary height for the three modules is expected to be about 37 feet based on preliminary
analysis of site topography and building structure using the height calculation in the land use code. For
clarity and efficiency, the request is worded to request a
“maximum height of 40’ at the highest point of the building.”
The applicants’ narrative thoroughly explains and illustrates the proposed modification. However, it
refers to 32 feet as the requested height because it was based on earlier thinking which has since been
updated with further understanding of grading on the site and the building structure.
B. DEVELOPMENT STATUS/BACKGROUND
1. Prospect Park East PUD
The site is the last remaining undeveloped site in the Prospect Park East business park development
plan, which dates to the early 1980’s. Development has occurred since then through multiple filings.
2. Surrounding Zoning and Land Use
North South East West
Zoning Employment (E) Employment (E) RC, River Corridor Employment (E)
Land
Use
Business/Office Park Advanced Energy abutting
with shared access; various
light industrial, office, and
institutional uses
Agricultural/undeveloped,
in the Poudre River
floodway.
Various light industrial,
office, and institutional
uses
C. MAIN CONSIDERATIONS DISCUSSED IN STAFF REVIEW
• Modulation and materiality of the proposed building as explained and shown.
• Employment zoning, which allows 4-story buildings, which corresponds to 100 feet as the ultimate
stated height limit in the zone.
• Compatibility with the context, which includes buildings of similar and larger scale.
Packet pg. 131
Planning & Zoning Commission Hearing - Agenda Item 3
MOD230001 | Prospect Sports Stand-Alone Modification Request - Height
Thursday, May 18, 2023 | Page 3 of 5
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2. Land Use Code Article 2
A. PROJECT DEVELOPMENT PLAN PROCEDURAL OVERVIEW
1. Conceptual Review – CDR220043
A conceptual review meeting was held on June 2, 2022. #CDR 200080.
2. First Submittal – MOD230001
The modification request was submitted on March 24, 2023.
3. Neighborhood Meeting
Held January 12, 2023. One attendee was present and had no questions or comments.
4. Notice (Posted, Written and Published)
Posted Notice: Sign #723.
Written Hearing Notice: May 6, 2021, 16 addresses mailed.
Published Notice: May 8, 2023.
B. DIVISION 2.8 – MODIFICATION OF STANDARDS
The Land Use Code is adopted with the recognition that there will be instances where a project would
support the implementation of City Plan or intent of the Land Use Code, but due to unique and
unforeseen circumstances of a given development plan, would not meet a specific standard of the Land
Use Code as stated. Land Use Code Section 2.8.2(H) provides for evaluation of these instances on a case-
by-case basis under the following criteria.
Land Use Code Modification Criteria:
“The decision maker may grant a modification of standards only if it finds that the granting of the
modification would not be detrimental to the public good, and that:
(1) the plan as submitted will promote the general purpose of the standard for which the modification
is requested equally well or better than would a plan which complies with the standard for which a
modification is requested; or
(2) the granting of a modification from the strict application of any standard would, without impairing
the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and
described problem of city-wide concern or would result in a substantial benefit to the city by reason
of the fact that the proposed project would substantially address an important community need
specifically and expressly defined and described in the city's Comprehensive Plan or in an adopted
policy, ordinance or resolution of the City Council, and the strict application of such a standard would
render the project practically infeasible; or
(3) by reason of exceptional physical conditions or other extraordinary and exceptional situations,
unique to such property, including, but not limited to, physical conditions such as exceptional
narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to
install a solar energy system, the strict application of the standard sought to be modified would result
Packet pg. 132
Planning & Zoning Commission Hearing - Agenda Item 3
MOD230001 | Prospect Sports Stand-Alone Modification Request - Height
Thursday, May 18, 2023 | Page 4 of 5
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in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of
such property, provided that such difficulties or hardship are not caused by the act or omission of the
applicant; or
(4) the plan as submitted will not diverge from the standards of the Land Use Code that are
authorized by this Division to be modified except in a nominal, inconsequential way when considered
from the perspective of the entire development plan, and will continue to advance the purposes of
the Land Use Code as contained in Section 1.2.2.
Any finding made under subparagraph (1), (2), (3) or (4) above shall be supported by specific findings
showing how the plan, as submitted, meets the requirements and criteria of said subparagraph (1),
(2), (3) or (4).
Modification of 3.8.17(A)(2)(c) Building Height Measured in Stories
Summary of Applicant Justification
The applicant’s modification request is attached. It explains that:
• The modification is not detrimental to the public good because several significant design
measures minimize the effect of the height and mass, emphasize human scale, and fit within the
context of existing buildings and streetscapes.
• The plan meets subparagraph (1) “equal-to or better than” a plan with a taller building which
would be allowed; and likewise a plan for a building limited to 25’ rather than 32’ as proposed,
for the reasons stated above. The building provides a suitable transition near the river corridor
landscape.
• The plan meets subparagraph (2), “defined community need” because of high demand for
indoor basketball and volleyball venues in the community.
• The plan meets subparagraph (3), “exceptional physical conditions” because of the limited
access, which is established by the existing abutting development; and the buildable area of the
lot, which is limited by streetscape access easements.
• The plan meets subparagraph (4), “nominal and inconsequential” when considered from the
perspective of the entire proposed development plan, because of the architectural measures to
respond to and blend with the building’s context.
Staff Findings
Staff finds that the modification would not be detrimental to the public good, and meets criteria (1) and
(4) -- “equal-to or better”, and “nominal and inconsequential from the perspective of the whole plan”.
Not Detrimental to the Public Good. The building is not detrimental for the reasons noted in the
applicant’s explanation as summarized above and articulated in the attached narrative.
“Equal or Better”. The plan is equal to or better than a plan with a single story limited to 25 feet or a
taller building with multiple stories, for reasons stated previously above, including:
• Modulation and materiality of the proposed building as described in the applicants’ narrative,
completely avoids any effect of an oversized building story.
Proposed Building Design
Packet pg. 133
Planning & Zoning Commission Hearing - Agenda Item 3
MOD230001 | Prospect Sports Stand-Alone Modification Request - Height
Thursday, May 18, 2023 | Page 5 of 5
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• Employment zoning allows 4-story buildings, which would correspond to 100 feet as ultimate height.
The proposed 32’ height for building modules is completely compatible with the context, which
includes buildings of larger and similar scale.
• The building modulation expresses the activities inside, consistent with the intent of building
standards in the Land Use Code.
“Nominal and Inconsequential”. Any effect of the height of the sports court modules is offset by
architectural measures mentioned in this report and the applicants’ narrative, the generous
streetscapes, the business park context of the area, and the magnitude of difference between the
ultimate presumed height limit of 100’ and the proposed 32’ height.
For these reasons, the plan will continue to advance the purposes of the Land Use Code.
3. Findings of Fact/Conclusion
In evaluating the Prospect Sports Stand-Alone Modification Request #MOD230001, staff makes the following
findings of fact and conclusions:
1. The request complies with the applicable procedural and administrative requirements of Article 2 of
the Land Use Code.
2. The request satisfies the applicable requirements for approval of Modification of Standards located in
Division 2.8 of the Land Use Code.
3. No other Land Use Code standards apply to this request.
4. Recommendation
Staff recommends that the Planning and Zoning Commission make a motion to approve the Prospect Sports
Stand-Alone Modification Request #MOD230001 to allow a maximum height of 40’ at the highest point of the
building, based on the Findings of Fact and supporting explanations found in the staff report.
5. Attachments
1. Applicant Narrative
2. Staff presentation
Packet pg. 134
Prospect Sports Club
Standalone Modification Request:
3.8.17.A.2.c Building Height Measured in Stories
Prospect Sports Club
Standalone Modification Request: 3.8.17.A.2.c Building Height Measured in Stories
PROJECT INFORMATION AND DESIGN NARRATIVE
Background
Prospect Sports is a planned, new 3-court facility envisioned to fulfill a need for basketball and volleyball
courts that are in low supply and high demand in Northern Colorado. It is intended to bolster the
community while keeping the integrity, continuity, and connectivity of the sur rounding neighborhood.
As an infill project planned for a narrow, undeveloped corner lot in the established Prospect Park area, the
property has many physical constraints that limit its development. However, in the time since the
Conceptual Review meeting to introduce the project to city staff was held, the design team has
developed a thoughtful, attractive and efficient plan and vision for this community amenity.
The proposed project will require review and approval by the City of Fort Collins through a Type II PDP
process. Due to the physical constraints of the site, two Modifications of Standards will be required to
achieve the planned project. In order to confirm support of the Modifications of Standards before
completing the detailed design and engineering plans required for the PDP submittal, we are seeking
standalone review and approval of these two Modifications of Standards as allowed by the Land Use
Code. Approval of the Modifications will not eliminate the requirement for our development plans to be
approved through a Type II PDP review process, but with approval of the Modifications we will have
better direction for development of our PDP submittal.
ITEM 3, MODIFICATION 1 - ATTACHMENT 1
Packet pg. 135
Prospect Sports Club
Standalone Modification Request:
3.8.17.A.2.c Building Height Measured in Stories
The following information pertains to the request for modification of section 3.8.17.A.2.c Building
Height Measured in Stories
Planning Context
Figure 1. Zoning Map
Figure 2. Alta/NSPS Land Title Survey
ITEM 3, MODIFICATION 1 - ATTACHMENT 1
Packet pg. 136
Prospect Sports Club
Standalone Modification Request:
3.8.17.A.2.c Building Height Measured in Stories
Figure 3. Concept Site Plan
Figure 4. Building Height Context
The built context consists of tall, single-story or multi-story buildings.
ITEM 3, MODIFICATION 1 - ATTACHMENT 1
Packet pg. 137
Prospect Sports Club
Standalone Modification Request:
3.8.17.A.2.c Building Height Measured in Stories
Modification of Standards Request
The Land Use Code is adopted with the recognition that there will be cases where circumstances in a
given development plan may warrant a design solution that does not comply with a standard as written.
Thus, the code includes a provision for ‘Modification of Standards with certain criteria. The criteria for
modification requests are in Land Use Code Division 2.8.2(H) as follows:
Land Use Code Modification Criteria:
The decision maker may grant a modification of standards only if it finds that the granting o f
the modification would not be detrimental to the public good, and that:
(1) the plan as submitted will promote the general purpose of the standard for which the
modification is requested equally well or better than would a plan which complies with
the standard for which a modification is requested; or
(2) the granting of a modification from the strict application of any standard would,
without impairing the intent and purpose of this Land Use Code, substantially alleviate
an existing, defined and described problem of city-wide concern or would result in a
substantial benefit to the city by reason of the fact that the proposed project would
substantially address an important community need specifically and expressly defined
and described in the city's Comprehensive Plan or in an adopted policy, ordinance or
resolution of the City Council, and the strict application of such a standard would
render the project practically infeasible; or
(3) by reason of exceptional physical conditions or other extraordinary and exceptional
situations, unique to such property, including, but not limited to, physical conditions
such as exceptional narrowness, shallowness or topography, or physical conditions
which hinder the owner's ability to install a solar ener gy system, the strict application
of the standard sought to be modified would result in unusual and exceptional
practical difficulties, or exceptional or undue hardship upon the owner of such
property, provided that such difficulties or hardship are not caused by the act or
omission of the applicant; or
(4) the plan as submitted will not diverge from the standards of the Land Use Code that
are authorized by this Division to be modified except in a nominal, inconsequential way
when considered from the perspective of the entire development plan, and will
continue to advance the purposes of the Land Use Code as contained in Section 1.2.2.
Any finding made under subparagraph (1), (2), (3) or (4) above shall be supported by specific
findings showing how the plan, as submitted, meets the requirements and criteria of said
subparagraph (1), (2), (3) or (4).
ITEM 3, MODIFICATION 1 - ATTACHMENT 1
Packet pg. 138
Prospect Sports Club
Standalone Modification Request:
3.8.17.A.2.c Building Height Measured in Stories
Modification to 3.8.17.A.2.c Building Height Measured in Stories
The standard states:
No story of a commercial or industrial building shall have more than twenty-five (25) feet from average
ground level at the center of all walls to the eave/wall intersection or wall plate height if there is no eave, or
from floor to floor, or from floor to eave/wall intersection or wall plate height as applicable.
Basketball and Volleyball Facility Height Requirements
Three gymnasiums, designed for basketball and volleyball, are the main programmatic elements of the
proposed Prospect Sports Club. Volleyball courts require the largest clear height above the court of the
two sports. The minimum clear height for collegiate volleyball play is 25 feet, but providing more
clearance is recommended. For this facility to function as intended by providing a premium experience
for athletes, the courts must provide the preferred clearances that athletes expect. Thus, the facility is
being designed to provide 27 feet of clearance above the courts.
Determining the Height of the “Story”
The exterior walls around the gyms will be precast concrete panels featuring attractive surface texture.
Above the walls, the top of the gym masses will be articulated by a continuous, horizontal band of
translucent windows. These windows will add architectural interest and variety to the building exterior
and will contribute even, soft daylight to the building interior. (See figure 5 below) The windows will extend
up to the roof, which will slope north to south following the slope of the site. Therefore, the top of the
story will be perceived as the top of the band of windows.
The building will have two floor levels: the main floor level at which one enters the building and a court-
level which is approximately five feet lower. The two levels accomplish two goals: they allow for
unobstructed views to the courts on the interior and allow the gym masses to sit deeper within the
landscape. The true height of the gym masses will only be apparent on the south, where the court level is
at the finished grade. Grade will gradually rise going north and will envelope the gym masses, softening
the visual impact of the development and keeping the building height and profile in scale with
surrounding natural features.
Figure 5 The West Elevation of proposed Prospect Sports Club illustrates how the height of the gym masses follows the slope of the site.
A story height calculated from the average ground level to the top of the translucent band of windows
will be approximately 32 feet; exceeding the maximum story height for commercial and industria l
buildings per the Fort Collins Land Use Code.
ITEM 3, MODIFICATION 1 - ATTACHMENT 1
Packet pg. 139
Prospect Sports Club
Standalone Modification Request:
3.8.17.A.2.c Building Height Measured in Stories
Strict Application of the Standard
This facility’s design would be negatively impacted if it were to meet the strict application of the
standard. The only way the building could not exceed 25 feet in height would be by sinking the entire
building seven additional feet or by sinking only the gym masses and making up the difference in floor
levels on the interior. The former would lead to a very awkward relationship between Prospect and the
building’s north façade, as the main level would be low in relation to Prospect Road and the sidewalk. The
latter would drastically change the interior, causing more building area to be devoted to vertical
circulation and would make the relationship between levels far less affective. Additionally, both methods
would eliminate the ADA-accessible emergency exits at gym level and make the building more vulnerable
to flooding. The strict application of such a standard would render the project practically infeasible.
