HomeMy WebLinkAbout10/4/2013 - Planning And Zoning Board - Agenda - P&Z Final Worksession PacketPLANNING AND ZONING BOARD
WORKSESSION AGENDA
Friday, October 4, 2013, noon to 5 pm
281 N. College Conference Room A
Web users: Documents for the Consent and Discussion Items shown
below can be found under October 10, 2013 hearing agenda.
Consent: None
Discussion: 45 minutes
• Trails Master Plan (Foreman)
• Avenir Museum at UAC SPAR (Shepard)
Worksession 2 ½ hours
• 2012 ICode Update (Gebo) – 60 minutes
• S. College Corridor Plan Update (Mapes) – 30 minutes
• Urban Ag – Hoop Houses and Farm Animals (Ex) – 15 minutes
• Solar Panel – Land Use Code Amendments (Gloss) – 15 mins.
• Planning Services Staff Report templates Kadrich) – 15 minutes
BOARD TOPICS: 1.75 hours
• APU Citizen Task Force
• Debrief of September 12 Hearing
• Other
City Council
Community Development & Neighborhood Services
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522.0580
970.416.2740
970.224.6134- fax
fcgov.com
Planning, Development & Transportation Services
Planning and Zoning Board
September 6, 2013
Introduction for Adoption:
2012 International Building Code (IBC)
2012 International Residential Code (IRC)
2012 International Mechanical Code (IMC)
2012 International Fuel Gas Code (IFGC)
2012 International Energy Conservation Code (IECC)
Overview:
National building codes and standards are reviewed every three years and voted on by
construction industry professionals from across the country under the oversight of the
International Code Council (ICC). The latest publications resulting from the ICC are the
proposed 2012 International Codes (I-Codes)
Since 1924 the City of Fort Collins has updated and adopted the latest nationally recognized
building standards available for the times.
The proposed 2012 International Codes represent a comprehensive, fully integrated body of
codes regulating building construction and systems using prescriptive and performance-related
provisions. The purpose of these codes is to establish the minimum requirements to safeguard the
public health, safety and general welfare by regulating structural strength and stability,
sanitation, light and ventilation, energy conservation, and property protection from hazards
attributed to the built environment within the City of Fort Collins.
Background:
In August 2012 a committee of volunteers from across the Front Range construction industry
including designers, architects, builders, building officials from neighboring jurisdictions, fire
officials and trades people convened to review current local amendments and significant changes
in the new 2012 I-Codes. A stated goal of the committee members was to promote consistency in
construction codes along the Front Range by supporting jurisdiction’s adoption of the 2012
editions within the 2013 to early 2014 timeframe. Additionally, the members agreed to assist the
construction industry through promoting consistency in codes across jurisdictional lines by
limiting local amendments where possible.
Planning and Zoning Board
Sept. 6, 2013
2012 International Building Code (IBC): Minimum standards regulating construction of all
commercial and multi-family projects. (The review committee concluded that there are no
significant changes in the 2012 IBC considered to be controversial or overly expensive to new
construction.)
2012 International Residential Code (IRC): Minimum standards regulating construction of all
single-family, duplex, and townhome projects. This all-in-one code includes minimum standards
for associated sub-trades such as plumbing, electric, mechanical and fuel gas appliances. (The
review committee concluded that the single most expensive and controversial provision is the
requirement that single family homes be provided with a fire-suppression (sprinkler) system. The
committee does not support adoption of this section. City staff will note that this requirement was
deleted from the 2009 IRC when adopted and staff does support the requirement.
2012 International Mechanical Code (IMC): Minimum standards regulating the installation of
all mechanical air handling systems for buildings constructed under the IBC. (Changes include
amendments in the 2012 IRC mechanical sections addressing indoor air quality for dwellings of
multi-family buildings.)
2012 International Fuel Gas Code (IFGC): Minimum standards regulating the installation of all
natural gas and propane fueled appliances and equipment for buildings constructed under the
IBC. (Changes include amendments in the 2012 IRC fuel gas sections addressing indoor air
quality for dwellings of multi-family buildings.)
2012 International Energy Conservation Code (IECC): Minimum energy efficiency criteria for
all commercial and large-scale multi-family residential buildings. (Changes address use of
electric heat, requiring upgraded insulation values without the ability to use energy programs
that typically use the trade-off approach.)
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Community Development & Neighborhood Services
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522.0580
970.416.2740
970.224.6134- fax
fcgov.com
Planning, Development & Transportation Services
Significant Changes Proposed for Adoption of the
2012 International Residential Code (IRC)
Applicable to New Single-family; Duplex; and Townhomes
1. New exemption from permits for “hoop houses” if less than 5 feet tall or meet the
requirements for shed exemptions.
2. Changes to fire rating of exterior walls due to location on the property in relation to
property lines. The proposed changes assume that code-required fire-suppressions
systems in single family dwellings will not be supported and adopted. (The code review
committee did have some support for the code requirement that sprinklers be installed in
new single family dwellings but only in new subdivisions where trade-offs could be
incorporated such as narrower streets or fewer fire hydrants. This proposal needs to be
vetted through a Land Use Code change and is not considered part of this code review.)
Staff will be presenting the committees’ views while promoting the code requirement
that fire-suppression sprinkler systems should be installed in new single family homes
using the P2904 combination potable water/sprinkler system. (See attached Residential
Sprinkler Reports for sustainable benefits of fire-suppression systems.)
3. New amendment that requires bedroom egress windows sills to be at least 24 inches
above the floor when the window sill height is 72 inches or more above ground.
4. New amendment requiring basement window wells to have drainage and the drain inlet to
be at least 4 inches below the window sill.
5. Existing amendments carried over from the Green Code Amendments of 2012. No longer
identified as Green Code Amendments, but rather simply local amendments, including:
a. Construction Waste Management of new buildings and New to this code cycle:
CWMP for remodels over 5,000 sq. ft.
b. New CWMP Documentation required prior to CO that indicates amounts and
where materials recycled to.
c. New Demolition of entire buildings required to Soft Strip recyclable materials and
recycle uncontaminated wood, concrete, metals, and cardboard.
d. Low VOC products,
e. Exterior “Dark Sky” lighting (New Clarified to reflect the International Dark-Sky
Association (IDA) Lighting Zone-1 (LZ-1) which indicates that the lamp or the
light shall not be directly visible beyond the property line.).
6. New Electrically heated homes shall show energy compliance by the prescriptive path
charts verses using a computer program such as RESNET or U of A Performance Path
which allows for trade-offs of the insulation values.
7. Existing amendments carried over from the Green Code Amendments of 2012 which
require mechanical system testing, building air-tightness testing, and mandatory
requirements for insulation installation, combustion safety testing and garage to home
isolation testing.
2012 IRC
Significant Proposed Amendments
8. Whole-house ventilation (WHV) system now required in the code and amended to better
match the Green Code Amendments providing clarity on how the system is to operate
and owner controls.
9. New amendment clarifying that HVAC ductwork shall not be located outside the interior
vapor barrier. (In other words, all duct work shall not be located in the exterior wall
insulation.)
10. New amendment dwellings with any gas cooking (not just gas ovens) will be required to
have a range hood vented to the outside.
11. Existing amendments carried over from the Green Code Amendments of 2012 which set
maximum flow rates of plumbing fixtures.
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Community Development & Neighborhood Services
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522.0580
970.416.2740
970.224.6134- fax
fcgov.com
Planning, Development & Transportation Services
Significant Changes Proposed for Adoption of the
2012 International Building Code (IBC)
Applicable to all Commercial and Multi-Family Buildings
1. New exemption from permits for “hoop houses” if less than 5 feet tall or meet the
requirements for shed exemptions.
2. New propose requiring NFPA 13 in multi-family buildings. (code allows 13R no attic
sprinklers)
3. New amendment that requires bedroom egress windows sills to be at least 24 inches
above the floor when the window sill height is 72 inches or more above ground in multi-
family buildings.
4. New Radon systems required in new I-1 occupancies and I-2 nursing homes. These are
long term residential uses.