4.27.D.4.a Dimensional Standards of the Employment District
This section of the Land Use Code sets a maximum height of buildings within Employment Districts at
four stories. A single-story, 32-foot-high building is well below this height limit and would meet the stated
purpose of the code. Based on the heights of adjacent buildings, this building would not look out of
context.
Fitting within Context
Another method being employed to make the building fit within its context is the articulation of each gym
volume by dividing the three into separate masses. By breaking up the building façade and creating a
pattern of projections and recesses, the height as perceived from Prospect Road will be less
consequential. Additionally, the separation of gym masses offers the opportunity to tuck rooftop
mechanical equipment on lower roofs in the spaces between; limiting the potential for visual impact. See
the figure below.
Figure 6 The North Elevation illustrates the articulation of each gym volume.
The shorter portion of the building nearest Prospect will further diminish the visual impact of the gym
masses as it is less than the maximum story height limit. This step down of the building will promote the
design of an urban environment that is built to human scale and create a gradual transition in height
between the public right-of-way and the gym volumes.
Conclusions
We submit that the Modification should be supported based on the following findings:
The granting of the modification would not be detrimental to the public good, and meets criteria (1)
“equal to or better than”, (2) “substantially address an important community need”, (3) “exceptional
physical conditions”, and (4) “nominal and inconsequential from the perspective of the whole plan”:
Not Detrimental to the Public Good. The building is being designed to minimize the public’s perception
of its height by tucking the larger building masses away from Prospect Road and into the landscape,
breaking the larger masses up and softening the visual impact of tops of the masses with a band of
windows, and creating lower building masses along the primary public right -of-way that emphasize the
ITEM 3, MODIFICATION 1 - ATTACHMENT 1
Packet pg. 140
Prospect Sports Club
Standalone Modification Request:
3.8.17.A.2.c Building Height Measured in Stories
human scale. The building will fit within the established pattern of buildings and meet the design
standards established for the Prospect Corridor.
Equal or Better. The proposed building is planned to be significantly shorter than is allowed in the
Employment District. This will provide a more suitable transition from the natural area to the east of the
property to the urban development west of the property and fit better alongside the shorter buildings
adjacent without impairing the intent and purpose of the Land Use Code.
Substantially Address an Important Community Need
Granting this modification from the strict application of the standard will provide substantial benefit to
the city by substantially addressing several important community needs specifically defined in the city's
Comprehensive Plan. This development will provide the opportunity for people to live and access daily
services within walking/bicycling distance of where they work , reinvigorate an older office park, and be a
prime example of the City supporting a variety of high -quality, indoor recreational opportunities for the
entire community. There is a high demand for basketball and volleyball venues in the area, and this
facility will help alleviate the need for athletes and their families to travel to other communities to find
available court space.
Exceptional Physical Conditions. The property is a narrow corner lot within the Prospect East area at
the intersection of East Prospect Road (four-lane arterial) and Sharp Point Drive (major collector). The
buildable area on the lot is bounded on the south by a private access drive, and the north by a 50-foot
pedestrian easement. Limited site access further restricts the design opportunities on the lot. A different,
less constricting lot might make sinking the gym masses in to the landscape easier, thereby meeting the
standard, however the current lot limits the extent at which this can be done while still meeting other life-
safety code requirements.
Nominal and Inconsequential. The alternative plan meets the purpose of the standard and the criteria for
an exception to the standard by using several architectural design methods to ensure the building
responds well to its context and blends into the natural and urban landscape as much as is possible. The
plan as submitted will not diverge from the standards of the Land Use Code that are authorized by t his
Division to be modified except in a nominal, inconsequential way when considered from the perspective
of the entire development plan.
For these reasons, the plan will continue to advance the purposes of the Land Use Code.
ITEM 3, MODIFICATION 1 - ATTACHMENT 1
Packet pg. 141
Development Review Staff Report Agenda Item 3
Planning Services Fort Collins, Colorado 80521 p. 970-416-4311 f. 970.224.6134 www.fcgov.com
Planning and Zoning Commission Hearing May 18, 2023
Prospect Sports Stand-Alone Modification Request #MOD230002 – Build-To Line
Summary of Request
This is a request for a stand-alone Modification of a Standard
that requires a new commercial building to be placed within 25’
of an abutting arterial street and 15’ from other streets.
In this case, existing pedestrian streetscape easements on the
subject property prevent placement that close to the street
corner.
The applicants intend to submit a development plan for a gym
facility, but they want to resolve the question of whether the
building can be approved in its planned location, before investing
in a full Project Development Plan submittal.
The request is one of three related to the proposed gym facility–
the other two are #MOD230001 and 230003.
Zoning Map
Next Steps
If the Modification is approved, the applicant would be eligible to
submit a development plan for the proposed development with
the building placed further from the street corner than stated in
the standard. Approval of the Modification would be valid for one
year following the approval date.
Site Location
1600 E. Prospect Road - southwest corner of
E. Prospect Road and Sharp Point Drive.
Parcel # # 8720212005.
Zoning
Employment District (E).
Property Owner
Max West Inc., c/o/ Jonathan O’Neil
1500 Buckeye Street
Fort Collins CO 80524
Applicant/Representative
Amanda Hansen
RB+B Architects
315 E. Mountain Ave., Suite 100
Fort Collins CO 80524
Staff
Clark Mapes, City Planner
Contents
1. Project Introduction ................................... 2
2. Land Use Code Article 2 ............................ 4
3. Findings of Fact/Conclusion ...................... 6
4. Recommendation ....................................... 6
5. Attachments ............................................... 6
Staff Recommendation
Approval. Timberline Rd. Sharp Point Dr. Prospect Park East
Business Park
Packet pg. 142
Planning & Zoning Commission Hearing - Agenda Item 3
MOD230002 | Prospect Sports Stand-Alone Modification Request – Build-to Line
Thursday, May 18, 2023 | Page 2 of 6
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1. Project Introduction
A. PROJECT DESCRIPTION
This application consists solely of the request for a Modification of a Standard to Section 3.5.3(C)(2),
Orientation to Build-to Lines for Streetfront Buildings. Existing pedestrian streetscape easements on the
property preclude placing the building as close to the corner as the standard states; and the building is
proposed at the easement lines
The applicants’ narrative thoroughly explains and illustrates the proposed modification.
The modification is part of a prospective development plan for a gym facility for basketball and
volleyball.
The building would be placed at the corner at the easement lines with no intervening parking or drives,
which is the more important determinant of building placement.
B. DEVELOPMENT STATUS/BACKGROUND
1. Prospect Park East PUD
The site is the last remaining undeveloped site in the Prospect Park East business park development
plan, which dates to the early 1980’s. Development has occurred since then through multiple filings.
2. Surrounding Zoning and Land Use
North South East West
Zoning Employment (E) Employment (E) RC, River Corridor Employment (E)
Land
Ue
Business/Office Park Advanced Energy abutting
with shared access; various
light industrial, office, and
institutional uses
Agricultural/undeveloped,
in the Poudre River
floodway.
Various light industrial,
office, and institutional
uses
Packet pg. 143
Planning & Zoning Commission Hearing - Agenda Item 3
MOD230002 | Prospect Sports Stand-Alone Modification Request – Build-to Line
Thursday, May 18, 2023 | Page 3 of 6
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C. MAIN CONSIDERATIONS DISCUSSED IN STAFF REVIEW
The first consideration was whether a modification is warranted. The build-to-line standards include
exceptions that could possibly be interpreted as pertaining to this situation. Existing easements
preclude placing the building as close to the streets as the standard states; and the easements are there
in order to form an outdoor space in the form of pedestrian streetscapes with generous landscaped
setbacks. The code language states:
(d) Exceptions to the build-to line standards shall be permitted:
1. in order to form an outdoor space such as a plaza, courtyard, patio or garden between a
building and the sidewalk. Such a larger front yard area shall have landscaping, low walls, fencing
or railings, a tree canopy and/or other similar site improvements along the sidewalk designed for
pedestrian interest, comfort and visual continuity.
2. if the building abuts a four-lane or six-lane arterial street, and the Director has determined that
an alternative to the street sidewalk better serves the purpose of connecting commercial
destinations due to one (1) or more of the following constraints:
a. high volume and/or speed of traffic on the abutting street(s),
b. landform,
c. an established pattern of existing buildings that makes a pedestrian-oriented streetfront
infeasible.
Such an alternative to the street sidewalk must include a connecting walkway(s) and may include
internal walkways or other directly connecting outdoor spaces such as plazas, courtyards, squares
or gardens.
The proposal is to place the building as close as possible to the streets, right at the easement
lines.
The applicants and staff decided to include this modification request to avoid any question of
interpreting the standard as written in a subsequent full development plan. Staff will consider a
possible code change to this standard to add existing and required easements as exceptions.
The landscaped setbacks are part of the larger East Prospect streetscape in this stretch, which is
intended to be a landscaped employment corridor as a major city entryway. The Harmony
Corridor set a precedent for the idea, which has been successful in this area and along Harmony
Road. The intent is to avoid a commercial arterial corridor. The Build-to Line idea is generally
more pertinent in commercial streetfronts than business park settings that emphasize a
landscape setting and image.
Packet pg. 144
Planning & Zoning Commission Hearing - Agenda Item 3
MOD230002 | Prospect Sports Stand-Alone Modification Request – Build-to Line
Thursday, May 18, 2023 | Page 4 of 6
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2. Land Use Code Article 2
A. PROJECT DEVELOPMENT PLAN PROCEDURAL OVERVIEW
1. Conceptual Review – CDR220043
A conceptual review meeting was held on June 2, 2022. #CDR 200080.
2. First Submittal – MOD230001
The modification request was submitted on March 24, 2023.
3. Neighborhood Meeting
Held January 12, 2023. One attendee was present and had no questions or comments.
4. Notice (Posted, Written and Published)
Posted Notice: Sign #723.
Written Hearing Notice: May 6, 2021, 16 addresses mailed.
Published Notice: May 8, 2023.
B. DIVISION 2.8 – MODIFICATION OF STANDARDS
The Land Use Code is adopted with the recognition that there will be instances where a project would
support the implementation of City Plan or intent of the Land Use Code, but due to unique and
unforeseen circumstances of a given development plan, would not meet a specific standard of the Land
Use Code as stated. Land Use Code Section 2.8.2(H) provides for evaluation of these instances on a case-
by-case basis under the following criteria.
Land Use Code Modification Criteria:
“The decision maker may grant a modification of standards only if it finds that the granting of the
modification would not be detrimental to the public good, and that:
(1) the plan as submitted will promote the general purpose of the standard for which the modification
is requested equally well or better than would a plan which complies with the standard for which a
modification is requested; or
(2) the granting of a modification from the strict application of any standard would, without impairing
the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and
described problem of city-wide concern or would result in a substantial benefit to the city by reason
of the fact that the proposed project would substantially address an important community need
specifically and expressly defined and described in the city's Comprehensive Plan or in an adopted
policy, ordinance or resolution of the City Council, and the strict application of such a standard would
render the project practically infeasible; or
(3) by reason of exceptional physical conditions or other extraordinary and exceptional situations,
unique to such property, including, but not limited to, physical conditions such as exceptional
narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to
install a solar energy system, the strict application of the standard sought to be modified would result
Packet pg. 145
Planning & Zoning Commission Hearing - Agenda Item 3
MOD230002 | Prospect Sports Stand-Alone Modification Request – Build-to Line
Thursday, May 18, 2023 | Page 5 of 6
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in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of
such property, provided that such difficulties or hardship are not caused by the act or omission of the
applicant; or
(4) the plan as submitted will not diverge from the standards of the Land Use Code that are
authorized by this Division to be modified except in a nominal, inconsequential way when considered
from the perspective of the entire development plan, and will continue to advance the purposes of
the Land Use Code as contained in Section 1.2.2.
Any finding made under subparagraph (1), (2), (3) or (4) above shall be supported by specific findings
showing how the plan, as submitted, meets the requirements and criteria of said subparagraph (1),
(2), (3) or (4).
Modification of 3.5.3(C)(2) Orientation to Build-To Lines for Streetfront Buildings
Summary of Applicant Justification
The applicant’s modification request is attached. The last two pages directly address the exceptions in
the standard in a way that highlight the question of whether modification is warranted. It explains that:
• The modification is not detrimental to the public good because the building location matches
the established pattern of buildings and parking and provided direct pedestrian connections to
the sidewalks.
• The plan meets subparagraph (1) “equal-to or better than” because the alternative plan
promotes the design of an urban environment that is built to human scale while in context of
the established pedestrian easements and landscaped setbacks established in the Prospect
Corridor; and access restrictions for public streets.
• The plan meets subparagraph (3), “exceptional physical conditions” because the property is a
narrow corner lot. The narrowness of the parcel and the existing pedestrian easements and
limited access preclude strict application of the standard.
• The plan meets subparagraph (4), “nominal and inconsequential” when considered from the
perspective of the entire proposed development plan, because the alternative plan meets the
purpose of the standard and the criteria for an exception to the standard by providing a main
building entrance that faces and opens directly onto connecting walkways, a pedestrian plaza
with seating for pick-up / drop-off and direct pedestrian connections to the adjacent public
sidewalk and the East Prospect Road/Sharp Point Drive intersection without crossing parking or
drives. It matches the established pattern of buildings and parking.
For these reasons, the plan will continue to advance the purposes of the Land Use Code.
Staff Findings
Staff finds that the modification would not be detrimental to the public good, and meets criteria (1) and
(3) -- “equal-to or better”, and “unusual exceptional conditions”.
Not Detrimental to the Public Good. The building is not detrimental for the reasons noted in the
applicants explanation as summarized above and articulated in the attached narrative.
“Equal or Better”. The plan is better than a plan with a building brought forward to the Build-to Line
dimensions because the building fits within the location established by existing development; and it
Packet pg. 146
Planning & Zoning Commission Hearing - Agenda Item 3
MOD230002 | Prospect Sports Stand-Alone Modification Request – Build-to Line
Thursday, May 18, 2023 | Page 6 of 6
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would be disruptive to the point of infeasibility to demolish the existing streetscapes with a building
placement which would interrupt the established pattern.
“Physical conditions, exceptional and unusual situations”. The existing pedestrian easements
preclude strict application of the standard.
3. Findings of Fact/Conclusion
In evaluating the Prospect Sports Stand-Alone Modification Request #MOD230002, staff makes the following
findings of fact and conclusions:
1. The request complies with the applicable procedural and administrative requirements of Article 2 of
the Land Use Code.
2. The request complies with applicable requirements for approval of Modification of Standards located
in Division 2.8 of the Land Use Code.
3. No other Land Use Code standards apply to this request.
4. Recommendation
Staff recommends that the Planning and Zoning Commission make a motion to approve the Prospect Sports
Stand-Alone Modification Request #MOD230002 based on the Findings of Fact and supporting explanations
found in the staff report.
5. Attachments
1. Applicant Narrative
2. Staff presentation
Packet pg. 147
Prospect Sports Club
Standalone Modification Request:
3.5.3(C)(2) Orientation to Build-to Lines for Streetfront Buildings
Prospect Sports Club
Standalone Modification Request: 3.5.3(C)(2) Orientation to Build-to Lines for
Streetfront Buildings
PROJECT INFORMATION AND DESIGN NARRATIVE
Background
Prospect Sports is a planned new 3-court facility envisioned to fulfill a need for basketball and
volleyball courts that are in low supply and high demand in Northern Colorado. It is intended to
bolster the community while keeping the integrity, continuity, and connectivity of the surrounding
neighborhood.
As an infill project planned for a narrow, undeveloped corner lot in the established Prospect Park
area, the property has many physical constraints that limit its development. However, in the time
since the Conceptual Review meeting to introduce the project to city staff was held, the design
team has developed a thoughtful, attractive and efficient plan and vision for this community
amenity.
The proposed project will require review and approval by the City of Fort Collins through a Type II
PDP process. Due to the physical constraints of the site, three Modifications of Standards will be
required to achieve the planned project. In order to confirm support of the Modifications of
Standards before completing the detailed design and engineering plans required for the PDP
submittal, we are seeking standalone review and approval of these three Modifications of
Standards as allowed by the Land Use Code. Approval of the Modfications will not eliminate the
requirement for our development plans to be approved through a Type II PDP review process, but
with approval of the Modifications we will have better direction for development of our PDP
submittal.
The following information pertains to the request for modification of section 3.5.3(C)(2) 3.5.3(C)(2) 3.5.3(C)(2) 3.5.3(C)(2)
Orientation to BuildOrientation to BuildOrientation to BuildOrientation to Build----to Lines for Streetfront Buildingsto Lines for Streetfront Buildingsto Lines for Streetfront Buildingsto Lines for Streetfront Buildings....
ITEM 3, MODIFICATION 2 - ATTACHMENT 1
Packet pg. 148
Prospect Sports Club
Standalone Modification Request:
3.5.3(C)(2) Orientation to Build-to Lines for Streetfront Buildings
Planning Context
The property is located at the southwest corner of East Prospect Road and Sharp Point Drive and
is platted as Lot 5 of the Prospect Park East PUD. As a part of the Prospect Park development,
substantial pedestrian and access easements were dedicated along both East Prospect Road
(50' easement) and Sharp Point Drive (25’ easement). These easements are landscaped with
mature trees and contain meandering detached sidewalks. Vehicular access to the site is not
allowed from either street frontage but instead is intended to be shared with the existing drive on
the north end of Lot 6. An access easement is in place to allow this access to the property.
Zoning Map
Neighborhood Context
ITEM 3, MODIFICATION 2 - ATTACHMENT 1
Packet pg. 149
Prospect Sports Club
Standalone Modification Request:
3.5.3(C)(2) Orientation to Build-to Lines for Streetfront Buildings
Existing Conditions Survey
ITEM 3, MODIFICATION 2 - ATTACHMENT 1
Packet pg. 150
Prospect Sports Club
Standalone Modification Request:
3.5.3(C)(2) Orientation to Build-to Lines for Streetfront Buildings
Concept Site Plan Description
To best accommodate the site access limitations, our current site concept locates the building
near the intersection of East Prospect Road and Sharp Point Drive with visitor parking to the west
of the building. This allows access to the parking from the shared access drive at Sharp Point
Drive within the existing access easement and allows for fire access to the building from Sharp
Point Drive.
The primary building entrance will be located near the northwest corner of the building near East
Prospect Road with a pedestrian plaza and drop-off lane. A direct pedestrian connection is
planned from this plaza and building entrance to the adjacent public sidewalk on East Prospect
Road, and will double as an emergency vehicle access if required by Poudre Fire Authority.
Concept Site Plan
ITEM 3, MODIFICATION 2 - ATTACHMENT 1
Packet pg. 151
Prospect Sports Club
Standalone Modification Request:
3.5.3(C)(2) Orientation to Build-to Lines for Streetfront Buildings
Modification of Standards Request
The Land Use Code is adopted with the recognition that there will be cases where circumstances
in a given development plan may warrant a design solution that does not comply with a standard
as written.
Thus, the code includes a provision for ‘Modification of Standards with certain criteria. The
criteria for modification requests are in Land Use Code Division 2.8.2(H) as follows:
Land Use Code Modification Criteria:
The decision maker may grant a modification of standards only if it finds that the granting of
the modification would not be detrimental to the public good, and that:
(1) the plan as submitted will promote the general purpose of the standard for which the
modification is requested equally well or better than would a plan which complies with
the standard for which a modification is requested; or
(2) the granting of a modification from the strict application of any standard would,
without impairing the intent and purpose of this Land Use Code, substantially alleviate
an existing, defined and described problem of city-wide concern or would result in a
substantial benefit to the city by reason of the fact that the proposed project would
substantially address an important community need specifically and expressly defined
and described in the city's Comprehensive Plan or in an adopted policy, ordinance or
resolution of the City Council, and the strict application of such a standard would
render the project practically infeasible; or
(3) by reason of exceptional physical conditions or other extraordinary and exceptional
situations, unique to such property, including, but not limited to, physical conditions
such as exceptional narrowness, shallowness or topography, or physical conditions
which hinder the owner's ability to install a solar energy system, the strict application
of the standard sought to be modified would result in unusual and exceptional
practical difficulties, or exceptional or undue hardship upon the owner of such
property, provided that such difficulties or hardship are not caused by the act or
omission of the applicant; or
(4) the plan as submitted will not diverge from the standards of the Land Use Code that
are authorized by this Division to be modified except in a nominal, inconsequential way
when considered from the perspective of the entire development plan, and will
continue to advance the purposes of the Land Use Code as contained in Section 1.2.2.
Any finding made under subparagraph (1), (2), (3) or (4) above shall be supported by specific
findings showing how the plan, as submitted, meets the requirements and criteria of said
subparagraph (1), (2), (3) or (4).
ITEM 3, MODIFICATION 2 - ATTACHMENT 1
Packet pg. 152
Prospect Sports Club
Standalone Modification Request:
3.5.3(C)(2) Orientation to Build-to Lines for Streetfront Buildings
Modification (or Exception) to 3.5.3(C)(2) Orientation to Build-to Lines for Streetfront
Buildings
This standard requires buildings to be located no more than fifteen (15) feet from the right-of-way
of an adjoining street if the street is smaller than a full arterial or has on-street parking. For
arterial streets, buildings are required to be located at least ten (10) and no more than twenty-five
(25) feet behind the street right-of-way of an adjoining street that is larger than a two-lane arterial
that does not have on-street parking.
If a lot has multiple streets, then the building shall be built to at least two (2) of the streets.
For this parcel, this standard would require the building to be located no more than twenty-five
(25) feet from East Prospect Road and no more than fifteen (15) feet from Sharp Point Drive. The
plans for the Prospect Park neighborhood and the Prospect Corridor Plan established larger
setbacks along both of these streets including pedestrian easements to ensure larger landscaped
setbacks would be maintained with development. These pedestrian easements prohibit a
building location meeting the 3.5.3(C)(2) standard (see diagram below).
ITEM 3, MODIFICATION 2 - ATTACHMENT 1
Packet pg. 153
Prospect Sports Club
Standalone Modification Request:
3.5.3(C)(2) Orientation to Build-to Lines for Streetfront Buildings
In addition, since this parcel is a small corner lot at the intersection of East Prospect Road (four-
lane arterial) and Sharp Point Drive (major collector), we are not allowed to create a new public
vehicle access point on either road. Instead, access to this lot is required from the access
easement that exists on Lot 6 to allow shared access from Sharp Point Drive to this lot (see
diagram below).
Although the pedestrian easements and access restrictions prohibit a building location meeting
these standards, we propose a building and parking design that meets the purpose of Section
3.5.3 and these subsections while still honoring these existing pedestrian and access
easements.
The main building entrance, pedestrian entry plaza and pick-up / drop-off lanes are planned at the
northwest corner of the building. This main entrance faces and opens directly onto connecting
walkways with direct pedestrian connections to the adjacent public sidewalk on East Prospect
Road with direct access to the adjacent transit routes and the Sharp Point Drive intersection. The
pedestrian connection from the building entrance and the adjacent public sidewalk does not
cross the parking or drives.
See site concept below:
ITEM 3, MODIFICATION 2 - ATTACHMENT 1
Packet pg. 154
Prospect Sports Club
Standalone Modification Request:
3.5.3(C)(2) Orientation to Build-to Lines for Streetfront Buildings
Exception Allowance
Section 3.5.3.(C)(2)(d) allows exceptions to the build-to line standards to be permitted with one
or more of the following criteria:
1. in order to form an outdoor space such as a plaza, courtyard, patio or garden between a
building and the sidewalk. Such a larger front yard area shall have landscaping, low walls,
fencing or railings, a tree canopy and/or other similar site improvements along the sidewalk
designed for pedestrian interest, comfort and visual continuity. The plan proposes a
pedestrian plaza with seating at the main building entrance and along the pick-up /
drop-off area.
2. if the building abuts a four-lane or six-lane arterial street, (East Prospect Road is a four-
lane arterial) and the Director has determined that an alternative to the street sidewalk
better serves the purpose of connecting commercial destinations due to one (1) or more of
the following constraints:
a. high volume and/or speed of traffic on the abutting street(s), East Prospect Road is a
four-lane arterial, high-volume and speed)
c. an established pattern of existing buildings that makes a pedestrian-oriented streetfront
infeasible. The proposed plan matches the established pattern of existing buildings and
ITEM 3, MODIFICATION 2 - ATTACHMENT 1
Packet pg. 155
Prospect Sports Club
Standalone Modification Request:
3.5.3(C)(2) Orientation to Build-to Lines for Streetfront Buildings
utilizes the existing access easements and pedestrian easements making the strict
build-to line distances infeasible.
Such an alternative to the street sidewalk must include a connecting walkway(s) and may
include internal walkways or other directly connecting outdoor spaces such as plazas,
courtyards, squares or gardens. The proposed plan includes a main building entrance
that faces and opens directly onto connecting walkways, a pedestrian plaza with
seating for pick-up / drop-off and direct pedestrian connections to the adjacent public
sidewalk existing on East Prospect Road.
Conclusions
We submit that the proposed concept plan meets the criteria of an alternative plan that can be
approved by the Director as an exception to the build-to line standards. However, if a Modification
of Standards is required, we submit that the Modification should be supported based on the
following findings:
The granting of the modification would not be detrimental to the public good, and meets criteria
(1) “equal to or better than”, (3) “exceptional physical conditions”, and (4) “nominal and
inconsequential from the perspective of the whole plan”:
Not Detrimental to the Public Good. The building location matches the established pattern of
buildings and parking and provides direct pedestrian connections to the adjacent public sidewalk.
Equal or Better. The alternative plan promotes the design of an urban environment that is built to
human scale while in context of the established pedestrian easements and landscaped setbacks
established in the Prospect Corridor and access restrictions for public streets.
Exceptional Physical Conditions. The property is a narrow corner lot within the Prospect East
area at the intersection of East Prospect Road (four-lane arterial) and Sharp Point Drive (major
collector). The narrowness of the parcel and the existing pedestrian easements and limited
access prohibits strict application of the standard.
Nominal and Inconsequential. The alternative plan meets the purpose of the standard and the
criteria for an exception to the standard by providing a main building entrance that faces and
opens directly onto connecting walkways, a pedestrian plaza with seating for pick-up / drop-off
and direct pedestrian connections to the adjacent public sidewalk and the East Prospect Road /
Sharp Point Drive intersection without crossing parking or drives. It matches the established
pattern of buildings and parking.
For these reasons, the plan will continue to advance the purposes of the Land Use Code.
ITEM 3, MODIFICATION 2 - ATTACHMENT 1
Packet pg. 156
Development Review Staff Report Agenda Item 3
Planning Services Fort Collins, Colorado 80521 p. 970-416-4311 f. 970.224.6134 www.fcgov.com
Planning and Zoning Commission Hearing May 18 , 202 3
Prospect Sports Stand -Alone Modification Request #MOD23 0001 – Number of Off-Street Parking Spaces
Sum m ary of Request
This is a request for a stand -alone Modification of a Standard
that requires parking based on land use. The applicants intend
to submit a development plan for a gym facility, but they want to
resolve the question of whether the development can be
approved with the proposed parking number, before inve sting in
a full Project D evelopment P lan submittal.
The request is one of three related to the proposed gym facility–
the other two are #MOD230001 and 230002.
Zoning Map
N ext Steps
If the Modification is approved, the applicant would be eligible to
submit a development plan for the proposed development with
the needed parking solution described in this request. Approval
of the Modification would be valid for one year following the
approval date.
Site Loca t ion
1600 E. Prospect Road - s outhwest corner of
E. Prospect Road and Sharp Point Drive.
Parcel # # 8720212005.
Zoning
Employment District (E).
Property Owner
Max West Inc., c/o/ Jonathan O’Neil
1500 Buckeye Street
Fort Collins CO 8052 4
Applicant/Representative
Amanda Hansen
RB+B Architects
315 E. Mountain Ave., Suite 100
Fort Collins CO 8052 4
Staff
Clark Mapes, City Planner
Contents
1. Project Introduction ................................... 2
2. Land Use Code Article 2 ............................ 3
3. Findings of Fact/Conclusion ...................... 6
4. Recommendation ....................................... 6
5. Attachments ............................................... 6
Staff Recommendation
Approval. Sharp Point Dr. Prospect Park East
Business Park
Packet pg. 157
Planning & Zoning Commission Hearing - Agenda Item 3
MOD230003 | Prospect Sports Stand-Alone Modification Request - Height
Thursday, May 18, 2023 | Page 2 of 6
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1. Project Introduction
A. PROJECT DESCRIPTION
This application consists solely of the request for a Modification of a Standard to Section 3.2.2(K)(2 ),
Nonresidential Parking Requirements. The standard is in a table with a required number of off-street
parking spaces for a list of common building uses based on building square feet. If a plan proposes
building uses that are not listed in the table, then the number of required spaces is to be the number for
the most similar use that is listed.
The use falls within the classification of Unlimited Indoor Recreational Use and Facility, which is not
listed in the table . The most similar use is Bowling Alley with a requirement of 2.5 spaces per 1,000
square feet, which would be 8 9 spaces for the 35,500 sq. ft. building.
The proposed plan can provide 63 spaces. The applicants’ narrative and a supporting Parking Impact
Study thoroughly explain and show the rationale for the proposed plan, shown below.