5. New Vinyl and Polypropylene siding is not allowed.
6. Chapter 36 Sustainable Building Construction Practices (Green Code Amendments of
2012) carried over:
a. New Chapter 36 now covers remodel work over 5,000 sq ft, as well as new
buildings and additions.
b. New Buildings demolished required to Soft Strip recyclable materials and recycle
non-contaminated wood, concrete, steel, and cardboards.
c. New Construction Waste Management Plan required for remodel work over 5,000
sq. ft.
i. New Verification required that addresses materials and where recycled to
prior to CO.
d. The remaining Chapter 36 retained and unchanged addressing:
i. Low VOC Materials
ii. Ductwork controls limiting construction debris and dust.
iii. New Building Flush-Out requirements
iv. Acoustical controls and sound transmission
v. Building systems commissioning:
1. HVAC
2. Thermal envelope tightness
3. Lighting controls
4. Service water heating
5. Renewable energy systems
6. Background sound levels
7. New, Cooling tower water use
Community Development & Neighborhood Services
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522.0580
970.416.2740
970.224.6134- fax
fcgov.com
Planning, Development & Transportation Services
Residential Sprinkler Reports
NISTIR Report 7451 (reporting period 2002-2005)
U.S. Department of Commerce National Institute of Standards and Technology
Benefit Cost Analysis of Residential Fire Sprinkler Systems
Owners of homes with Fire-Suppressions Systems (sprinkler systems) installed benefit from;
1.) Reduction in the risk of civilian fatalities and injuries
2.) Reduction in homeowner’s insurance premiums
3.) Reduction in uninsured direct property loss
4.) Reduction in uninsured indirect cost.
Homes equipped with smoke alarms and sprinklers experienced
1.) 100% fewer civilian fatalities
2.) 57% fewer civilian injuries
3.) 32% less direct and indirect property loss verses homes with just smoke alarms.
4.) According to the Insurance Service Office (ISO) insurance premiums were reduced by
approximately 8%.
National Fire Protection Association (NFPA 2006) (reporting period 2002-2005).
1.) There were 296,500 residential fires (one and two-family dwellings)
2.) Causing 10,188 civilian injuries
3.) Causing 2566 civilian deaths
4.) Responsible for $5.3 billion (2005 dollars) in direct residential property loss
5.) No civilian deaths in residential fires when provided with sprinkler systems
NISTIR Report 7277 (reporting period 2005)
U.S. Department of Commerce National Institute of Standards and Technology
Economic Analysis of Residential Fire Sprinkler Systems
1.) Using the multi-purpose network into the cold-water plumbing system (2012
International Residential Code (IRC) Section P-2904). The sprinkler system is an
extension of the buildings cold-water system and is equivalent to NFPA 13D Standard
for the Installation of Sprinkler Systems in One- and Two- family Dwellings and
Manufactured Homes.
2.) Labor and material for the sprinkler system only added to the potable water system
ranges from $0.48 to $0.57 per square foot, minus overhead and profit. (Local market
pricing of $1.25 to $2.00 per square foot has been reported)
Residential Sprinkler
The Fire Protection Research Foundation
Home Fire Sprinkler Cost Assessment (September 2008)
1.) Using thirty (30) housing floor plans in ten (10) communities, one (1) in Canada and nine
(9) throughout the US. Total area sprinkled includes basements, garages, and attics. (2012
IRC P2904 would not require garages and attics to be sprinkled)
2.) The cost range from $0.38 to $3.66 per square foot. The low range represents a California
community with long standing ordinance requiring sprinkler systems and some potential
for pricing benefits based on volume of homes being sprinkled. The high range represents
a Colorado mountain home on well water, using an antifreeze system with copper piping.
3.) The average cost to the builder was $1.49 per square foot. Higher cost per square footage
were associated with local requirements for use of copper pipe versus CPVC or PEX
plastic piping, on-site water supply versus municipal services, requirements to sprinkle
attics and garages, and whether a stand-alone or combination potable water/sprinkler
system was used.
4.) Five insurance companies with a market share of the communities surveyed reported a
premium discount from 0% to 10% with an average premium discount of 7%.
The Fire Protection Research Foundation
Home Fire Sprinkler Impact on Fire Injury (October 2012)
1.) The analysis hypothesized that by making smaller fires, sprinklers might reduce the
frequency of injuries and the average severity of the injuries.
2.) The model used the impact on injuries per one hundred (100) fires and injury cost per one
hundred (100) fires. Cost data included: medical cost, legal and liability cost, cost from
lost work time, and pain and suffering cost. Medical cost was evaluated separately from
the other items identified as total cost.
3.) Primary results indicate that:
a. Sprinkler presence is associated with a 29% reduction in injuries per one hundred
(100) reported fires
b. Sprinkler presence is associated with a 48% reduction in medical cost
(approximately $85,000.00) of injuries per one hundred (100) reported fires
c. Sprinkler presence is associated with a 40% reduction in total cost (approximately
$442,000.00) of injuries per one hundred (100) reported fires.
4.) Results by age of victim:
a. Children (age 14 and under) a sprinkler presence is associated with:
i. A 72% reduction in the number of fire injuries per one hundred (100)
reported fires
ii. A 85% reduction in medical cost of injuries per one hundred (100)
reported fires
iii. A 78% reduction in total cost of injuries per one hundred (100) reported
fires.
(Children are much less likely to be cooking where a vast majority of small fires begin.)
b. Adults (age 15 to 64) a sprinkler presence is associated with:
i. A 30% reduction in the number of fire injuries per one hundred (100)
reported fires
ii. A 52% reduction in medical cost of injuries per one hundred (100)
reported fires
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Residential Sprinkler
iii. A 39% reduction in total cost of injuries per one hundred (100) reported
fires.
c. Older adults (age 65 and older) a sprinkler presence is associated with:
i. A 12% increase in the number of fire injuries per one hundred (100)
reported fires
ii. A 41% reduction in medical cost of injuries per one hundred (100)
reported fires
iii. A 23% reduction in total cost of injuries per one hundred (100) reported
fires.
(The hypothesis cites that sprinklers make for smaller fires and that a smaller fire may
seem easier to fight. Injuries are increased particularly in older adults as it appears that
this age group more often attempts fire-fighting efforts.)
Federal Emergency Management Association (FEMA)
Residential Fire Sprinkler Activation Report (January 2003 to June 2007)
1.) The Residential Fire Sprinkler Activation project is an on-line data gathering system used
by the National Association of State Fire Marshals (NASFM) and the Residential Fire
Sprinkler Institute (RFSI). The purpose is to gather current and relevant data pertaining to
the activation of residential fire sprinklers, information necessary to assess the
performance of these systems in real-life, non-laboratory conditions.
2.) In this reporting period 89 fire departments participated, reporting 556 incidents.
3.) Reporting data:
a. 62% of the activations were in multi-family buildings, 17.9% in single family
buildings.
b. 40.6 % of the activations were in the kitchen with bedrooms second at 14.5%
c. Over 60% of the activations were in rooms of less than 150 square feet
d. Over 67% of the activations involved just one fast-response sprinkler head
e. While 73% of the activation included a smoke detector, only 58% of the detectors
operated.
f. Over 47% of the incidents estimate dollars saved in the $250,000 range
g. Over 57% of the incidents report a dollar loss of under $5,000
FM Global Research Division
Environmental Impact of Automatic Fire Sprinklers (March 2010)
1. Two identical structure fire tests, one test included a single fire sprinkler head; the second
test had no sprinklers.
2. A single fire event can negate any benefits from “green” construction due to the
subsequent carbon dioxide and other greenhouse gases generated from burning
combustible materials, in addition to the carbon associated with disposal of damaged
materials and reconstruction, increasing “lifecycle carbon emission”.
3. The combustible material consumed in the tests was 3% in the sprinklered test and
between 62% and 95% in the non-sprinklered test.
4. The use of automatic fire sprinklers reduced the greenhouse gas emissions, consisting of
carbon dioxide, methane, and nitrous oxide by 97%.
5. Analysis of the tests indicates that the reduction in water use achieved by using sprinklers
could be as much as 91% when extrapolated to a full-sized home.
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Residential Sprinkler
Disaster Safety
Residential Fire Sprinklers (August 2012)
1. According to the U.S. Fire Administration (USFA), in 2007, 414,000 residential fires
resulted in 2,895 deaths and 14,000 injuries, causing $7.5 billion in property damage.
2. 90% of house fires with sprinkler systems are contained by the operation of a single
sprinkler head.
3. In 1992 Prince George’s County in Maryland enacted sprinkler ordinance mandating the
installation of automatic fire sprinkler systems in new one- and two-family dwellings.
a. A study of Prince George’s ordinance issued in 2009 stated that from 1992-2007
there were 13,494 fires involving single-family homes, resulting in 101 deaths
and 328 injuries in non-sprinklered homes.
b. No deaths and only 6 injuries in homes with sprinkler systems.
c. Since the ordinance went into effect the cost of sprinkler systems have decreased
to less than $2.00 per square foot, according to sprinkler installers in the area.
4. Scottsdale Arizona enacted their sprinkler ordinance in 1986 and reported that:
a. The average fire loss in in a house with a sprinkler system was $1,544, compared
to $11,624 for houses without fire- sprinkler systems.
b. The average sprinkler used 357 gallons of water per incident to extinguish the
fire, while manual fire-fighting would have equaled 4,884 gallons of water per
incident to extinguish the same fires.
c. Because sprinklers activate within a few minutes of the ignition, suppression
efforts are underway before the arrival of fire department personnel, which can be
in the 8-10 minute range.