63 SPACES
Packet pg. 158
Planning & Zoning Commission Hearing - Agenda Item 3
MOD230003 | Prospect Sports Stand-Alone Modification Request - Height
Thursday, May 18, 2023 | Page 3 of 6
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B. DEVELOPMENT STATUS/BACKGROUND
1. Prospect Park East PUD
The site is the last remaining undeveloped site in the Prospect Park East business park development
plan, which dates to the early 1980’s. Development has occurred since then through multiple filings.
2. Surrounding Zoning and Land Use
North South Ea st West
Zoning Em ploym ent (E) Em ploym ent (E) RC, River Corridor Em ploym ent (E)
La n d
Use
Business/Office Park Advanced Energy abutting
with shared access; various
light industrial, office, and
institutional uses
Agricultural/undeveloped,
in the Poudre River
floodway, across Sharp
Point Drive
Various light industrial,
office, and institutional
uses
C. MAIN CONSIDERATIONS DISCUSSED IN STAFF REVIEW
• The first consideration was determining the most similar use for purposes of assigning a parkin g
requirement to guide a plan and review (staff and applicants found bowling alley to be most similar
as mentioned above).
• The applicants and staff discussed potential for shared parking solutions with abutting properties.
Th ose owners are not the same as the business tenants, and the applicants have explained the time
and effort spent finding the owners’ representatives, and finding zero interest or willingness for any
agreement.
• The only way to fit the required parking into a development plan would be to have a smaller building
with only two courts instead of the proposed three.
• Shar p Point Drive allows for 53 street parking spaces. These spaces currently get negligible use
because the adjoining property on the east side is undeveloped river corridor floodway land , and
nearby development provides ample parking. To the extent that the plan generates street parking
demand, it would be an appropriate use of that asphalt, particularly because much of the demand
would be during evenings and weekends when the business park activity would presumably be at its
lowest.
2. Land Use Code Article 2
A. P ROJECT DEVELOPMENT PLAN PROCEDURAL OVERVIEW
1. Conceptual Review – CDR220043
A conceptual review meeting was held on Ju n e 2, 2022. #CDR 200080.
2. First Submittal – MOD2 3 000 1
The modification request was submitted on March 24, 20 23.
Packet pg. 159
Planning & Zoning Commission Hearing - Agenda Item 3
MOD230003 | Prospect Sports Stand-Alone Modification Request - Height
Thursday, May 18, 2023 | Page 4 of 6
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3. Neighborhood Meeting
Held January 12, 202 3 . One attendee was present and had no questions or comments.
4. Notice (Posted, Written and Published)
Posted N otice: Sign #723.
Written Hearing Notice: May 6 , 2021,16 addresses mailed.
Published Notice: May 8 , 202 3.
B. DIVISION 2.8 – MODIFICATION OF STANDARDS
The Land Use Code is adopted with the recognition that there will be instances where a project would
support the implementation of City Plan or intent of the Land Use Code, but due to unique and
unforeseen circumstances of a given development plan, would not meet a specific standard of the Land
Use Code as stated. Land Use Code Section 2.8 .2(H) provides for evaluation of these instances on a case-
by-case basis under the following criteria.
Land Use Code Modification Criteria:
“The decision maker may grant a modification of standards only if it finds that the granting of the
modification would not be detrimental to the public good, and that:
(1) the plan as submitted will promote the general purpose of the standard for which the modification
is requested equally well or better than would a pla n which complies with the standard for which a
modification is requested; or
(2) the granting of a modification from the strict application of any standard would, without impairing
the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and
described problem of city-wide concern or would result in a substantial benefit to the city by reason
of the fact that the proposed project would substantially address an important community need
specifically and expressly defined and described in the city's Comprehensive Plan or in an adopted
policy, ordinance or resolution of the City Council, and the strict application of such a standard would
render the project practically infeasible; or
(3) by reason of exceptional physical conditio ns or other extraordinary and exceptional situations,
unique to such property, including, but not limited to, physical conditions such as exceptional
narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to
install a solar energy system, the strict application of the standard sought to be modified would result
in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of
such property, provided that such difficulties or hardship are not caused by the act or omission of the
applicant; or
(4) the plan as submitted will not diverge from the standards of the Land Use Code that are
authorized by this Division to be modified except in a nominal, inconsequential way when considered
fro m the perspective of the entire development plan, and will continue to advance the purposes of
the Land Use Code as contained in Section 1.2.2.
Packet pg. 160
Planning & Zoning Commission Hearing - Agenda Item 3
MOD230003 | Prospect Sports Stand-Alone Modification Request - Height
Thursday, May 18, 2023 | Page 5 of 6
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Any finding made under subparagraph (1), (2), (3) or (4) above shall be supported by specific findings
showing how the plan, as submitted, meets the requirements and criteria of said subparagraph (1),
(2), (3) or (4).
Modification of 3.2.2 (K)(2 ) Nonresidential Parking Requirements
Summary of Applicant Justification
The applicant’s modification request is attached. It explains that:
• The modification is not detrimental to the public good because the plan adequately addresses
demand. The plan makes better use of land considering the most common use scenario and
reflects city initiatives to mitigate vehicle -centric development. A drop -off and pick-up area is
provided and envisioned as a key part of the facility’s use.
• The plan meets subparagraph (1) “equal-to or better than” because the p arking lot is adequate
based on analysis of the specific facility’s inten ded use .
• The plan meets subparagraph (2), “defined community need” because the development would
provide opportunity for people to access daily services near where they work, reinvigorate an
older office park, and meet high demand for court space to help alleviate the current need for
athletes and their families to travel to other communities to find court space.
• The plan meets subparagraph (3), “exceptional physical conditions” because of the limited
access which is which is established by the existing abutting development, and the buildable
area of the lot which is limited by streetscape access easements.
• The plan meets subparagraph (4), “nominal and inconsequential” when considered from the
perspective of the entire proposed development plan, because it provides an adequate parking
lot for most demand scenarios and can be supplemented when necessary by nearby on-street
parking.
For these reasons, the plan will continue to advance the purposes of the Land Use Code.
Staff Findings
• The modification is not detrimental to the public good because the plan provides an adequate
parking lot for most demand scenarios and can be supplemented when necessary by nearby on-
street parking and by a drop-off and pick-up area . This makes efficient use of land and existing
asphalt and reflects city initiatives to mitigate vehicle -centric development.
• The plan meets subparagraph (1) “equal-to or better than” because the parking lot combined
wit h available street parking is adequate based on analysis of the specific facility’s intended use
and demand scenarios for different times of day and days of the week.
• The plan meets subparagraph (4), “nominal and inconsequential” for the reasons noted
above .
For these reasons, the plan will continue to advance the purposes of the Land Use Code.
Packet pg. 161
Planning & Zoning Commission Hearing - Agenda Item 3
MOD230003 | Prospect Sports Stand-Alone Modification Request - Height
Thursday, May 18, 2023 | Page 6 of 6
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3. Findings of Fact/Conclusion
In evaluating the Prospect Sports Stand -Alone Modification Request #MOD23 0003 , s taff makes the following
findings of fact and conclusions:
1. The request complies with the applicable procedural and administrative requirements of Article 2 of
the Land Use Code.
2. The request complies with applicable requirements for approval of Modification of Standar ds located
in Division 2.8 of the Land Use Code.
3. No other Land Use Code standards apply to this request.
4. Recommendation
Staff recommends that the Planning and Zoning Commission make a motion to approve the Prospect Sports
Stand -Alone Modification Request #MOD23 0003 based on the Findings of Fact and supporting explanations
found in the staff report.
5. Attachments
1. Applicant s’ Narrative
2. Applicants’ Parking Impact Study
3. Staff p resentation
Packet pg. 162
rbbarchitects.com
Prospect Sports Club
Standalone Modification Request:
3.2.2.K.2 Nonresidential Parking Requirements
Prospect Sports Club
Standalone Modification Request: 3.2.2.K.2 Nonresidential Parking Requirements
PROJECT INFORMATION AND DESIGN NARRATIVE
Background
Prospect Sports is a planned, new 3-court facility envisioned to fulfill a need for basketball and volleyball
courts that are in low supply and high demand in Northern Colorado. It is intended to bolster the
community while keeping the integrity, continuity, and connectivity of the surrounding neighborhood.
As an infill project planned for a narrow, undeveloped corner lot in the established Prospect Park area, the
property has many physical constraints that limit its development. However, in the time since the
Conceptual Review meeting to introduce the project to city staff was held, the design team has
developed a thoughtful, attractive and efficient plan and vision for this community amenity.
The proposed project will require review and approval by the City of Fort Collins through a Type II PDP
process. Due to the physical constraints of the site, two Modifications of Standards will be required to
achieve the planned project. In order to confirm support of the Modifications of Standards before
completing the detailed design and engineering plans required for the PDP submittal, we are seeking
standalone review and approval of these two Modifications of Standards as allowed by the Land Use
Code. Approval of the Modifications will not eliminate the requirement for our development plans to be
approved through a Type II PDP review process, but with approval of the Modifications we will have
better direction for development of our PDP submittal.
A Parking Impact Study has been conducted for the Prospect Sports facility and has been submitted
with this Modification Request. Please refer to it for additional information.
Planning Context
The property is located at the southwest corner of East Prospect Road and Sharp Point Drive and is
platted as Lot 5 of the Prospect Park East PUD. As a part of the Prospect Park development, substantial
pedestrian and access easements were dedicated along both East Prospect Road (50 foot easement)
and Sharp Point Drive (25 foot easement). These easements are landscaped with mature trees and
contain meandering detached sidewalks. Vehicular access to the site is not allowed from either street
frontage but instead is intended to be shared with the existing drive on the north end of Lot 6. An
easement is in place to allow access to the property.
See the ‘Planning Context’ section of the Prospect Sports Club Parking Impact Study for more
information regarding site constraints, the proposed building’s site plan, the parking study area, and the
transit, cycling and walking environments and networks in the vicinity.
ITEM 3, MODIFICATION 3 - ATTACHMENT 1
Packet pg. 163
rbbarchitects.com
Prospect Sports Club
Standalone Modification Request:
3.2.2.K.2 Nonresidential Parking Requirements
Figure 1. Alta/NSPS Land Title Survey
ITEM 3, MODIFICATION 3 - ATTACHMENT 1
Packet pg. 164
rbbarchitects.com
Prospect Sports Club
Standalone Modification Request:
3.2.2.K.2 Nonresidential Parking Requirements
Figure 2. Concept Site Plan
ITEM 3, MODIFICATION 3 - ATTACHMENT 1
Packet pg. 165
rbbarchitects.com
Prospect Sports Club
Standalone Modification Request:
3.2.2.K.2 Nonresidential Parking Requirements
Modification of Standards Request
The Land Use Code is adopted with the recognition that there will be cases where circumstances in a
given development plan may warrant a design solution that does not comply with a standard as written.
Thus, the code includes a provision for ‘Modification of Standards with certain criteria. The criteria for
modification requests are in Land Use Code Division 2.8.2(H) as follows:
Land Use Code Modification Criteria:
The decision maker may grant a modification of standards only if it finds that the granting of
the modification would not be detrimental to the public good, and that:
(1) the plan as submitted will promote the general purpose of the standard for which the
modification is requested equally well or better than would a plan which complies with
the standard for which a modification is requested; or
(2) the granting of a modification from the strict application of any standard would,
without impairing the intent and purpose of this Land Use Code, substantially alleviate
an existing, defined and described problem of city-wide concern or would result in a
substantial benefit to the city by reason of the fact that the proposed project would
substantially address an important community need specifically and expressly defined
and described in the city's Comprehensive Plan or in an adopted policy, ordinance or
resolution of the City Council, and the strict application of such a standard would
render the project practically infeasible; or
(3) by reason of exceptional physical conditions or other extraordinary and exceptional
situations, unique to such property, including, but not limited to, physical conditions
such as exceptional narrowness, shallowness or topography, or physical conditions
which hinder the owner's ability to install a solar energy system, the strict application
of the standard sought to be modified would result in unusual and exceptional
practical difficulties, or exceptional or undue hardship upon the owner of such
property, provided that such difficulties or hardship are not caused by the act or
omission of the applicant; or
(4) the plan as submitted will not diverge from the standards of the Land Use Code that
are authorized by this Division to be modified except in a nominal, inconsequential way
when considered from the perspective of the entire development plan, and will
continue to advance the purposes of the Land Use Code as contained in Section 1.2.2.
Any finding made under subparagraph (1), (2), (3) or (4) above shall be supported by specific
findings showing how the plan, as submitted, meets the requirements and criteria of said
subparagraph (1), (2), (3) or (4).
ITEM 3, MODIFICATION 3 - ATTACHMENT 1
Packet pg. 166
rbbarchitects.com
Prospect Sports Club
Standalone Modification Request:
3.2.2.K.2 Nonresidential Parking Requirements
Modification to 3.2.2.K.2 Nonresidential Parking Requirements
The standard states:
Nonresidential uses shall provide a minimum number of parking spaces, and will be limited
to a maximum number of parking spaces as defined by the standards defined below.
(a) The table below sets forth the number of minimum required and maximum allowed parking
spaces based on the square footage of the gross leasable area and of the occupancy of
specified uses.
Determining Parking Count Requirements
The Prospect Sports facility falls under the classification of Unlimited Indoor Recreation Use in the Fort
Collins Land Use Code, Section 5.1.2: “Unlimited Indoor Recreation Use and Facility shall mean
establishments primarily engaged in operations and activities contained within large-scale gymnasium-
type facilities such as for tennis, basketball, swimming, indoor soccer, indoor hockey, or bowling.”
Prospect Sports also easily fits the category of “Health and membership clubs” as is listed as a
commercial/retail use which is permitted in the E District, subject to administrative review.
Land Use Code subsection 3.2.2.K.2 does not include parking parameters specifically for this
classification. Paragraph (d) states “For uses that are not specifically listed in subsections 3.2.2(K)(1) or
(2), the number of parking spaces permitted shall be the number permitted for the most similar use
listed.”
In the table in Section 3.2.2(K)(2), the most comparable classification is ‘Bowling Alley’. This is due to a
bowling alley and the proposed Prospect Sports facility both having a similar person-to-square feet ratio.
Additionally, bowling activities are referenced in the unlimited indoor recreation use definition. The table
requires bowling alleys to provide a minimum of 2.5 spaces per 1,000 gross square feet. If this standard
were to be applied to Prospect Sports Club, 90 off-street parking spaces would be required. This
requirement does not reflect how the building is planned to be utilized, even in peak use scenarios.