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ITEM NO __________________
WORK SESSION DATE
WORK SESSION ONLY
October 4, 2013
STAFF Mapes / Levingston
PLANNING & ZONING BOARD
STAFF REPORT – POLICY DISCUSSION
PROJECT: South College Corridor Plan Implementation Status Update
EXECUTIVE SUMMARY:
This memo provides an informational update on the South College Corridor Plan implementation
status, in response to a citizen request at the July Planning and Zoning Board hearing.
QUESTION FOR THE BOARD:
• Do Board members have feedback on implementation of the South College Corridor
Plan?
DISCUSSION and BACKGROUND:
Citizen Request. The key points expressed during citizen comments at the July P&Z Board
hearing were:
1. A request for review and update of Plan implementation status, with the purpose of helping
make sure the plan gets fully implemented.
2. A request for a specific update on Goal CAD-1 in the Plan, which is to formulate a program
of themes, elements such as signs and banners, and design guidelines.
3. A suggestion that the P&Z Board should review projects for compliance with the South
College Corridor Plan.
These three points are addressed below.
1. Plan Implementation Status. The South College Corridor Plan (Plan) is being
implemented through a variety of methods and tools corresponding to the variety of goals. The
City maintains Implementation Status tables for all plans, and the table for the South College
Corridor Plan is attached, along with the Plan itself.
South College Corridor Plan Implementation Status Update
October 4, 2013 - Planning and Zoning Board Work Session
Page 2
Various actions are listed with timelines of short- (1-5 year), mid- (5-10 year) and long-term (10
– 20 year) periods. Implementation is ultimately determined by funding, market conditions,
public support, and City work programs.
2. Goal CAD-1. The citizen comments which prompted this memo included specific interest in
Goal CAD-1 for Community Appearance and Design, which reads:
“Formulate a Program of Themes and Elements that could be Incorporated into Design
Guidelines and Various Projects, Signs, Banners, Marketing, etc.”
This goal mentions property and business owners, along with planning staff, to implement it.
It is listed in the Plan as short term (1-5 years). In the Implementation Status table, staff has
shifted the stated timeline to mid-term (5-10 years), as no specific project has been initiated for
this goal.
However, as a step in the right direction, a South Fort Collins Business Association (SFCBA) was
created following the Plan process. This will provide a key forum for pursuing this goal, which
mainly involves branding and marketing of the corridor as a business commercial area with a
more deliberate identity.
To date, the SFCBA has not seen any pressing interest in this kind of initiative from the South
College Corridor area; rather, SFCBA activities are focused north of Harmony Road. But the
intent of the SFCBA is to form subgroups for any given area when desired. The Plan
acknowledges that a grass-roots initiative will be needed to form an effective association, with
the hope that the Plan could provide the catalyst.
Several sections in the Plan note the need for realistic market-driven timing, and stakeholder
support for design initiatives. Fundamentally, the intent of the Plan was to begin to bring the
area closer to the level of improvement in the rest of the City, by relying on the City’s Land Use
Code standards to make incremental improvements as development projects come forward.
At the time the Plan was done, the planning team was not in a position to propose design
guidelines for change, given concerns about the recent annexation. Goal CAD-1 captured the
concept so that as the transition took place and the owners felt more comfortable, further work
could be done to identify the desired character.
The Plan states:
“While no specific thematic design is suggested for the Corridor, a basic level of
quality and design could enhance the area’s eclectic image.
In the near term, the overall appearance will most likely be influenced by new
development on vacant lands meeting the City’s standards for quality design.
Over time, it is probable some existing commercial properties will redevelop
and/or some building facades will be improved.” (p. 24)
South College Corridor Plan Implementation Status Update
October 4, 2013 - Planning and Zoning Board Work Session
Page 3
A project could be initiated at any time when the area is ready, as determined by stakeholders
taking an active interest, or by staff or City Council recognizing a need that rises to a level of
priority in work programs and/or budgets. The reality is that a project would begin with
conversations about the need, scope, and approach. As a follow up to the worksession, current
discussion with the Board, staff will contact the SFCBA as well as the citizen who initiated it, and
share the content of the discussion.
3. P&Z Review of Development Projects for Compliance with the Plan. The citizen
whose comments prompted this memo suggested that development projects should be
reviewed for compliance with the Plan. Staff and the Board typically consider projects in terms
of general consistency with adopted plans like the South College Corridor Plan; however,
project reviews and findings cannot be based on direct compliance with the plans per se.
Instead, Fort Collins reviews development for compliance with the regulatory language in the
Land Use Code which is adopted by Ordinance. In other words, the Land Use Code is
specifically intended to implement planning policy. The South College Corridor Plan can be used
indirectly to provide background and context for understanding and interpreting Land Use Code
standards; and as a basis for Land Use Code changes if necessary.
Brief Backgrounder: the South College Corridor Plan. The South College Corridor Plan
originated out of the Southwest Enclave Annexation project, and was the City’s response to
South College business requests for a long-range plan for the area. The Plan was adopted by
City Council in 2009 after an extensive 18-month public involvement effort.
The Plan provides an overall vision, specific goals, and recommended actions for an area
around College Avenue between Harmony and Carpenter Roads. The primary role of the Plan
was to increase communication and collaboration with area businesses and residents about the
future of the area. Some of the Plan’s major recommendations involve:
• Creating a healthy business district
• Improving neighborhood shopping opportunities
• Enhancing the Corridor’s appearance and design
• Creating a complete transportation system
• Fostering community partnerships
• Enhancing natural resources and drainageways
ATTACHMENTS:
1. Implementation Status Table for the South College Corridor Plan
2. South College Corridor Plan – link available at
http://www.fcgov.com/cityclerk/planning-zoning.php
South College Corridor Plan Implementation Status Update
October 4, 2013 - Planning and Zoning Board Work Session
Page 4
Review Date: 9/20/2013
Goal
# Action Item Status Timeline Comments
Land Use
1-5 Years: Short
5-10 Years: Mid
10 - 20 Years: Long
1
Change City Structure Plan & Rezone Properties Consistent
with Framework Plan
Complete Short Term
2
Amend the Commercial-North College Zone District (C-N)
and rename to Services Commercial (C-S)
Complete Short Term
3
Identify & Resolve Unusual Development Issues on New
development Projects that meet the Plan Vision
On-Going N/A
4
Seek Ways to Reduce or Defer Upfront Infrastructure Costs
for Minor Projects that Contribute to the Plan Vision
On-Going N/A
5
If Special Funding Mechanism is Created, Use Funds to
Upgrade Infrastructure and Consider Establishing a Façade
Improvement Program
Long Term
6
Continue to Monitor & Address Barriers to Change of Use,
Enlargement of Structures and Redevelopment Projects
that Further the Plan Vision
On-Going N/A
7
Work to Coordinate Transportation & Stormwater
Improvements near College and Carpenter in Order to
Facilitate the Development of a Supermarket
On-Going N/A
Goal LU 1: Retain the Eclectic Business Mix While Supporting New Uses That Strengthen South College Market
Goal LU 2: Encourage Neighborhood Serving Retail & Commercial Uses in Locations Convenient to Adjacent Neighborhoods
South College Corridor Plan
Implementation Status
Adoption Date: March 3, 2009 Update Status: TBD
8
Utilize a Collaborative Process ("Charettes") to Build
Agreement on Key Development Sites
Long Term
Developers, Property Owners, Residents & City
Responsible Parties
9
Collect Site Information & Market Sites Identified for
Transit-Oriented Development
On-Going N/A City, Property Owners & Brokers Responsible Parties
# Action Item Status Timeline Comments
Transportation
10
Sidewalks along College Avenue: Focus on North of Trilby
Road
Long Term
11
Short Term Access Control Plan Improvements: Focus on
Safety Related
Short Term
12
Sidewalks Along Skyway West of College to Connect
Foothills Gateway to the Transit Stops
Complete
13 Improvements to the Trilby Intersection Long Term Listed in CIP - Project ID # I32
14 Sidewalks along Trilby Road Long Term
Listed in Capital Improvement Plan - Project ID - PD61 (Tier
2)
15 Safer access to Transit Stops at College/Skyway Long Term
The southbound stop was improved, however the
northbound stop is not improved due to the constraint of
the existing frontage road.
16
Prepare a Conceptual Design in Areas with a Frontage Road
in order to Determine how Various Street Elements Could
be Built in the Short-Term Access Control Plan
Mid Term
T 1: Improve Traffic Safety Along the Highway for All Users
Goal LU 3: Capitalize on Mason Corridor & Transit-Oriented Development (TOD) Opportunities
17
Monitor Traffic Conditions at Fairway/College,
Smokey/College and Triangle Dr./College Locations to
Determine if a Signal is Needed
Complete/ On-
Going N/A
Signal at Farway/College will be installed with MAX BRT. A
signal at Smokey/College would require realignment.
18
Construct a Trail Connection Between the Fossil Creek Trail
and Skyway
In Progress Short Term
City Park Planning is currently working on the design for
the connection from the Fossil Creek Trail to Skyway and
will be including in our trail design package that will be
funded in 2014/15.
19
Implement the Skyridge and Provincetown Park Trails and
other Neighborhood Connections through New
Development
Long Term
Developer would be responsible to provide the associated
trail connections at time of development.
20
Amend the City's Bicycle Plan to include the New Routes
Identified in the South College Corridor Plan
In Progress Short Term Bicycle Plan will be updated in 2014.
21
Improve the Bus Stops at College and Skyway with
Shelters, Benches and Safer Walking Surfaces
Partially Complete Mid Term
The southbound stop was improved, however the
northbound stop is not improved due to the constraint of
the existing frontage road.
# Action Item Status Timeline Comments
Community Appearance & Design
22
Formulate a Program of Themes and Elements that could
be Incorporated into Design Guidelines and Various
Projects, Signs, Banners, Marketing etc.
Mid Term
Property/Business Owners & Planning Services
Responsible Parties
23
Identify Potential Locations and Designs for New Public
Spaces that could be Constructed Through New
Development or Street Improvements
On-Going
CAD 2: Create new Public Spaces
CAD 3: Create a Sense of Arrival into Fort Collins
CAD 1: Evolve South College's Image From Highway Defined by Cars to a Healthy Business District Defined by Retail Act.
T 2: Create a More Complete Street Network of Local and Collector Roads
T 3: Make Walking and Biking Practical and Enjoyable Methods to Shop or Commute
T 4: Strengthen the Existing Transit Network and Support the Expansion of Regional and Local Transit Links
24
Amend the Land Use Code to Implement Design Standards
for the South College Gateway Area
Complete
The Land Use Code was amended in 2009 to include
Division 3.11, Development Standards for the South
College Gateway Area
25
Organize a Meeting of Local Business Leaders to Discuss
Potential for a Business Organization
Complete Short Term
City Neighborhood Services & Support From Chamber of
Commerce
26
Create a Formal Business Advocacy Group such as a South
College/South Fort Collins Business Association or Identify
Official Liaisons from Neighborhoods and Businesses on
the area's behalf
Complete Short Term
Property/Business Owners & Support From Chamber of
Commerce
27
Actively Participate in Local Organizations and Events that
Support Economic Development along South College
On-Going N/A Property/Business Owners
28
Conduct Periodic Outreach Efforts to the Local Business
Community to Monitor Plan Implementations and Address
Property & Business Owner Concerns
On-Going N/A City Neighborhood Services
29
Evaluate the use of Public Funding Mechanisms including
CIP, Federal/State Funds, Special Districts and Tax
Incrementing Financing (TIF)
On-Going N/A
30
If/When Community Support Occurs, Initiate an
Appropriate Funding Mechanism: Primarily to Improve
Infrastructure
Long Term
31
In the Capital Improvement Program, Consider Increasing
the Priority of South College Corridor Improvement
Projects; Identified as High-Priority in the South College
Corridor Plan
On-Going N/A
32
Initiate a Special Improvement District for the South 13th
Subdivision
Mid Term Property Owners & City Engineering Technical Support
CP 2: Leverage and Stimulate investment with Infrastructure Projects
CP 1: Increase Collaboration & Mutual Understanding Between Corridor Business Owners, Property Owners and Residents
Community Partnerships & Financing
# Action Item Status Timeline Comments
Natural Resources And Drainageways
1-5 Years: Short
5-10Years: Mid
10- 20 Years: Long
33
Buffer the Impact of New Development on all Important
Natural Features; Including the Redtail Grove Natural Area,
Prairie Dog Meadows Natural Area and Pelican Marsh
Natural Area
On-Going N/A Developers Responsible Party
34
Coordinate with the Louden Ditch Company for
Improvements to the Ditch Corridor, which could include
Pedestrian and Bike Trails and Natural Buffers Between
Developments
Long Term
City, Louden Ditch Company & Developers Responsible
Party
35
Incorporate Sustainable Best Management Practices into
Improvements Where Practical
On-Going N/A City & CDOT Responsible Parties
36
Consider Implementing Regional Detention and
Conveyance Facilities
On-Going N/A City and Developers Responsible Parties
ND 2: Solve Drainage System Needs to Allow Street & Development Projects While Maintaining Natural Drainageways
ND 1: Natural Resources Within & Adjacent to the South College Corridor Will Be Protected & Enhanced to the Maximum Extent Feasible
SOUTH COLLEGE
CORRIDOR PLAN
Adopted March 3, 2009
Advance Planning
281 North College Avenue
Fort Collins, CO 80524
970-221-6376
fcgov.com/advanceplanning
For additional copies, please download from our website, or
contact us using the information above.
SOUTH COLLEGE CORRIDOR PLAN
i
CREDITS
City Council Members
Doug Hutchinson, Mayor
Kelly Ohlson, Mayor Pro-Tem
Diggs Brown
Ben Manvel
Lisa Poppaw
David Roy
Wade Troxell
Planning and Zoning Board
Brigitte Schmidt, Chairperson
Gino Campana
David Lingle
Ruth Rollins
Andy Smith
Butch Stockover
James Wetzler
City Staff
Darin Atteberry, City Manager
Diane Jones, Deputy City Manager
Jeff Scheick, Director of Planning,
Development & Transportation
Joe Frank, Advance Planning Director
Timothy Wilder, Senior City Planner - Project Manager
Clark Mapes, City Planner
Kathleen Bracke, Transportation Planning
& Special Projects Manager
Craig Foreman, Manager of Park Planning & Development
Susan Hayes, Civil Engineer III
Sheri Langenberger, Development Review Manager
Dana Leavitt, Green Building Program Manager
Steve Olt, City Planner
Jennifer Petrik, Transportation Planner
Becca Henry, Urban Designer
X
Consultant Team
EDAW, Inc.
Bruce Meighen, Principal-in-Charge
Jeremy Call, Project Manager
Brad Smith, Streetscape Design
Megan Moore, Planner
Melissa Sherburne, Planner
Stantec
Don Silar, Environmental Infrastructure
EPS
Dan Guimond, Economics
Josh Birks, Economics
Felsburg Holt Ullevig
Rich Follmer, Transportation
Advantage Solutions
Ginger Adams, Public Facilitation
RRC Surveys
Mike Simone, Surveys
Colorado Department of Transportation
Gloria Hice-Idler, Access Manager
Members of the Public
Many business owners, property owners, residents, and
members of the public participated in this planning effort.
SOUTH COLLEGE CORRIDOR PLAN
ii
SOUTH COLLEGE CORRIDOR PLAN
iii
TABLE OF CONTENTS
Chapter 1 - Plan Foundations ......................1
Introduction .........................................................................1
Purpose of the South College Corridor Plan ......................1
South College Corridor........................................................2
A Community Based Plan ...................................................2
Annexation ..........................................................................3
Existing Plan Foundations...................................................3
City Plan.............................................................................4
Transportation Master Plan................................................6
South College Avenue Access Control Plan Update..........7
US 287 Environmental Overview Study .............................8
Mason Corridor Plan ..........................................................9
Community Separator Studies .........................................10
SH 392/Carpenter Road Environmental Overview Study 11
US 287/South College Avenue Bicycle Lane Project ......11
North I-25 Environmental Impact Statement ....................11
Transit Strategic Plan.......................................................13
Land Conservation and Stewardship Plan .......................14
How to Use This Plan........................................................14
Chapter 2 -
Existing Conditions and Issues.................15
Introduction .......................................................................15
Land Use...........................................................................15
Corridor Segments ...........................................................15
Redevelopment versus Rehabilitation..............................16
Areas of Change ..............................................................16
Land Use Choices............................................................16
Business Activity ...............................................................19
Corridor Survey Findings..................................................20
South College Market Assessment ..................................21
Transportation System......................................................22
Access and Roadway Safety............................................22
Pedestrian and Bicycle Facilities......................................23
Transit Facilities ...............................................................23
Appearance and Design....................................................24
Streetscapes ....................................................................24
Building and Property Appearance...................................24
Gateway ...........................................................................25
Views and Natural Features.............................................25
Community Partnerships...................................................26
Financing...........................................................................26
Utilities...............................................................................26
X
Chapter 3 - Vision........................................27
Introduction .......................................................................27
Land Uses and Business Activity ......................................27
We envision business diversity. ....................................... 27
We envision prominence.................................................. 27
We envision neighborhood services.................................27
From Carpenter Road to Trilby Road, we envision an
inviting gateway................................................................ 28
From Trilby Road to Fossil Creek, we envision
neighborhood compatibility............................................... 29
From Fossil Creek to Harmony Road, we envision a transit-
oriented district................................................................. 29
A Complete Transportation System ..................................31
We envision the highway as an amenity. ......................... 31
SOUTH COLLEGE CORRIDOR PLAN
iv
A Complete Transportation System ..................................42
Goal T 1: Improve traffic safety along the highway for all
users................................................................................. 42
Goal T 2: Create a complete street network of local and
collector roads. .................................................................43
Goal T 3: Make walking and biking practical and enjoyable
methods to access and traverse the Corridor. .................43
Goal T 4: Strengthen the existing transit network and
support the expansion of regional and local transit links..45
Community Appearance and Design.................................46
Goal CAD 1: South College’s image will evolve from a
highway defined by heavy vehicle traffic to a healthy
business district defined by retail activity. ........................46
Goal CAD 2: Create new public spaces. ..........................47
Goal CAD 3: Create a sense of arrival into the community.