ITEM 3, MODIFICATION 3 - ATTACHMENT 1
Packet pg. 167
rbbarchitects.com
Prospect Sports Club
Standalone Modification Request:
3.2.2.K.2 Nonresidential Parking Requirements
‘Unlimited Indoor Recreation’ vs. ‘Limited Indoor Recreation’
The Fort Collins Land Use Code clearly differentiates between ‘Limited Indoor Recreation’ and ‘Unlimited
Indoor Recreation’ uses. ‘Limited Indoor Recreation’ use is defined as “facilities established primarily for
such activities as exercise or athletic facilities; and amusement or recreational services, such as billiard
or pool parlors, pinball/video arcades, dance studios, martial art schools, arts or crafts studios; or
exercise clubs, but not including bowling alleys or establishments which have large-scale gymnasium-
type facilities for such activities as tennis, basketball or competitive swimming. This definition is intended
to restrict the type of recreational use allowed to those small-scale facilities containing no more
than five thousand (5,000) square feet.” Since the proposed Prospect Sports facility does not fit that
description, ‘Limited Indoor Recreation” is not an appropriate classification.
A Feasible Off-Street Parking Count Based on Site Constraints
63 parking spaces can be provided on site as designed. The parking configuration illustrated in figure 2
maximizes on-site parking despite significant site constraints and maintains comfortable bike and
pedestrian environments. This plan developed as a result of several factors:
1. Existing Access Easement
There is an existing access easement to access this site which exists along a portion of the south side of
the property. This reduces the number of possible parking configurations. The design team has been
working to extend access to the west.
2. Existing Pedestrian and Landscape Easements
There exists two very large pedestrian and landscape easements along the entire north and east sides of
the site. These swaths of property cannot be used to contribute to the parking count.
3. Maximized Courts in Facility
The Prospect Sports facility intends to address the lack of rentable basketball and volleyball courts in
Fort Collins and the surrounding areas. It can contribute to the inventory best by including the highest
number of courts possible. For this site, three courts can fit if the parking count can be right-sized.
4. No Opportunity for Parking Share Agreements
Extensive work has been done to negotiate a parking share agreement with the owners of the adjacent
properties, however neither are willing to participate. Find more information about attempts to initiate
parking shares on page 24 of the Parking Study Report.
Assessment of Existing Parking Conditions
There is approximately 1,225 feet of on-street parking on Sharp Point Drive from Prospect Ponds
Trailhead to Prospect Road. At 23 feet per space, that is approximately 53 on-street parking spaces.
There is not demand for these spaces except for during short periods of time for Liberty Common School
pick-up and drop-off.
Peak Parking Demand Calculation
The development of this facility has required in-depth analysis of the anticipated building use and users.
Page 26 of the Parking Impact Study describes three distinct building use scenarios and identifies the
ITEM 3, MODIFICATION 3 - ATTACHMENT 1
Packet pg. 168
rbbarchitects.com
Prospect Sports Club
Standalone Modification Request:
3.2.2.K.2 Nonresidential Parking Requirements
anticipated peak occupant count for each. The scenario which is the most realistic model to consider
when right-sizing parking for this facility is identified and the assumptions that informed this decision are
outlined.
A Realistic Reduction
To reach an appropriate parking demand figure, reductions must be applied to the anticipated number of
building occupants to account for carpooling and alternate modes of transportation. Pages 28 and 29 of
the Parking Impact Study highlight reasons why parking demand may be reduced based on this specific
facility and site, and offers a realistic parking demand. It is anticipated that the off-street capacity
currently available on site as designed, in combination with the on-street parking nearby, will provide
enough parking capacity to meet peak parking demand during the most typical building use scenario.
Strict Application of the Standard
This facility’s design would be negatively impacted if it were to meet the strict application of the
standard, assuming the standard remains based on the same parking requirements as a bowling alley.
Providing 2.5 parking spaces for every 1000 square feet would force the owner to shrink the building and
reduce the number of courts offered. In this case, the facility would not meet the demand for rentable
court space as well as is currently designed and would pose a real challenge to the project’s feasibility.
Conclusions
We submit that the Modification should be supported based on the following findings:
The granting of the modification would not be detrimental to the public good, and meets criteria (1)
“equal to or better than”, (2) “substantially address an important community need”, (3) “exceptional
physical conditions”, and (4) “nominal and inconsequential from the perspective of the whole plan”:
Not Detrimental to the Public Good. The proposed site layout will adequately address demand in such a
way that is not detrimental to the public good. The layout prioritizes the allocation of safe pedestrian and
bicyclist connections to adjacent public sidewalks, provides a sizeable drop-off and pick-up zone to
further separate vehicular and pedestrian conflict, and includes the required number of handicap parking
spaces. The proposed parking layout benefits the community by putting land to better use. By
considering the most common use scenario and implementing opportunities to reduce vehicle parking
demand, the parking capacity can be much more appropriate and supportive of City initiatives to create a
less vehicle-centric community.
Equal or Better. The proposed parking lot is sized to provide an adequate number of parking spaces
based on an in-depth analysis of the specific facility’s intended use instead of trying to meet the
requirements based on a much different facility.
Substantially Address an Important Community Need
Granting this modification from the strict application of the standard will provide substantial benefit to
the city by substantially addressing several important community needs specifically defined in the city's
Comprehensive Plan. This development will provide the opportunity for people to live and access daily
services within walking/bicycling distance of where they work, reinvigorate an older office park, and be a
prime example of the City supporting a variety of high-quality, indoor recreational opportunities for the
entire community. There is a high demand for basketball and volleyball venues in the area, and this
ITEM 3, MODIFICATION 3 - ATTACHMENT 1
Packet pg. 169
rbbarchitects.com
Prospect Sports Club
Standalone Modification Request:
3.2.2.K.2 Nonresidential Parking Requirements
facility will help alleviate the need for athletes and their families to travel to other communities to find
available court space.
Exceptional Physical Conditions. The property is a narrow corner lot within the Prospect East area at
the intersection of East Prospect Road (four-lane arterial) and Sharp Point Drive (major collector). The
buildable area on the lot is bounded on the south by a private access drive, and the north by a 50-foot
pedestrian easement. Limited site access further restricts the design opportunities on the lot. This lot, as
constrained as it is, can support this development well if the right-sizing of parking requirements is
permitted.
Nominal and Inconsequential. The alternative plan meets the purpose of the standard and the criteria for
an exception to the standard because it provides an adequately-sized parking lot for most demand
scenarios and can be supplemented when necessary by nearby, convenient on-street parking. The plan
as submitted will not diverge from the standards of the Land Use Code that are authorized by this
Division to be modified except in a nominal, inconsequential way when considered from the perspective
of the entire development plan.
For these reasons, the plan will continue to advance the purposes of the Land Use Code.
ITEM 3, MODIFICATION 3 - ATTACHMENT 1
Packet pg. 170
PROSPECT SPORTS CLUB
PARKING IMPACT STUDY
APRIL 28, 2023
ITEM 3, MODIFICATION 3 - ATTACHMENT 2
Packet pg. 171
EXECUTIVE SUMMARY
The purpose of this report is to outline a parking analysis study developed for the proposed Prospect Sports facility and the
resulting recommendations for providing a logical amount of vehicular parking for the future building’s users.
Prospect Sports will be developed on Parcel Number 8720212005 in the Prospect Park East P.U.D., Lot 5. The currently
undeveloped site is situated on the southwest corner of Prospect Road and Sharp Point Drive. Prospect Sports will be a
specialized indoor athletic venue, servicing basketball and volleyball athletes of Northern Colorado. It will contribute to the
area’s inventory of rentable court space, for which there is a high demand.
Due to the distinct nature of the facility, there are not straight-forward parking requirements in the Fort Collins Land Use
Code. As such, this study presents a recommendation on right-sized parking accommodations for the Prospect Sports
facility. This recommendation is derived from in-depth evaluations of (1) travel and traffi c demand of the immediate area, (2)
availability of alternate modes of transportation to and from the facility, (3) existing parking available in the vicinity, (4)
the facility’s operational programming and times of peak operation, and (5) the building user demographic and their
expected behaviors.
ITEM 3, MODIFICATION 3 - ATTACHMENT 2
Packet pg. 172
PROSPECT SPORTS CLUB
PAR KING IMPACT STUDY | APRIL 28, 2023 3
TABLE OF CONTENTS
PROJECT DESCRIPTION
PARKING ANALYSIS
OFF-STREET PARKING CAPACITY
REQUIRED PARKING CALCULATION
ASSESSMENT OF EXISTING PARKING CONDITIONS
PEAK PARKING DEMAND CALCULATION
SHARED PARKING
PARKING DEMAND REDUCTION STRATEGY
STUDY AREA & EXISTING SITE PLAN
TRANSIT, CYCLING, AND WALKING ENVIRONMENT
CITY TRANSPORTATION NETWORK
INTRODUCTION PAGE 4
PLANNING CONTEXT PAGE 5
CURRENT PARKING ASSESSMENT PAGE 14
PAGE 16
PAGE 18
CONCLUSION AND RECOMMENDATION PAGE 32
RB+B Architects, Inc. - ARCHITECT
BHA Design, Inc. - LANDSCAPE ARCHITECT
Delich and Associates, Inc. - TRAFFIC ENGINEER
United Civil Design Group - CIVIL ENGINEER
CONTRIBUTORS
ITEM 3, MODIFICATION 3 - ATTACHMENT 2
Packet pg. 173
PROSPECT SPORTS CLUB
PAR KING IMPACT STUDY | APRIL 28, 2023 4
INTRODUCTION
Background
Prospect Sports is being created to fulfi ll a need for basketball
and volleyball courts that are in low supply and high demand
in Northern Colorado. This facility will bolster the community’s
access to recreation, contribute to the City’s mission of
developing convenient, safe, and connected travel routes, and
enhance a key intersection of the Prospect Road Corridor.
Trends in Parking
The City of Fort Collins’ commendable goal and commitment
to implement the 15-minute city concept will strengthen the
multi-modal transportation services available to all populations
throughout the city. Creating the infrastructure of human-
powered transportation will alleviate the focus on automobiles,
and thus parking requirements.
“The 15-minute city concept is rooted in the idea that
cities should be designed to accommodate the needs of
people and enhance opportunities for human-powered
transportation rather than being designed primarily for
automobiles.”
-15-Minute City Analysis, City of Fort Collins
In many cases, codes can require more parking than
would actually accommodate the needs. This makes
development more costly, reduces the total square footage
of new development in order to dedicate land use to parking
requirements, and makes it harder and less attractive to walk or
bike in these areas.
Right-Sized Parking for Prospect Park
This study evaluates multiple factors to synthesize a ‘Right-Size
Parking’ recommendation. This recommendation is meant to
strike a balance between what may be implied by the existing
Land Use Code parking guidelines, the trend toward multi-modal
transportation and the reduction of land allocated to parking lots,
and the realistic demand for vehicular parking at the Prospect
Sports facility.
ITEM 3, MODIFICATION 3 - ATTACHMENT 2
Packet pg. 174
PROSPECT SPORTS CLUB
PAR KING IMPACT STUDY | APRIL 28, 2023 5
PLANNING CONTEXT
STUDY AREA & EXISTING SITE PLAN
The parking study area is centered around 1601 Sharp Point Drive,
where Prospect Sports is proposed to be developed. This site is
the only undeveloped lot in the Prospect Park East PUD, which
has established long-term businesses such as Advanced Energy
(neighbor to the south), the Larimer County Coroner (neighbor to
the west), Advanced Thermovoltaic Systems, and Liberty Commons
School.
PROSPECT
SPORTS
This parking study also encompassed a three block radius
around the site with analysis of traffi c patterns and transit
opportunities already established in the area that service
the site.
ITEM 3, MODIFICATION 3 - ATTACHMENT 2
Packet pg. 175
PROSPECT SPORTS CLUB
PA R KING IMPACT STUDY | APRIL 28, 2023 6
PLANNING CONTEXT
LOT 6
PROSPECT PARK
EAST P.U.D.
LOT 4
PROSPECT PARK
EAST P.U.D.
LOT 5
PROSPECT PARK
EAST P.U.D.
∆
SUBJECT PARCEL
107,245 sq. ft.
2.462 acres
ALTA/NSPS LAND TITLE SURVEY
arter of Section 20, Township 7 North, Range 68 West of the 6th P.M.,
ECORDED MAY 29, 1984 IN BOOK
ESERVATIONS AND NOTES ON
R 7, 1984 IN BOOK 2296 AT PAGE
DED NOVEMBER 07, 1984 IN BOOK
DED NOVEMBER 07, 1984 IN BOOK
VENANTS RECORDED
BLE)
RECORDED NOVEMBER 08, 1984,
RFEITURE OR REVERTER
F ANY, BASED UPON RACE,
US, MARITAL STATUS,
URCE OF INCOME, AS SET FORTH
ENT THAT SAID COVENANT OR
ED IN INSTRUMENT RECORDED
ED IN INSTRUMENT RECORDED
CORDED MAY 13, 2015 AT
CORDED NOVEMBER 17, 2011 AT
AT RECEPTION NO. 20110070373.
LE)
ENT AGREEMENT RECORDED
D)
THE BINDER MAY BE REQUESTED
HIS BINDER AT NO ADDITIONAL
T OF $125 PER UPDATE. FOR EACH
NG A NEW EFFECTIVE DATE AND
PREVIOUS BINDER.
OWING THE EFFECTIVE DATE OF
TLE TO WATER RIGHTS OR
N AS TO MINERAL INTERESTS,
WITH THE NOTICE
BASIS OF BEARINGS AND LINEAL UNIT DEFINITION
Assuming the North line of the Northwest Quarter of Section 20, Township 7 North, Range 68 West of the 6th
P.M., monumented as shown on this drawing, as bearing North 89°42'52" West, being a Grid Bearing of the
tate Plane, North Zone, North American Datum 1983/2011, a distance of 2649.07 feet and with all
other bearings contained herein relative thereto.
The lineal dimensions as contained herein are based upon the "U.S. Survey Foot".
ownship Seven North (T.7N.), Range
eing more particularly described as
2296 at Page 2456, as reception number
ort Collins, County of Larimer, State of
s survey.
re made in accordance with the 2021 Minimum
stablished and adopted by the ALTA and NSPS,
of. The field work was completed on September 8
NOTICE
According to Colorado law you must commence any legal action based upon any defect in this survey within three
years after you first discover such defect. In no event may any action based upon any defect in this survey be
commenced more than ten years from the date of the certification shown hereon. (13-80-105 C.R.S. 2012)
SURVEYOR'S NOTES
rty address: 1600 East Prospect Road, Fort Collins, Colorado.
arking spaces total 0, Disabled spaces 0, Motorcycle spaces 0, Regular spaces 0, Other spaces 0.
ervable evidence of earth moving work, no buildings or building construction.
c information shown based on ground survey, with 1' contour interval. Benchmark: City of Fort
lins Benchmark Foreman. Elevation 4910.33 (NAVD 88 Vertical Datum)
ility marking shown were provided by Primo Utility Locating Services, LLC.
he Subject Property is in flood zone AE, "areas with Base Flood Elevation (BFE)" per FEMA flood maps
and 08069C0983H, revised by LOMR Case No.: 17-08-1354P, effective Feruary 21, 2019.