.........................................................................................47
Community Partnerships and Financing ..........................48
Goal CP 1: Increase collaboration and mutual
understanding between Corridor business owners, property
owners, and residents. .....................................................48
Goal CP 2: Leverage and stimulate investment with
infrastructure projects.......................................................48
Natural Resources and Drainageways..............................49
Goal ND 1: Natural resources within and adjacent to the
South College Corridor will be protected and enhanced to
the maximum extent feasible............................................49
Goal ND 2: Solve drainage system needs to allow street
and development projects while maintaining natural
drainageways. ..................................................................49
Chapter 5 - Implementation........................51
Strategy 1 Foster Community Partnerships ......................51
Strategy 2 Provide Opportunities for Business
Expansion ..................................................................52
Strategy 3 Coordinate the Implementation of
Transportation Improvements ....................................53
Strategy 4 Develop Public Funding Strategy for Capital
Improvements ............................................................54
Strategy 5 Create Gateway at South College and
Carpenter ...................................................................55
Elements of the Gateway .................................................55
Strategy 6 Improve Neighborhood Shopping
Opportunities..............................................................56
Strategy 7 Develop Off-Street Trail Network .....................57
Strategy 8 MAX Bus Rapid Transit and Transit-Oriented
Development on the Mason Corridor .........................57
Implementation Table........................................................58
Appendix A -
South College Corridor Survey Results....61
Introduction .......................................................................61
Household Survey.............................................................61
Survey Respondents Overview........................................ 61
Spending Patterns............................................................ 63
Community Investment Opinions .....................................65
Retail Development Opinions/Conclusions ...................... 66
Business Owner Survey....................................................67
South College Corridor Business Profile.......................... 67
Future Plans for South College Corridor Businesses.......68
Business Owner Survey Conclusions .............................. 69
SOUTH COLLEGE CORRIDOR PLAN
v
TABLE OF FIGURES
Figure 1 - Plan study area...........................................2
Figure 2 - Southwest Enclave annexation phases ......3
Figure 3 - Transportation Master Plan
prioritized projects ................................................6
Figure 4 - US 287 Environmental Overview (EOS)
study area.............................................................8
Figure 5 - Regional Plan’s preferred land use
scenario.............................................................10
Figure 6 - North I-25 Draft Environmental Impact
Statement Package A commuter rail stations .....12
Figure 7 - Transit Strategic Plan Phase 3 proposed
transit service .....................................................13
Figure 8 - Corridor segments ....................................15
Figure 9 - Potential areas of change .........................16
Figure 10 - Land use choices worksheet...................18
Figure 11 - Parcel sizes ............................................19
Figure 12 - Issues in order of priority for household
and business survey respondents ......................20
Figure 13 - Existing street network............................23
Figure 14 - Year built.................................................24
Figure 15 - Natural areas and features .....................25
Figure 16 - Concept sketch of gateway
enhancements....................................................28
Figure 17 - Concept sketch of a cross-section for
transit-oriented development across College......29
Figure 18 - Concept sketch of transit-oriented
development .......................................................30
Figure 19 - Sketch showing possible
components of long-term improvements.............31
X
Figure 20 - An example of access and circulation
along a 6-lane highway.......................................32
Figure 21 - Case study of circulation between
Mitchell and South College .................................32
Figure 22 - Photo and concept sketch of streetscape
improvements with 6-lane expansion near
Saturn/College....................................................35
Figure 23 - Framework Plan diagram........................37
Figure 24 - Framework Plan......................................39
Figure 25 - Potential neighborhood shopping
opportunities .......................................................40
Figure 26 - US 287 cross-section north of 57th
Street, from US 287 Environmental
Overview Study...................................................41
Figure 27 - Existing parking conditions......................42
Figure 28 - Parking options .......................................42
Figure 29 - Trails map ...............................................44
Figure 30 - Example of signage improvements
along the Corridor...............................................46
Figure 31 - Years of residency in the Fort Collins
area ....................................................................61
Figure 32 - Household survey respondents by
income range.....................................................61
Figure 33 - South College trade area ........................62
Table 34 - Household survey respondents
retail store spending ..........................................63
Figure 35 - Household survey respondent retail
SOUTH COLLEGE CORRIDOR PLAN
vi
Figure 37 - Frequency of visits to Corridor ................64
Figure 38 - Household respondent improvement
preferences ...............................................................65
Table 39 - Improvement priorities..............................66
Figure 40 - Desired retail stores................................66
Figure 41 - Business customer origin........................67
Figure 42 - Number of employees.............................67
Figure 43 - Years of ownership for businesses
that own property...............................................67
Figure 44 - Future plans for businesses....................68
Figure 45 - Business respondent improvement
preferences.........................................................68
Figure 46 - Interest in selling property.......................69
SOUTH COLLEGE CORRIDOR PLAN
CHAPTER 1 – PLAN FOUNDATIONS 1
CHAPTER 1
PLAN FOUNDATIONS
Introduction
A corridor plan is a policy document prepared by a city to
implement a community-based vision. It is a statement of
how the community views itself, what the vision is for the
future, and what actions will be required to implement that
vision. As such, the Plan provides a framework of
community-based principles, policies, and implementation
strategies recommended by the Planning & Zoning Board
and adopted by City Council to realize the community’s
vision for the Corridor.
Purpose of the
South College Corridor Plan
As one of Fort Collins’ southern gateways, the future of
South College has been discussed since the 1980s when it
became part of the City of Fort Collin’s Growth
Management Area. Numerous studies, most recently the
South College Avenue (US 287) Access Control Plan
Update Report in 2002, City Plan in 2004, and the US 287
Environmental Overview Study in 2007, have made specific
recommendations for this corridor.
WHAT IS A CORRIDOR PLAN?
A corridor planning process provides a
community an opportunity to identify
their goals and work with a city to
achieve them. The South College Corridor
Plan:
• Covers 608 acres, almost entirely within
the city limits, along South College from
Harmony Road to Carpenter Road;
• Includes primarily commercial or vacant
properties near South College;
• Encompasses all of the functions and
subject matter related to the future
physical form of this corridor, such as land
use, transportation, appearance and
design, community partnerships, financing,
and infrastructure; and
• Is long range (about 20 years).
Still, no planning process has provided an overall specific
community-driven vision that considers the area's land use
trends, constraints, and opportunities. Through the
Southwest Enclave Annexation process, City Council
recognized the need for a plan that encapsulates the
desires of those who live or work in this corridor and
integrates previous plans and information that have been
emerging over the years.
In Fort Collins, other corridor plans encourage development to meet the
community’s vision.
The purpose of the South College Corridor Plan is to meet
that need by articulating a common vision that reflects the
objectives of the many diverse stakeholders involved,
including business and property owners, residents, the City
of Fort Collins, the Colorado Department of Transportation
(CDOT), and the broader community. As a policy document
prepared by the City, it describes the goals, policies, and
implementation strategies that can achieve the community’s
SOUTH COLLEGE CORRIDOR PLAN
2 CHAPTER 1 – PLAN FOUNDATIONS
South College Corridor
The South College Corridor study area centers on South
College (or US 287) from Carpenter Road on the south to
Harmony Road on the north (see Figure 1). The highway
serves as a major north-south throughway for Fort Collins
as well as between the Denver Metro area and Laramie,
Wyoming. The highway is also the main access for many
offices, shops, and neighborhoods. The study area extends
about ½ mile east and west of South College. Existing
neighborhoods were excluded from the study area because
no significant changes are anticipated for these areas,
although residents were actively involved in the planning
process.
Figure 1 - Plan study area
Citizens of all ages participated in Plan meetings.
A Community Based Plan
Between November 2007 and December 2008, business
owners, property owners and neighbors helped the City
envision South College’s future with eight public events,
2,200 surveys, a Council worksession, several City board
meetings, and numerous phone calls, emails and visits:
Public Kick-off Meeting - November 29, 2007
Stakeholder Interviews - December 2007 to January
2008
Business & Household Surveys - March to May 2008
Business Forum - April 10, 2008
Public Visioning Workshop - April 24, 2008
Framework Plan Open Houses - July 30-31, 2008
City Council Work Session - August 26, 2008
Plan Van Tour - October 17, 2008
Plan Recommendations Public Meeting - December 4,
2008
Land Conservation Stewardship Board - January 14,
2009
Planning and Zoning Board - January 15, 2009
Transportation Board - January 21, 2009
Parks and Recreation Board - January 28, 2009
City Council Hearing - February 17, 2009
Through these events and numerous phone calls, emails,
and one-on-one visits, citizens answered key questions
about the corridor such as:
“What are your specific issues with infrastructure,
landscaping, transportation, building appearance,
etc.?”
“What is your vision for the corridor?”
“What should be the type, character, location, and
timing of new growth?”
“What areas within the corridor are likely to be the
focus of new development and redevelopment?”
SOUTH COLLEGE CORRIDOR PLAN
CHAPTER 1 – PLAN FOUNDATIONS 3
Annexation
The South College Corridor contains a mixture of properties
within city limits, properties soon to be annexed, and
properties with no set annexation date.
Though highly contested, the Southwest Enclave
Annexation was approved by City Council in 2006 and
upheld by city voters in April of 2007. The annexation
process will occur in four phases, continuing through 2014,
as shown in Figure 2. Phases I and II were annexed in
2007. Phases III and IV will be brought into Fort Collins in
2010 and 2014. Various City services and regulations are
being staged over time to ease the transition to City
governance.
As a result of extensive meetings with businesses and
residents during the Southwest Enclave Annexation, City
Council directed planning staff to initiate a corridor plan -
the South College Corridor Plan - to help local stakeholders
create a vision for their area.
Existing Plan Foundations
Early planning efforts began with A Plan for the Region
Between Fort Collins and Loveland in the early 1990s. In
1997, with an update in 2004, City Plan provided an overall
framework of land uses. The Transportation Master Plan
was also updated in 2004, identifying needed
improvements to the transportation system in this corridor.
City Plan was implemented by the Land Use Code, which
applied zoning and development standards to the area. As
a US highway, the Colorado Department of Transportation
has regularly studied this corridor, most recently through
the South College Avenue (US 287) Access Control Plan
Update Report in 2002, followed by the US 287
Environmental Overview Study in 2007.
The relationship between these and other plans to the
South College Corridor are discussed in the next sections.
Figure 2 - Southwest Enclave annexation phases
SOUTH COLLEGE CORRIDOR PLAN
4 CHAPTER 1 – PLAN FOUNDATIONS
City Plan
In 2004, the City of Fort Collins updated City Plan, a
forward-thinking, 20-year plan for the community that is
premised on discouraging sprawl while encouraging infill
and compact development, establishment of community
separators, interconnectivity of multi-modal transportation
options, diversity of housing options, and high quality
development.
City Plan speaks to four basic place types, which comprise
the structure of the community. The places include:
Neighborhoods
Districts
Corridors
Edges
According to City Plan, “the organization of these places -
their ‘structure’ - gives meaning and form to our
community’s vision. These are not intended to be thought of
as single-use ‘zones’ in the sense of traditional land use
zoning patterns, but rather as distinct and diverse places
that contain mixtures of uses and activities.”
The South College Corridor contains three place types:
districts, corridors and edges. Clearly, as its name
suggests, the area is a major transportation corridor. While
known primarily as a highway, it will also become
increasingly important for its multi-modal transportation
options including trail linkages and transit stops. The South
College Corridor is also a distinct commercial district. As
an edge, the South College Corridor is an important entry
into Fort Collins. The City’s Structure Plan specifically
addresses these three roles, and how this corridor will
evolve following City Plan’s vision.
South College as a District
City Plan envisions seven types of districts, acting to
promote a sense of place within the community and adding
to the overall quality of life that Fort Collins offers to
residents. It uses the South College Corridor as a specific
example of how the City favors a new philosophy on
traditional commercial development, by stating:
“Commercial Districts - now typically strip
commercial development such as along parts of
South College, will continue to accommodate a full
range of commercial uses, including auto-related
uses, but will be transformed over time. The shift
will be from exclusively auto-oriented places, to
places that are more walkable destinations, with a
mix of activities.”
City Plan provides a citywide vision.
The principles and policies pertaining to Commercial
Districts focus on promoting commercial areas that have a
mix of uses, pedestrian-oriented design, and accessibility
for a variety of multi-modal options. Because of the
emphasis that City Plan places on infill and redevelopment,
the South College Corridor is a district where the City’s new
planning philosophy will be set into motion.
How Does the Corridor Relate to Other
Plans?
As described below, other plans have
viewed this corridor as:
SOUTH COLLEGE CORRIDOR PLAN
CHAPTER 1 – PLAN FOUNDATIONS 5
South College as a Corridor
Corridors serve the community on many levels; as arteries
for the movement of goods and people, as drainageways,
and as environmental and recreation refuges. City Plan
includes four types of corridors, two of which pertain to the
South College Corridor: Transportation Corridors and Water
Corridors.
Transportation Corridors are based on existing roadways,
with cars being the primary means of travel. City Plan
states:
“Transportation Corridors are developed primarily
to increase mobility, provide transportation
options, enhance efficiency, improve the
aesthetics of the pedestrian/transit interface, and
accommodate the flow of goods and people.”
Principles and Policies for Transportation Corridors are
aimed at establishing a well-functioning transportation
network for the community that not only provides efficient
vehicle movement, but safe and convenient pedestrian and
transit access. Principles and Policies also speak to
aesthetics to ensure a context-sensitive design of
Transportation Corridors that are adjacent to open lands,
and the continuation of design elements when surrounded
by existing development.
While cars will remain the primary means for transportation,
City Plan promotes transit, bikes, and walking as becoming
more viable options for residents both to support greater
choices in transportation and to promote economic health.
City Plan states:
“‘Activity centers’ in our neighborhoods and
districts - including our places of work and
shopping - will be designed to support a variety of
modes of transportation. Our transportation
corridors will link our destinations and activities,
making it easier and more enjoyable to move
around our city. Enhanced Travel Corridors
uniquely designed and reserved for high frequency
transit, bicycling, and walking, will link our major
activity centers.”
The Mason Corridor, which terminates within this Plan’s
study area, is one of the Enhanced Travel Corridors
recommended in City Plan.
Water Corridors are natural and man-made waterways and
open space - serving the needs for drainage and water
conveyance, as well as recreational, educational, and
environmental uses. Collectively, Water Corridors comprise
a network to link larger open lands, residential districts, and
other land uses. Examples of Water Corridors along South
College are the Fossil Creek drainage and Robert Benson
Lake.
South College as an Edge
City Plan Edges are to be clearly defined, promoting a
compact land use pattern in order to avoid sprawling
development. Edges will contribute to conserving
environmentally sensitive areas, open space, rural lands,
and to distinguish between what is “city” and what is not.
While there are “soft” edges, consisting of land preserved
through public open space or preservation easements or
SOUTH COLLEGE CORRIDOR PLAN
6 CHAPTER 1 – PLAN FOUNDATIONS
Targeted Redevelopment and Infill
City Plan identifies Targeted Redevelopment and Infill
Areas within certain districts and corridors. One targeted
area is along College Avenue as far south as the South
Transit Center - partway into the South College Corridor
study area. The purpose of targeted redevelopment areas
is to channel growth where it will be beneficial and can best
improve access to jobs, housing, and services with fewer
and shorter auto trips. A major goal is to increase economic
activity in the area to benefit existing residents and
businesses. City Plan encourages additional planning
efforts to define key redevelopment and infill areas. Key
criteria that help identify these areas include:
underutilized land
areas already undergoing positive change, which is
expected to continue
areas where infrastructure capacity exists
areas where public investment is warranted from a
policy perspective
areas with special opportunities, such as where major
public or private investment is already planned
transportation opportunities along travel corridors
As City Plan indicates, the South College Corridor presents
a promising redevelopment opportunity near the South
Transit Center, where these new planning philosophies can
be infused.
A copy of City Plan can be downloaded at:
fcgov.com/cityplan.
Transportation Master Plan
A companion document to City Plan is the Transportation
Master Plan (TMP). The TMP is a vision document that
defines the long-term transportation system that Fort Collins
needs in the future. The Plan also provides policy direction
for how decisions regarding the implementation of the
transportation system should occur. It is also a framework
document that serves as a comprehensive reference guide
regarding transportation issues in Fort Collins. Additionally,
the Plan provides priorities for implementing projects to
meet short-term deficiencies while working towards the
ultimate transportation system the City is trying to achieve.