E=4901)
djacent parcel ownership provided by county assessor page at the time of survey.mFeet
30 60
Survey of site. Pedestrian easements take up approximately 1/3 of the site. The proposed
building also takes up 1/3; leaving 1/3 (approx. 32,000 sf) for site development.
N
ITEM 3, MODIFICATION 3 - ATTACHMENT 2
Packet pg. 176
PROSPECT SPORTS CLUB
PAR KING IMPACT STUDY | APRIL 28, 2023 7
PLANNING CONTEXT
Aerial view of site with easement information overlaid. Yellow indicates the existing site access easement which allows pedestrian, vehicular, and emergency services
access to the Prospect Sports site. Blue indicates the portion of the site which is within pedestrian access easements.
EXISTING SITE PLAN
PROSPECT SPORTS CLUB
PAR KING IMPACT STUDY | APRIL 28, 2023 8
PLANNING CONTEXT
Transit Facilities
Currently, the proposed Prospect Sports site is directly serviced by Transfort Bus Route 18. Route 18 operates along Prospect Road,
Midpoint Drive, and Sharp Point Drive. There are two transit stops within close proximity to the site:
1. Sharp Point Drive Bus Stop # 1327: approximately 400 feet south from the Prospect Sports site.
2. Prospect Road Bus Stop # 1290: approximately 450 feet west from the Prospect Sports site.
During the weekdays, Transfort Bus 18 runs every 10 minutes (based on Time Point Bus Stop ID 1339 Prospect Park Way & Midpoint Dr.)
in both the northbound and southbound directions from 6:30am-6:30pm all year long.
Transfort Bus 18 does not operate on Sundays.
Transit, Cycling, and Walking Environment
PROSPECT
SPORTS
1
2
ITEM 3, MODIFICATION 3 - ATTACHMENT 2
Packet pg. 178
PROSPECT SPORTS CLUB
PAR KING IMPACT STUDY | APRIL 28, 2023 9
PLANNING CONTEXT
Cycling Facilities
There are bicycle lanes along Prospect Road within the study
area. These bicycles lanes connect to other bicycle facilities on
Timberline Road and along the Poudre Trail. Sharp Point Drive,
Midpoint Drive, and Prospect Parkway are all collector streets
that were constructed without dedicated bicycle lanes prior to
the current City of Fort Collins standards. Bicycles can share
the roadway with vehicles on these streets.
The East Poudre Trail is a dedicated bikeway trail that runs
parallel to the proposed Prospect Sports facility on the east
side of Sharp Point Drive.
The west side of Sharp Point Drive is classifi ed as a Shared
Roadway/Bike Route accessible from Prospect Road and
the East Poudre Trail.
Prospect Road is an arterial street with a Buffered Bike
Lane providing access to the site. It is expected this
will become a Protected Bike Lane after Prospect Road
improvements are completed by the City of Fort Collins.
Midpoint Drive is a collector street with a High Comfort and
Buffered Bike Lane. This bike lane wraps around onto Share
Point Drive, joining with the bike path outlined in purple.
PROSPECT
SPORTS
Map showing existing cycling conditions around the Prospect Sports site.
ITEM 3, MODIFICATION 3 - ATTACHMENT 2
Packet pg. 179
PROSPECT SPORTS CLUB
PA R KING IMPACT STUDY | APRIL 28, 2023 10
PLANNING CONTEXT
Pedestrian Facilities
Sidewalks
There are sidewalks adjacent to all streets within the pedestrian infl uence
area. Many of the street cross section elements were built prior to the current
standards. Therefore, some of the sidewalks may be considered to be
substandard.
The sidewalk along the west side of Sharp Point Drive is a meandering, four
foot wide sidewalk with a landscaped parkway between the sidewalk and the
street.
The sidewalk along the south and north side of Prospect Road is a
meandering, four foot wide sidewalk with a landscaped parkway between the
sidewalk and the street.
The other sidewalks in the area are generally four feet wide, with some having
landscaped parkways and others being directly adjacent to the street.
Trail Access
East Poudre Trail is a dedicated walking/multi-modal that runs parallel to the
site on the easterly side of Sharp Point Drive.
Pedestrian Access Easements
There are two existing Pedestrian Access Easements (PAE) which extend
into the site on the North and East sides. These easements were designed
to ensure there would be distance and landscape buffers between pedestrian
and vehicular traffi c.
• A generous PEA runs 50 feet into the site along Prospect Road.
• A second generous 25 foot Pedestrian Access Easement runs along
Sharp Point Drive.
Existing Pedestrian Access Easement along Prospect Road.
Existing Pedestrian Access Easement along Sharp Point Drive.
ITEM 3, MODIFICATION 3 - ATTACHMENT 2
Packet pg. 180
PROSPECT SPORTS CLUB
PAR KING IMPACT STUDY | APRIL 28, 2023 11
PLANNING CONTEXT
Pedestrian Level of Service
“Map of Pedestrian Infl uence Area for Level Of Service Analysis” on page
12 shows a map of the area that is within 1,320 feet of the Prospect
Sports site. The Prospect Sports site is located within an area termed
“Transit Corridor”, which sets the level of service threshold at LOS C
for all measured factors, except for Directness and Security which are
LOS B. There will be six pedestrian destinations within 1,320 feet of the
Prospect Sports site. These are:
1. Poudre Trail to the east of the site
2. The commercial uses south of the site
3. Larimer County Detention Center southwest of the site
4. The commercial uses to the west of the site
5. The commercial uses to the northwest of the site
6. The commercial uses to the north of the site
There are sidewalks along all streets in the area of the Prospect Sports
site. Sidewalks will be built within the development that will connect to
existing nearby sidewalks along Sharp Point Drive and Prospect Drive.
As mentioned, many of the street cross section elements were built
prior to the current standards. Therefore, some of the sidewalks may be
considered substandard.
Directness: The distance ratio to all pedestrian destinations is less
than 1.2 (LOS A) using the existing sidewalk system, except for
destination 6. The distance ratio to destination 6 is approximately 2.0
since a pedestrian crossing of Prospect road is necessary. The nearest
pedestrian crossing of Prospect Road is the Poudre Trail underpass.
However, the number of pedestrians desiring to go to/from destination 6
is likely to be nominal.
Continuity: The sidewalk system to all destination areas has no breaks
or gaps. However, most of the sidewalks were built prior to current
standards and some are build directly adjacent to the streets with no
landscaped parkways. Nevertheless, at least LOS C is achieved for all
destination areas.
Street Crossings: There is one destination area that has a signalized
crossing in their route. In order to get to destination 5, there is a
pedestrian/bicycle signal at the Prospect Rd./Prospect Parkway
intersection. In order to get to destination 6, a pedestrian would likely
use the Poudre Trail underpass of Prospect Road. All other destination
areas only require a crossing of a minor street. At least LOS B can be
achieved to all the destination areas.
Visual Interest & Amenity: The visual interest and amenity will be
acceptable at LOS C for destination areas 2-6. For destination area 1, the
LOS will be A.
Security: The security is acceptable at LOS B for all destination areas
since most sidewalks are not adjacent to high volume streets and some
are separated by landscaped parkways, specifi cally the sidewalks along
Prospect Road.
ITEM 3, MODIFICATION 3 - ATTACHMENT 2
Packet pg. 181
PROSPECT SPORTS CLUB
PA R KING IMPACT STUDY | APRIL 28, 2023 12
PLANNING CONTEXT
Map of Pedestrian Influence Area for Level
Of Service Analysis
ITEM 3, MODIFICATION 3 - ATTACHMENT 2
Packet pg. 182
PROSPECT SPORTS CLUB
PAR KING IMPACT STUDY | APRIL 28, 2023 13
PLANNING CONTEXT
The proposed Prospect Sports site has taken into consideration the existing transit accessibility and considers it to be adequate for
multi-modal transportation. With the quick access to the large City of Fort Collins trails system via the Poudre Trail, being serviced
by a frequent bus route, and the city’s commitment to the 15-minute city concept, the Prospect Sports site will encourage the shift of
transportation to active, human-powered means.
City of Fort Collins Goal for the 15-Minute City Implementation is to Shift To Active Modes Trips: The need for motorized
transportation is minimized, advancing City climate goals, improving air quality, and reducing greenhouse gas emis-
sions, congestion, and parking demand.
- 15-Minute City Implementation Plan, City of Fort Collins
From the analysis done by the City of Fort Collins, the proposed site has a current aggregate bike score of 20-40 and an aggregate
walking score of 60-80. With further implementation of the key strategies and planning efforts by the city, we expect these scores to
increase as the 15-Minute City concept continues to be implemented.
Key City strategies already in place that bolster human-powered transit to the Prospect Sports site:
• Paved Recreational Master Plan: Expanding the trails system encourages a reduction in automobile use as well as
improves access to daily destinations.
• Transit Master Plan: Expanding high-frequency transit supports the reduction of automobile use.
• ReCreate - Parks & Recreation Master Plan: This Plan supports the 15-Minute City goals of reducing automobile use
and improving access to daily destinations by seeking to expand the trail network and ensure access to parks within a
10-minute walk.
City Transportation Network and Prospect Sports Alignment
ITEM 3, MODIFICATION 3 - ATTACHMENT 2
Packet pg. 183
PROSPECT SPORTS CLUB
PAR KING IMPACT STUDY | APRIL 28, 2023 14
CURRENT PARKING ASSESSMENT
Parking Inventory, Land Use, and Existing Traffi c
Conditions
Land Use and Parking Inventory
The Prospect Sports property is undeveloped and is within the
Employment District. The Employment District is intended to provide
locations for a variety of workplaces including light industrial
uses, research and development activities, offi ces and institutions.
Additionally, the Employment District is intended to encourage the
development of planned offi ce and business parks; to promote
excellence in the design and construction of buildings, outdoor spaces,
transportation facilities and streetscapes; to direct the development
of workplaces consistent with the availability of public facilities and
services; and to continue the vitality and quality of life in adjacent
residential neighborhoods.
The current parking inventory for the undeveloped Prospect Sports
site is zero. It is part of the Prospect Park East P.U.D., which is a
business center that was master planned in the 1970’s. Lots within this
development share access but there are no shared parking agreements
between lots.
Existing Traffi c Conditions
Prospect Road off of I-25 is one of the gateways to Fort Collins.
With Timnath Middle-High School having opened in fall 2022, a new
interchange, and development plans adjacent to the interchange, the
traffi c conditions on Prospect Road are expected to continue to change.
To accommodate increased traffi c, the City of Fort Collins is in the
process of widening Prospect Road to four lanes east of Sharp Point.
The project, called the East Prospect Widening Project, is currently
under design, however construction is not currently funded.
In 2020, the Sharp Point and Nancy Grey Connection Project was
completed just south of the Prospect Sports site. The project provided
a much needed link for pedestrian, bike, vehicular, and emergency
traffi c. This improved safety, connectivity, and mobility in this area.
Advanced Energy and the Liberty Common Elementary School-Plato
Campus are both south of the Prospect Sports site and traffi c to those
destinations contribute to the traffi c past the site. Sharp Point street
conditions are generally focused on supporting students walking and
biking to school. At Liberty Common, traffi c circulation and school drop
off and pickup patterns have been established that do not require
students to cross Sharp Point Drive. The City continues to work
with Liberty Common administrators and parents on creating a safe
transportation environment.
The City recognizes the potential need for a traffi c signal at Sharp Point
Drive and Prospect Road. This may be studied as a part of the East
Prospect Widening Project. There is an existing signal at Prospect Park
Way and Prospect Road that can be utilized for motorists in the area to
access Prospect Road.
Parking Inventory, Land Use, and Existing Traffi c
Conditions
Parking Inventory, Land Use, and Existing Traffi c
Conditions
ITEM 3, MODIFICATION 3 - ATTACHMENT 2
Packet pg. 184
PROSPECT SPORTS CLUB
PAR KING IMPACT STUDY | APRIL 28, 2023 15
CURRENT PARKING ASSESSMENT
View of Prospect Road, looking west from the Prospect Road-Sharp Point intersection.
View of Sharp Point Drive, looking south.
ITEM 3, MODIFICATION 3 - ATTACHMENT 2
Packet pg. 185
PROSPECT SPORTS CLUB
PA R KING IMPACT STUDY | APRIL 28, 2023 16
PROJECT DESCRIPTION: PROSPECT SPORTS CLUB
Prospect Sports will be a specialized 36,400 square foot facility offering
three courts for basketball and volleyball. Courts are reservable for youth
and adult league practice and games. The facility aims to address the
shortage of such venues in the Northern Colorado region.
This facility is not intended for other uses classifi ed as assembly and is
not intended to function as after-school care or a summer camp facility.
The facility will only be available for rent to host basketball or volleyball
practices and games. The majority of the building users will be middle
school to adult-age.
On a typical weekday, the facility will be operational from approximately
8:00am-9:00pm, but the peak use will occur between 3:30pm-9:00pm.
During this time, the play will be divided into two practice session time
slots: one from 3:30-5:30pm and a second from 6:00-8:30pm.
It is anticipated individuals or leagues will rent a court or half-court during
one of these sessions, and it is anticipated there will be a turn-over in
patrons between sessions. It will be common for parents and guardians to
drop-off youth at the facility or to stay to watch the youth’s practice or game.
On some weeknights, one-hour long games may be scheduled.
On weekends, the facility will also operate from 8:00am-9:00pm. Games
are likely to occur on weekends and may draw a slightly larger quantity of
spectators. Courts will be rented similarly to weeknights; in one or two-hour
increments.
Games drawing more than 30 spectators will take place at this venue only
once or twice a year. Only one, highly-attended game will occur at a time, as
only one court is designed to accommodate a larger quantity of spectators.
It is anticipated highly-attended games will draw 80 spectators or less.
Evening rendering of exterior facade from Prospect Road.
Facility Description
ITEM 3, MODIFICATION 3 - ATTACHMENT 2
Packet pg. 186
PROSPECT SPORTS CLUB
PAR KING IMPACT STUDY | APRIL 28, 2023 17
PROPOSED PROJECT: PROSPECT SPORTS
Design Priority : Premium Experience
Unlike other facilities, this one will be designed
to offer a premium experience to athletes and
spectators. All aspects of occupant comfort will
be considered; including acoustic comfort and
air quality. Lighting, materials, and amenities
will be designed to support athletic success and
enjoyment.
Design Priority - Effi ciency
The facility is streamlined; designed to provide
comfortable amenities to athletes and spectators
without wasted space. Spatial effi ciency
translates to energy effi ciency; which means the
cost to run this facility is minimized.
Renderings of the interior spaces of Prospect Sports.