Finally, the Plan identifies transportation issues that need to
be resolved as part of the next Plan update or under
specific department work plans.
Of specific application to South College are the prioritized
transportation needs and costs listed in the Plan. Figure 3
lists future projects within the Corridor, their priority, and the
cost.
Figure 3 - Transportation Master Plan prioritized projects
Location
Priority
(Ranking)
2004
Costs
(Millions)
Street Projects
College, Fossil Creek to
Harmony
High (11) $8.700
SOUTH COLLEGE CORRIDOR PLAN
CHAPTER 1 – PLAN FOUNDATIONS 7
The MSP classifies South College as a Major Arterial. The
standard cross-section for Major Arterials consists of six
through lanes (three in each direction), a raised and
landscaped center median, 8-foot bike lanes, 10-foot
landscaped parkway strips, and 7-foot sidewalks. An
example of this is the section between Harmony Road and
Swallow Road, minus the 8-foot bike lanes. South of
Harmony Road, South College consists of four through
lanes; however, it is planned to be consistent with the City’s
standard for a Major Arterial between Carpenter Road (LCR
32) and Harmony Road, though with an 8’ multi-use, off-
street path and 9’ parkway strips rather than the 7’
sidewalks and 10’ parkway strips. The lane and median
widths meet or exceed CDOT requirements.
Trilby Road is designated as a four-lane arterial east of
College Avenue. At the time of this writing, Carpenter Road
was classified as a six-lane Major Arterial, but planned to
be re-classified to a four-lane Minor Arterial in 2010. West
of College, Trilby Road is classified as a two-lane arterial.
The MSP also identifies several new collector roads parallel
to College Avenue.
The Master Street Plan can be downloaded at:
fcgov.com/transportation/msp-new.php.
South College Avenue
Access Control Plan Update
The South College Avenue Access Control Plan (ACP) is
the area’s most familiar policy document. The ACP Update
took place in 2002 with revisions to the original 1989 ACP,
and included extensive public involvement through a
cooperative effort of the City of Fort Collins, Larimer
County, and the Colorado Department of Transportation
(CDOT). As such, the City cannot make changes to the
Plan without the consent of the other jurisdictions and
agencies.
To restate the ACP’s purpose in the simplest form, it is to
provide good mobility and a safe operating environment for
all modes of transportation and to preserve the Corridor’s
vitality as development and traffic demands increase. The
ACP recommends short-term and long-term access
improvements, and possible funding sources for
implementation. The short-term and long-term access plans
for this Corridor affect any new development, which
includes new structures as well as changes of land use.
Key short-term safety improvements that the ACP
recommends at select locations along the Corridor include:
raised medians in specific locations
parallel streets
redefined frontage roads
driveways in designated locations
potential bike/pedestrian connections
Long-term improvements recommended by the ACP are
intended to reflect the projected transportation infrastructure
necessary to accommodate the expected traffic volumes
related to land use changes as well as regional traffic
growth. Corridor-wide, long-term improvements include:
construction of an arterial cross-section between
Carpenter and Harmony Roads in accordance with the
Larimer County Urban Area Street Standards and
SOUTH COLLEGE CORRIDOR PLAN
8 CHAPTER 1 – PLAN FOUNDATIONS
US 287 Environmental Overview Study
The US 287 Environmental Overview Study (EOS),
prepared by CDOT in 2007, is a study for a 7.1 mile stretch
of U.S. 287 as shown in Figure 4. The report examines the
impacts of street widening on business, scenic, aesthetic,
historic, and environmental resources. A key outcome of
the study was a right-of-way along the US 287 Corridor that
provides for the following future improvements:
roadway widening to six lanes to accommodate future
travel demand and congestion
intersection improvements to accommodate peak-hour
demand
priority at intersections for bus transit
safety improvements including auxiliary lanes and
medians
pedestrian and bicycle linkages (including an 8’ path
along College Avenue, which is a refinement of the 7’
sidewalk shown in the ACP)
traffic signal timing to improve coordination between
signals
The ultimate right-of-way will provide adequate roadway
width throughout the Corridor for needed travel lanes,
shoulders, raised center median, and left and right-turn
lanes at selected intersections. The right-of-way will also
provide room for pedestrian and bicycle linkages between
Loveland and Fort Collins.
The EOS can be downloaded at: dot.state.co.us/us287
Figure 4 - US 287 Environmental Overview (EOS) study area
SOUTH COLLEGE CORRIDOR PLAN
CHAPTER 1 – PLAN FOUNDATIONS 9
Mason Corridor Plan
The Mason Corridor is a five mile north-south transportation
corridor with an emphasis on transit service, pedestrian and
bicycle facilities and amenities. The Mason Corridor
extends from Cherry Street on the north to south of
Harmony Road. The Corridor is centered along the
Burlington Northern Santa Fe (BNSF) Railway a few
hundred feet west of College Avenue.
The vision of the Mason Corridor was approved by Fort
Collins voters and City Council in 1998 and 2000. The
Mason Corridor includes a new bicycle and pedestrian trail,
as well as a planned Mason Express Bus Rapid Transit
(MAX) system in a fixed guideway for the majority of the
Corridor. Approximately 3-1/2 miles of a multi-purpose trail
has already been constructed from the Fossil Creek Trail to
Spring Creek Trail. The Mason Corridor will link major
destinations and activity centers along the Corridor
including the Downtown, Colorado State University,
Foothills Mall, and South College retail areas. Additionally,
future regional transit connections will link to the Mason
Corridor.
MAX will address several key transportation and economic
development challenges, such as:
offer an alternative to driving on College Avenue - MAX
will provide a faster and convenient option for travelers
within the College Corridor
boost transit ridership - the increased frequency and
enhanced connectivity of MAX will improve travel
times and increase the use of transit
improve connectivity - MAX will improve connections to
local and regional destinations
economic development - MAX is anticipated to
stimulate residential and commercial development
along the Corridor
To encourage land uses, densities and design that enhance
and support transit stations along the Mason Corridor, the
Transit-oriented development (TOD) Overlay Zone was
incorporated into the City’s Land Use Code in 2007. The
purpose of the TOD is to modify underlying zoning districts
to allow for a greater mix of goods and services within
convenient walking distance of transit stations; encourage
the creation of stable and attractive residential and
commercial environments; and provide for a desirable
transition to the surrounding existing neighborhoods.
Previous to the overlay zone, buildings could only be four or
five stories high along the south end of the Corridor; now if
developers meet certain requirements, buildings can reach
up to eight stories.
Beginning in 2007, an Environmental Assessment (EA) was
prepared under the requirements of the Federal Transit
Administration (FTA) and the National Environmental Policy
Act (NEPA) to evaluate the potential impacts of MAX. In
2008, the FTA determined that MAX would not result in
significant impacts, allowing the project to compete for
federal funding. The planned start date for transit service is
in 2011.
The Mason Corridor Plan, Mason Corridor Economic
Analysis Report, and Mason Corridor/MAX BRT Project
SOUTH COLLEGE CORRIDOR PLAN
10 CHAPTER 1 – PLAN FOUNDATIONS
Community Separator Studies
As urban development continues to push into rural areas
and the spaces between communities, community
separators in the form of open lands are increasingly
important in maintaining the identity and distinct boundary
of a community. Two plans address community separators
for the South College Corridor.
A Plan for the Region Between Fort Collins and
Loveland
A Plan for the Region Between Fort Collins and Loveland
was a joint effort by the Cities of Fort Collins and Loveland
and Larimer County to determine the future character and
vision for the area between Fort Collins and Loveland. The
Plan was completed in 1995. The study defined three
planning subareas that are within or border the South
College Corridor Plan study area.
Area between Shields/Taft and Highway 287 (located
on the west side of US 287 from 57th Street in
Loveland to Trilby Road in Fort Collins) was preferred
as “[m]ixed use in northern and southern sections, in
master-planned campus setting…Agriculture or
restored prairie in center section.” Open views along
287 were to be maintained.
Area between Trilby Road and CR 32 (Carpenter Rd),
east of 287 was preferred as “[m]ixed use” with
drainage, wetlands, and views preserved near Benson
Lake.
Area between CR 32 and CR 30, east of 287, which is
outside of this Plan’s study area, was preferred as
“[u]rban and rural residential”.
Figure 5 shows areas of new mixed uses from Skyway
south to Carpenter on the west side of US 287. The term
“mixed use” is not defined in the regional Plan. Much of the
east and west sides of US 287 including Skyway, Kel-Mar,
South 13, Victoria Estates and other subdivisions, are
shown as “urbanized”.