Design Priority: Safety & Security
Safety measures will include a secure entry
that is comparable to the ones which RB+B
recommends for today’s K-12 facilities; access
control and surveillance for all other exits; fi re
alarm and sprinkler systems; adequate site
lighting; blast-resistant glazing systems in key
locations; video surveillance; and a security
system capable of locking down in certain
emergencies.
Design Priority - Fit into the Neighborhood
The property is subject to the covenants of
the Prospect Park East P.U.D.., and all plans
and specifi cations must be submitted to
and approved by the Architectural Control
Committee. There is some question as to
whether there is still an active committee,
however the design will be approached in such
a way to meet or exceed the requirements set
in the protective covenants. In addition, the
building and site design will conform to the City
of Fort Collins design guidelines.
Project Timeline
Prospect Sports is expected to be under
construction in spring 2024 and opening in
spring 2025.
ITEM 3, MODIFICATION 3 - ATTACHMENT 2
Packet pg. 187
PROSPECT SPORTS CLUB
PAR KING IMPACT STUDY | APRIL 28, 2023 18
PARKING ANALYSIS
* * ++ ,
2342
PROPOSED BUILDING
PROSPECT SPORTS
35,500 sf
63 SPACES
(1.75 SPACES PER 1000 SF)
63
SPACES
Proposed building and parking plan for Prospect Sports
ITEM 3, MODIFICATION 3 - ATTACHMENT 2
Packet pg. 188
PROSPECT SPORTS CLUB
PARK ING IMPACT STUDY | APRIL 28, 2023 19
PARKING ANALYSIS
Off-Street Parking
63 parking spaces can be provided on-site.
The parking confi guration illustrated on the opposite page maximizes
on-site parking while maintaining a comfortable bike and pedestrian
environment. This plan developed as a result of several factors:
1.Existing Access Easement
There is an existing access easement to access this site which
exists along a portion of the south side of the property. This
reduces the number of possible parking confi gurations. The design
team has been working to extend access to the west.
2.Existing Pedestrian and Landscape Easements
There exists two very large pedestrian and landscape easements
along the entire north and east sides of the site. These swaths of
property cannot be used to contribute to the parking count.
3.Maximized Courts in Facility
The Prospect Sports facility intends to address the lack of rentable
basketball and volleyball courts in Fort Collins and the surrounding
areas. It can contribute to the inventory best by including the
highest number of courts possible. For this site, three courts can fi t
if the parking count can be right-sized.
4.No Success in Creating Parking Share Agreements
Extensive work has been done to negotiate a parking share
agreement with the owners of the adjacent properties, however
neither are willing to participate.
ITEM 3, MODIFICATION 3 - ATTACHMENT 2
Packet pg. 189
PROSPECT SPORTS CLUB
PA R KING IMPACT STUDY | APRIL 28, 2023 20
PARKING ANALYSIS
The Prospect Sports facility falls under the classifi cation of Unlimited Indoor
Recreation Use in the Fort Collins Land Use Code, Section 5.1.2:
“Unlimited Indoor Recreation Use and Facility shall mean
establishments primarily engaged in operations and
activities contained within large-scale gymnasium-type
facilities such as for tennis, basketball, swimming, indoor
soccer, indoor hockey, or bowling.”
Prospect Sports also easily fi ts the category of “Health and membership
clubs” as is listed as a commercial/retail use which is permitted in the E
District, subject to administrative review.
Land Use Code subsection 3.2.2 - Access, Circulation and Parking, (K)
Parking Lots - Required Number of Off-Street Spaces for Type of Use, (2)
Nonresidential Parking Requirements does not include parking parameters
specifi cally for this classifi cation. Paragraph (d) states “For uses that
are not specifi cally listed in subsections 3.2.2(K)(1) or (2), the number
of parking spaces permitted shall be the number permitted for the most
similar use listed.”
In the table in Section 3.2.2(K)(2), the most comparable classifi cation is
‘Bowling Alley’. This is due to a bowling alley and the proposed Prospect
Sports facility both having a similar person-to-square feet ratio. Additionally,
bowling activities are referenced in the unlimited indoor recreation use
defi nition. The table requires bowling alleys to provide a minimum of 2.5
spaces per 1,000 gross square feet.
‘Unlimited Indoor Recreation’ vs. ‘Limited Indoor Recreation’
The Fort Collins Land Use Code clearly differentiates between ‘Limited
Indoor Recreation’ and ‘Unlimited Indoor Recreation’ uses. ‘Limited Indoor
Recreation’ use is defi ned as “facilities established primarily for such
activities as exercise or athletic facilities; and amusement or recreational
services, such as billiard or pool parlors, pinball/video arcades, dance
studios, martial art schools, arts or crafts studios; or exercise clubs, but
not including bowling alleys or establishments which have large-scale
gymnasium-type facilities for such activities as tennis, basketball or
competitive swimming. This defi nition is intended to restrict the type of
recreational use allowed to those small-scale facilities containing no more
than fi ve thousand (5,000) square feet.” Since the proposed Prospect Sports
facility does not fi t that description, ‘Limited Indoor Recreation” is not an
appropriate classifi cation.
Required Parking Calculation
ITEM 3, MODIFICATION 3 - ATTACHMENT 2
Packet pg. 190
PROSPECT SPORTS CLUB
PAR KING IMPACT STUDY | APRIL 28, 2023 21
PARKING ANALYSIS
PARKING CALCULATIONS BASED ON CLASSIFICATIONS IN THE FORT COLLINS LAND USE CODE:
Most Similar Use Listed in Section 3.2.2(K)(2): Bowling Alley
Min. Required Spaces/SF: 2.5/1,000 SF
PROSPECT SPORTS:
Building Gross Square Footage: 35,500 SF
Parking Requirement Table per Land Use; Fort Collins Land Use Code 3.2.2
Required Parking Spaces: 90 Parking Spaces
ITEM 3, MODIFICATION 3 - ATTACHMENT 2
Packet pg. 191
PROSPECT SPORTS CLUB
PA R KING IMPACT STUDY | APRIL 28, 2023 22
PARKING ANALYSIS
Assessment of Existing Parking Conditions
On-Street Parking
There is approximately 1,225 feet of on-street parking on Sharp Point
Drive from Prospect Ponds Trailhead to Prospect Road. At 23 feet per
space, that is approximately 53 on-street parking spaces. There is not
demand for these spaces except for during short periods of time for
Liberty Common School pick-up and drop-off.
Off-Street Parking
There are no available parking spaces within the study area. Attempts
to initiate a parking share with the adjacent properties are detailed in
the next section.
ITEM 3, MODIFICATION 3 - ATTACHMENT 2
Packet pg. 192
PROSPECT SPORTS CLUB
PAR KING IMPACT STUDY | APRIL 28, 2023 23
PARKING ANALYSIS
Approximately 53 parking spaces exist near the site along Sharp Point.
PROSPECT SPORTS
63 OFF-STREET SPACES
53 ON-STREET
SPACES
SHARP POINT DRIVE
EAST PROSPECT ROADITEM 3, MODIFICATION 3 - ATTACHMENT 2
Packet pg. 193
PROSPECT SPORTS CLUB
PA R KING IMPACT STUDY | APRIL 28, 2023 24
PARKING ANALYSIS
The Prospect Sports design team has attempted to negotiate a parking share with adjacent property owners, Capital Square to the south
(yellow) and Basham Group to the west (green). Hatched areas show the potential shared parking opportunities on each neighbor’s site.
PROSPECT SPORTS
PARKING IMPACT STUDY | MARCH 6, 2023 24
PARKING ANALYSIS
The Prospect Sports design team has attempted to negotiate a parking share with adjacent property owners, pital Square to the south
(yellow) and Basham Group to the west (green). Hatched area shows the potential shared parking opportunies on each site.
PROSPECT
SPORTS
ITEM 3, MODIFICATION 3 - ATTACHMENT 2
Packet pg. 194
PROSPECT SPORTS CLUB
PAR KING IMPACT STUDY | APRIL 28, 2023 25
PARKING ANALYSIS
The Prospect Sports facility will be the last lot to be developed in the Prospect
Park East PUD. While access easements exist between properties, there are no
existing parking share agreements.
In effort to best utilize the lot’s buildable area and minimize the impact of
additional parking in an already parking lot-dense area, the Prospect Sports
design team engaged with the two adjacent neighbors to propose a Shared
Parking Agreement. The agreement would permit Prospect Sports facility users
to utilize the neighbors’ parking on evenings and weekends.
Neighbor to the South - 1625 Sharp Point Drive
CS1031 COLORADO POWER DST, owned by Capital Square (Glen Allen, VA)
Advanced Energy is the current, long-term tenant on the site to the south
of the proposed Prospect Sports facility. The Prospect Sports design team
approached the ownership group, Capital Square, based out of Delaware,
for a potential parking share. Capital Square is not interested in a parking
share due to their current lease agreement with their tenants.
Neighbor to the West - 1600 and 1612 Prospect Park Way
PND FTC LCC, owned by Basham Group (Denver, CO)
Currently, the property to the west of the site is occupied by Larimer County
as a long-term tenant. In reaching out to the ownership group, it was
established that their parking spaces are at maximum occupancy and will
not participate in a parking share agreement.
Shared Parking Opportunities + Results
ITEM 3, MODIFICATION 3 - ATTACHMENT 2
Packet pg. 195
PROSPECT SPORTS CLUB
PAR KING IMPACT STUDY | APRIL 28, 2023 26
PARKING ANALYSIS
Peak Parking Demand Calculation
First, peak occupant models must be determined.
The development of this facility has required in-depth analysis of the
anticipated building use and users. In these analyses, three distinct
building use scenarios were identifi ed. Below, each scenario and the
corresponding anticipated peak occupant count is outlined.
Scenario 1:
Weekday Mornings and Early Afternoons
It is anticipated the facility will have its lowest number of occupants
on weekday mornings and early afternoons. The early morning and the
lunchtime hour will experience the peak usage of this time frame.
Estimated Peak Occupancy for Scenario 1:
Courts (total): 15
Spectators: 0
Weight Room: 10
Coffee Shop: 10
Facility Employees: 2
Total: 37 total occupants
Scenario 2:
Weekday Evenings, and Weekends
On weekdays, the peak use will occur from 3:30pm-9:00pm since that
will see the demand from school-age athletes and adults with standard
daytime work schedules. The building occupant counts will be similar
during weekends. This estimation is valid for practice or standard
league game play.
Estimated Peak Occupancy for Scenario 2:
Courts (total): 60*
Spectators: 15
Weight Room: 15
Coffee Shop: 10
Facility Employees: 3
Total: 103 total occupants
* Total determined by eight players and two coaches/offi cials per team,
two teams per court, three courts total.
Scenario 3:
Large Games
Games drawing a signifi cant quantity of spectators will take place at this
venue only on occasion. If the venue hosts such a game, it will occur
in the central court as it is sized to comfortably accommodate more
spectators. It is anticipated that highly-attended games will draw 60
spectators or less.
Estimated Peak Occupancy for Scenario 3:
Game Court: 24**
Other Courts: 20
(Total, Non-game use)
Game Spectators: 40
Other Court Spectators: 5
Weight Room: 15
Coffee Shop: 10
Facility Employees: 3
Total: 117 total occupants
** Total determined by ten players and two coaches/offi cials per
competing team on one court
ITEM 3, MODIFICATION 3 - ATTACHMENT 2
Packet pg. 196
PROSPECT SPORTS CLUB
PAR KING IMPACT STUDY | APRIL 28, 2023 27
PARKING ANALYSIS
Parking Demand Assumptions
1. Only one highly-attended game will occur at a time.
The building is being designed to accommodate one game with
higher spectator counts. The other two courts will support a lower
quantity of spectators.
2. It will be common for youth to walk and ride bikes to the facility.
With the Poudre Trail running adjacent to the property and covered
bike parking on site, it is likely that many building users, especially
those younger than driving age, will walk or bike to the facility.
3. It will be common for youth to be dropped off and picked up.
Based on how similar facilities operate, youth are very commonly
dropped-off and picked-up by guardians. This is true even for
facilities that are isolated from other common community
amenities which may attract the multi-tasking parent. Being that
the Prospect Sports facility site is located on the edge of central
Fort Collins; in an area with grocery stores, restaurants, and
other commercial and retail destinations, parents are even more
likely to run errands during their child’s practice. This means not
every occupant will require a parking space and emphasizes the
importance of the generous drop-off and pick-up lane planned near
the facility entrance.
4. Courts are rented for a time period by specifi c individuals, teams,
and leagues.
Parking demand will refl ect that schedule and will generally be
steady and predictable.
Conclusion
Scenario 2 is the most appropriate peak demand model to consider
when right-sizing parking for this facility.
• Although the occupancy count generated in Scenario 3 is slightly
higher, the frequency at which this facility hosts large games is
anticipated to be very low. Scenario 2 represents a large portion of
this facility’s overall operation.
ITEM 3, MODIFICATION 3 - ATTACHMENT 2
Packet pg. 197
PROSPECT SPORTS CLUB
PA R KING IMPACT STUDY | APRIL 28, 2023 28
PARKING ANALYSIS
Actual Anticipated Building Use
Prospect Sports is a relatively unique sports facility in that its primary
use is dependent on the availability of court space. As such, only so
many occupants can actually utilize the building at one time. There is
not currently a category it fi ts into well in the Land Use Code off-street
parking requirements.
As was stated in the ‘Peak Parking Demand Calculations’ section, the
facility will be utilized mostly on weekday evenings and weekends.
Scenario 2 represents the anticipated peak usage during this time,
however on average, the building will experience a smaller number of
occupants. These estimates are based on studies of similar facilities.
In this facility’s case, right-sizing the parking infrastructure to meet the
most common usage would be appropriate.
High Pedestrian and Bike LOS
Pedestrian and bike access to the site has been determined to be
very direct and safe by the traffi c impact study results. Due to the site
being along the Poudre Trail and the application of landscape-buffered
sidewalks, pedestrians and bicyclists are likely to feel very comfortable
traveling to and from the site.
Proximity to Public Transit
The site is less than 500’ from two transit stops. The ease of accessing
the site via public transportation could very likely infl uence building
users to choose that mode of transportation to the site.
Parking Demand Reduction Opportunities
Shared Travel Options
One-way travel options are rapidly expanding in Fort Collins. These
include walking, transit, e-bike and e-scooter share (Spin), TNCs,
carsharing (eGo), and much more. These travel choices give users even
more choices for fi rst- and last-mile connectivity and greater opportunity
to live a car-free or “car-lite” lifestyle. This site could be a prime example
of the city effectively managing a limited resource today while also
preparing for changing travel behaviors in the future.
On-Street Parking Available for Overflow
There are approximately 53 on-street parking spaces on Sharp Point that
are available if the facility was to fi nd itself ‘under-parked’ during peak
usage. Together with the on-site parking, there would be 116 parking
spaces available for Prospect Sports users.
Carpooling
Teams, leagues, and families will comprise the majority of the building’s
users, so carpooling will be common. Youth teammates are likely
coming from the same school, and adult leagues are frequently made
up of coworkers. Since these teammate relationships are already
established, sharing transportation is convenient and reduces parking
demand.
ITEM 3, MODIFICATION 3 - ATTACHMENT 2
Packet pg. 198
PROSPECT SPORTS CLUB
PAR KING IMPACT STUDY | APRIL 28, 2023 29
PARKING ANALYSIS
Reduction Example
It would be benefi cial to not build the Prospect Sports parking
lot for the 99th percentile demand day, which would generate so
much paved land area that would go unused most of the time.
Instead, by considering the most common use scenario and
implementing opportunities to reduce vehicle parking demand,
the parking capacity can be much more appropriate.
The following is an exercise to compare available parking to
the average, realistic parking demand.
Take the most common peak usage occupant number; 103
occupants during weeknights and weekends, and allow for a
30% reduction to achieve an average occupant count during this
time. This equals 72 occupants.
Taking into account the likelihood that teammates, families, and
adult league members will carpool to the facility, as well as the
likelihood of users traveling via another mode of transportation
or being dropped-off, a 15% reduction seems reasonable. That
equals a parking demand of 61 spaces.
The site as is currently designed to accommodate 63 parking
spaces; essentially the parking demand for a majority of the
building’s operation.
Including the off-street parking along the east side of Sharp
Point, the facility has enough parking capacity to meet even
peak parking demand during weeknights and weekends.
Most common peak usage occupant
estimate =
30% reduction in occupants to
represent typical/non-peak scenario =
15% reduction to account for carshare,
alternate modes of transportation =
Off-street parking spaces =
On-street parking spaces =
Total parking spaces available =
103 occupants
72 occupants
61 parking spaces required
63
53
116
ITEM 3, MODIFICATION 3 - ATTACHMENT 2
Packet pg. 199
PROSPECT SPORTS CLUB
PA R KING IMPACT STUDY | APRIL 28, 2023 30
CONCLUSIONS AND RECOMMENDATIONS
PROSPECT SPORTS
63 OFF-STREET SPACES
53 ON-STREET
SPACES
The proposed Prospect Sports facility could easily meet demand by offering 63 off-street parking spaces.
The 53 on-street spaces available nearby can supplement the off-street capacity if needed.
ITEM 3, MODIFICATION 3 - ATTACHMENT 2
Packet pg. 200
PROSPECT SPORTS CLUB
PAR KING IMPACT STUDY | APRIL 28, 2023 31
CONCLUSIONS AND RECOMMENDATIONS
Final Recommendation
This study evaluated multiple factors to synthesize a ‘Right-Size Parking’
recommendation for the proposed Prospect Sports facility. A lack of a
clear parking requirement for this type of facility in the Land Use Code
and the exceptional physical conditions of the site were the catalysts
of this investigation. The recommended solution is intended to strike
a balance amongst meeting the intent of parking standards, the trend
toward multi-modal transportation and the reduction of land allocated
to parking lots, and the actual anticipated parking demand for the
proposed facility.
63 off-street parking spaces, combined with roughly 53 on-street
parking spaces, will be suffi cient to meet the facility’s average-to-peak
parking demand while also advancing the purposes of the Land Use
Code.
The current site plan, which accommodates 63 parking spaces,
maximizes parking capacity while maintaining the facility’s ability
to contribute the highest quantity of rentable court space for the
community’s enjoyment. A number of site-related factors impacted
the quantity of possible off-street parking spaces, including signifi cant
pedestrian and landscape easements, an existing site access easement,
and the established parking lot patterns of adjacent properties.
The proposed site layout will adequately address demand in such a
way that is not detrimental to the public good. The layout prioritizes
the allocation of safe pedestrian and bicyclist connections to adjacent
public sidewalks, provides a sizeable drop-off and pick-up zone to
further separate vehicular and pedestrian confl ict, and includes the
required number of handicap parking spaces. The parking layout
ties into the parking context and promotes the design of an urban
environment that is built to human scale.
ITEM 3, MODIFICATION 3 - ATTACHMENT 2
Packet pg. 201
May 18, 2023Clark MapesCity PlannerPlanning and Zoning CommissionProspect Sports Standalone Modifications of Standards#MOD230001, 0002, and 0003ITEM 3, STAFF PRESENTATIONPacket pg. 202
Location and Zoning2Sharp Point Dr.Prospect Park EastBusiness ParkrTimberline Rd.ITEM 3, STAFF PRESENTATIONPacket pg. 203
Pedestrian Streetscape Easements(Green)PPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPPeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddddeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeesssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssssstttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttttrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrriiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaannnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnn 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3, STAFF PRESENTATIONPacket pg. 204
3 Modifications Requested4Proposed Basketball and volleyball gym – 3 Modifications Requested#1: Height of a Building Story#2: Orientation to Build-to Lines#3: Number of Off-Street Parking SpacesITEM 3, STAFF PRESENTATIONPacket pg. 205
5Code: No story of a commercial building shall exceed 25 feetE Zone height limit: 4 storiesProposed max. height 32 feet#1 Height of a Building StoryMassing Facing ProspectSide View of MassingITEM 3, STAFF PRESENTATIONPacket pg. 206
#2 Build-to Lines6Code:Buildings…no more than 15 feet from an adjoining street smaller than a full arterial or that has street parking. (Sharp Point)Buildings shall be located no more than 25 feet from an adjoining street that is larger than a two-lane arterial anddoes not have street parking.(Prospect)ITEM 3, STAFF PRESENTATIONPacket pg. 207
Pedestrian Streetscape Easements(Green)ITEM 3, STAFF PRESENTATIONPacket pg. 208
#3 Number of Off-Street Parking Spaces8Determining a Parking Requirement - code:• Minimum off-street parking spaces required for land uses listed in a table• ‘Unlimited Indoor Recreation’ use is not listed • “For uses not specifically listed the number of parking spaces shall be the number for the most similar use listed Commercial RecreationalMin.a. Limited Indoor Recreation 3/1000 sq. ft.b. Outdoor .1/person capc. Bowling Alley2.5/1000 sq. ft.ITEM 3, STAFF PRESENTATIONPacket pg. 209
63 Spaces Provided89 RequiredITEM 3, STAFF PRESENTATIONPacket pg. 210
53 Street Parking SpacesSiteITEM 3, STAFF PRESENTATIONPacket pg. 211
Recommendation11Staff recommends approval of all three Modifications of StandardsITEM 3, STAFF PRESENTATIONPacket pg. 212
12Addition of a Permittted Use (APU)A PDP would include APU FYIThe use is identical to Permitted Uses:Health and membership clubs – IF only members and guests were allowedCommunity Facilities – IF publicly ownedSecondary Use in E zone, Prospect East Business Park is 100% Primary ITEM 3, STAFF PRESENTATIONPacket pg. 213
PROSPECT SPORTS CLUB
FORT COLLINS PLANNING & ZONING HEARING
STANDALONE MODIFICATION REQUESTS
5-18-2023
Packet pg. 214
WHAT IT IS:
A training facility for basketball and volleyball
athletes
3 Premium Courts, a Fitness Room, Concessions
35,500 Square Feet
This facility will operate on a fixed schedule.
Court space will be reserved for basketball &
volleyball training and games.
Packet pg. 215
WHAT IT IS NOT:
A general recreation facility with drop-in users.
A "Limited Indoor Recreation Facility".
This facility is not intended for other uses classified
as assembly and is not intended to function as
after-school care or a summer camp facility.
A venue designed for tournaments.
Packet pg. 216
WHO:
Fort Collins parents wishing to help address the
shortage of dedicated basketball and volleyball facilities
in the area.
An experienced team of local architects and engineers.
Packet pg. 217
EMPLOYMENT ZONE
PROSPECT PARK EAST P.U.D.
WHERE:
Packet pg. 218
WHERE:
Packet pg. 219
STANDALONE MODIFICATION REQUEST 1
3.8.17.A.2.c Building Height Measured in Stories
Packet pg. 220
EAST ELEVATION
WEST ELEVATION
ELEVATIONS:
NORTH ELEVATION (FROM PROSPECT)
Packet pg. 221
RENDERINGS:
Packet pg. 222
STANDALONE MODIFICATION REQUEST 2
3.5.3(C)(2) Orientation to Build-to Lines for
Streetfront Buildings
Packet pg. 223
CONCEPT SITE PLAN
Packet pg. 224
BUILD-TO LINES
Packet pg. 225
SITE ACCESS
Packet pg. 226
STANDALONE MODIFICATION REQUEST 3
3.2.2.K.2 Nonresidential Parking Requirements
Packet pg. 227
PROPOSED NEW TREES, TYP.DROP-OFF LANE63 PARKING
SPACES
12 FIRE LANEEXISTING TREES
TO BE PROTECTED, TYP.
EAST PROSPECT ROAD
ADVANCED ENERGY SHARP POINT DRIVE15’ UTILITY EASEMENT
8’ UTILITY EASEMENT
50’ PEDESTRIAN ACCESS EASEMENT (BLUE)
25’ PEDESTRIAN ACCESS
EASEMENT (BLUE)
PROPERTY BOUNDARY
ENTRY PLAZA
COVERED BIKE PARKING
TRASH ENCLOSURE
DEDICATED ACCESS EASEMENT (PURPLE)
12
12
13
14
PROSPECT SPORTS CLUB
prepared by BHA Design 0’ 20’ 40’ NorthMay, 2023
Packet pg. 228
PARKING SHARE OPPORTUNITIES HAVE BEEN EXPLORED
PROSPECT
SPORTS
NEIGHBOR 1
NEIGHBOR 2
Packet pg. 229
PROPOSED NEW TREES, TYP.DROP-OFF LANE63 PARKINGSPACES12FIRE LANE15’ UTILITY EASEMENT50’ PEDESTRIAN ACCESS EASEMENT ENTRY PLAZACOVERED BIKE PARKINGTRASH ENCLOSURE12121314EAST PROSPECT ROADSHARP POINT DRIVE
63 PARKING
SPACES
53 STREET PARKING SPACES
EAST POUDRE TRAIL
Packet pg. 230
PROSPECT SPORTS CLUB26
Peak Parking Demand Calculation
First, peak occupant models must be determined.
The development of this facility has required in-depth analysis of the
anticipated building use and users. In these analyses, three distinct
building use scenarios were identifi ed. Below, each scenario and the
corresponding anticipated peak occupant count is outlined.
Scenario 1:
Weekday Mornings and Early Afternoons
It is anticipated the facility will have its lowest number of occupants
on weekday mornings and early afternoons. The early morning and the
lunchtime hour will experience the peak usage of this time frame.
Estimated Peak Occupancy for Scenario 1:
Courts (total): 15
Spectators: 0
Weight Room: 10
Coffee Shop: 10
Facility Employees: 2
Total: 37 total occupants
Scenario 2:
Weekday Evenings, and Weekends
On weekdays, the peak use will occur from 3:30pm-9:00pm since that
will see the demand from school-age athletes and adults with standard
daytime work schedules. The building occupant counts will be similar
during weekends. This estimation is valid for practice or standard
league game play.
Estimated Peak Occupancy for Scenario 2:
Courts (total): 60*
Spectators: 15
Weight Room: 15
Coffee Shop: 10
Facility Employees: 3
Total: 103 total occupants
* Total determined by eight players and two coaches/offi cials per team,
two teams per court, three courts total.
Scenario 3:
Large Games
Games drawing a signifi cant quantity of spectators will take place at this
venue only on occasion. If the venue hosts such a game, it will occur
in the central court as it is sized to comfortably accommodate more
spectators. It is anticipated that highly-attended games will draw 60
spectators or less.
Estimated Peak Occupancy for Scenario 3:
Game Court: 24**
Other Courts: 20
(Total, Non-game use)
Game Spectators: 40
Other Court Spectators: 5
Weight Room: 15
Coffee Shop: 10
Facility Employees: 3
Total: 117 total occupants
** Total determined by ten players and two coaches/offi cials per
competing team on one court
Packet pg. 231
Parking Demand Assumptions
1. Only one highly-attended game will occur at a time.
The building is being designed to accommodate one game with
higher spectator counts. The other two courts will support a lower
quantity of spectators.
2. It will be common for youth to walk and ride bikes to the facility.
With the Poudre Trail running adjacent to the property and covered
bike parking on site, it is likely that many building users, especially
those younger than driving age, will walk or bike to the facility.
3. It will be common for youth to be dropped off and picked up.
Based on how similar facilities operate, youth are very commonly
dropped-off and picked-up by guardians. This is true even for
facilities that are isolated from other common community
amenities which may attract the multi-tasking parent. Being that
the Prospect Sports facility site is located on the edge of central
Fort Collins; in an area with grocery stores, restaurants, and
other commercial and retail destinations, parents are even more
likely to run errands during their child’s practice. This means not
every occupant will require a parking space and emphasizes the
importance of the generous drop-off and pick-up lane planned near
the facility entrance.
4. Courts are rented for a time period by specifi c individuals, teams,
and leagues.
Parking demand will refl ect that schedule and will generally be
steady and predictable.
Conclusion
Scenario 2 is the most appropriate peak demand model to consider
when right-sizing parking for this facility.
• Although the occupancy count generated in Scenario 3 is slightly
higher, the frequency at which this facility hosts large games is
anticipated to be very low. Scenario 2 represents a large portion of
this facility’s overall operation.
Packet pg. 232
PROPOSED NEW TREES, TYP.DROP-OFF LANE63 PARKING
SPACES
12 FIRE LANEEXISTING TREES
TO BE PROTECTED, TYP.
EAST PROSPECT ROAD
SHARP POINT DRIVE15’ UTILITY EASEMENT
8’ UTILITY EASEMENT
50’ PEDESTRIAN ACCESS EASEMENT (BLUE)
25’ PEDESTRIAN ACCESS
EASEMENT (BLUE)
PROPERTY BOUNDARY
ENTRY PLAZA
COVERED BIKE PARKING
TRASH ENCLOSURE
12
12
13
14
90 PARKING SPACES 2 COURTS
Packet pg. 233
PROPOSED NEW TREES, TYP.DROP-OFF LANE63 PARKING
SPACES
12 FIRE LANEEXISTING TREES
TO BE PROTECTED, TYP.
EAST PROSPECT ROAD
SHARP POINT DRIVE15’ UTILITY EASEMENT
8’ UTILITY EASEMENT
50’ PEDESTRIAN ACCESS EASEMENT (BLUE)
25’ PEDESTRIAN ACCESS
EASEMENT (BLUE)
PROPERTY BOUNDARY
ENTRY PLAZA
COVERED BIKE PARKING
TRASH ENCLOSURE
12
12
13
14
3 COURTS
Packet pg. 234