Northern Colorado Separator Study
The Northern Colorado Separator Study, completed in
1999, is a regional plan to establish a system of community
separators. The Plan emphasizes the existing Fort Collins -
Loveland Community separator (Longview Farms) which is
located at the southwestern intersection of US 287 and
Carpenter Road.
The Northern Colorado Separator Study can be
downloaded at: fcgov.com/advanceplanning
Figure 5 - Regional Plan’s preferred land use scenario
Growth Management Area
City Limits
Existing Open Space
Proposed Open Lands
Poudre River Floodplain
Residential
Rural/Low Density Residential
Mixed Use
Urbanized Area
Potential TDR Receiving Area
SOUTH COLLEGE CORRIDOR PLAN
CHAPTER 1 – PLAN FOUNDATIONS 11
SH 392/Carpenter Road
Environmental Overview Study
In 2006, an environmental overview study was prepared for
Carpenter Road from College Avenue on the west to
downtown Windsor on the east. The study provides the
basis for long-term roadway improvements and also
provides support for local planning decisions. The outcome
of the process is a recommended right-of-way corridor for
future transportation improvements along the existing SH
392 Corridor. The roadway needs to be widened to four
lanes to accommodate the travel demand expected to be
placed on it by 2030. The improved Corridor will be a key
connection to and from South College.
The SH 392/Carpenter Road Environmental Overview
Study can be downloaded at: dot.state.co.us/sh392EOS
US 287/South College
Avenue Bicycle Lane Project
In 2004, the City of Fort Collins and CDOT initiated the U.S.
287/South College Avenue Bicycle Lane Project to develop
a vision and conceptual design for bicycling facilities and
trail connections along US 287/South College Avenue
between Carpenter Road and Harmony Road. The main
goals of the project were to provide facilities for both
commuter and recreational cyclists and to provide a safe
and user-friendly addition to the City’s and the region’s
integrated system of on-street bike lanes and off-street
trails. This project will also result in improved bicyclist
access to transit routes along US 287/South College
Avenue. As a result of this Plan, bike lanes were
constructed along College Avenue in 2008.
The US 287/South College Avenue Bicycle Lane Project
can be downloaded at:
fcgov.com/transportationplanning/scbl.php
North I-25 Environmental Impact Statement
In the late 1990s, CDOT and regional planning groups
(North Front Range Transportation and Air Quality Planning
Council, Upper Front Range Regional Planning
Commission, and Denver Regional Council of
Governments) undertook the North Front Range
Transportation Alternatives Feasibility Study (TAFS) to
evaluate an extensive range of alternative highway
improvements, bus-transit alternatives, passenger-rail
alternatives, and travel demand management programs
from SH 7 to SH 14 within the I-25 Corridor. This study,
published in March 2000, produced a vision that included
inter-regional bus service, combination general
purpose/high-occupancy vehicle lanes, and passenger-rail
service.
The Federal Highway Administration (FHWA) and the
Federal Transit Administration (FTA), in cooperation with
the Colorado Department of Transportation, then initiated
preparation of an Environmental Impact Statement (EIS) to
identify and evaluate multi-modal transportation
improvements along approximately 70 miles of the I-25
Corridor and parallel roadways such as US 287 from the
Fort Collins-Wellington area to Denver. The EIS is the next
step in addressing regional and inter-regional movement of
people, goods and services in the I-25 Corridor.
SOUTH COLLEGE CORRIDOR PLAN
12 CHAPTER 1 – PLAN FOUNDATIONS
At the time of this printing, the DEIS has been published
and comments were being taken. The public hearings will
be held during this period. After the DEIS review and public
hearings, a preferred alternative will be identified to be
studied further in a Final Environmental Impact Statement.
A Record of Decision (ROD) will describe the project or
phase to be constructed and identify funding for the
approved action. The final decision on the transportation
improvements will be determined by the lead agencies,
FHWA and FTA.
The North I-25 Environmental Impact Statement can be
downloaded at: dot.state.co.us/northI25eis/index.cfm
Figure 6 - North I-25 Draft Environmental Impact Statement
Package A commuter rail stations
6 6
1 1 9
1 1 9
L o n g m o n t S u g a r
M i l l
E r i e
C R - 8
5 8
B e r t h o u d
C a m p i o n
6 0
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L o v e l a n d 2 9 t h
S t r e e t
U S
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F o r t C o l l i n s
S o u t h
F o r t
C o l l i n s
D o w n t o w n
F o r t
C o l l i n s
1 4
1
C S U
S H
6 6
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SOUTH COLLEGE CORRIDOR PLAN
CHAPTER 1 – PLAN FOUNDATIONS 13
Transit Strategic Plan
In 2008, the City of Fort Collins (in cooperation with the City
of Loveland) began a process to update the 2002 Transfort
Strategic Operating Plan. The intent was to foster a
dialogue with the community and region on transit
opportunities and challenges; review existing fixed route
service and performance standards; examine the existing
four phased approach to a grid transit network; and address
the financial solutions required to create and sustain a high-
performing transit system for our community and region. At
the time of this writing, transit service was proposed to be
implemented in three phases.
The proposed first phase includes an operational MAX
system and route changes to connect existing bus service
to the South Transit Center (STC). A new signal is to be
installed at Fairway Lane to accommodate the changes to
Route 16, 17, 19 and Foxtrot.
Figure 7 - Transit Strategic Plan Phase 3 proposed transit
service
Proposed Phase 2 includes new routes and additional re-
routing to accommodate a true grid configuration. Nine
routes total would connect to the STC, including a new
route running from Lemay to Fossil Creek Parkway with 30
to 60 minute frequency and a new route running from
Timberline to Trilby to College with 60 minute frequency.
Foxtrot would be replaced by Route 51 and would match
MAX operating hours with improved frequency of 30-60
minutes.
Proposed Phase 3 includes two additional routes along the
MAX Corridor, in addition to the STC-Downtown Transit
Center route. Route 51 (old Foxtrot) would extend down to
Longmont. Other routes are the same or similar to Phase 2
(See Figure 7).
SOUTH COLLEGE CORRIDOR PLAN
14 CHAPTER 1 – PLAN FOUNDATIONS
Land Conservation and Stewardship Plan
Adjacent to the South College Corridor are key open space
lands and natural areas including Long View Farm, Pelican
Marsh, Prairie Dog Meadow, Two Creeks and Redtail
Grove. Completed in 2004, the Land Conservation and
Stewardship Master Plan is the long-range vision document
of the City of Fort Collins Natural Areas Program. The
mission of the Natural Areas Program is to protect and
enhance lands with existing or potential natural areas
values, lands that serve as community separators,
agricultural lands, and lands with scenic values. The Plan
outlines the vision for two key areas that bisect the South
College area, Fossil Creek Corridor and the Fort Collins -
Loveland Separator. Additionally, the Fossil Creek Natural
Areas Management Plan establishes land management
guidelines for these properties.
Fossil Creek Corridor
Purpose: To expand protection in the ecologically sensitive
Fossil Creek area. Land conservation will help protect rare
species and riparian/wetland areas by expanding upon the
existing Fossil Creek natural areas/open spaces, provide
recreation opportunities, and extend the Fossil Creek trail.
Additional land protection in this area contributes to
community separation between Fort Collins and
Loveland/Windsor and preserves views to the foothills and
mountains along the I-25 Corridor.
Fort Collins - Loveland Separator
Purpose: To protect and expand the City’s current inventory
of Natural Areas in this area. Most of this area that is
available for conservation has already been conserved and
has thus protected scenic views, wildlife habitat, and the
agricultural way of life. The open character between
Loveland and Fort Collins on the western and eastern
arterials helps give each community its own sense of
character.
The Land Conservation & Stewardship Plan, and Fossil
Creek Natural Areas Management Plan can be downloaded
at: fcgov.com/naturalareas/plans-policies.php
How to Use This Plan
This Plan is intended to coordinate local stakeholder needs
with the larger community’s purpose (as represented in City
Plan). It asks the question: “In recognition of the Corridor’s
unique challenges and opportunities, how should change
occur differently than what would have typically occurred
under the status quo (i.e., City Plan and the Access Control
Plan)?" The recommendations contained within the Plan
are intended to be used by City staff, Planning & Zoning
Board, and City Council in understanding where the
community, local leaders, and elected officials should focus
their energy.
The South College Corridor Plan contains the following
chapters and appendices:
Chapter 1: Plan Foundations describes the Plan's purpose,
annexation history, and previous planning efforts.
Chapter 2: Existing Conditions and Issues describes the
Corridor’s unique opportunities and constraints, technical
findings, and issues identified by the community.
Chapter 3: Vision translates stakeholder values into big
SOUTH COLLEGE CORRIDOR PLAN
CHAPTER 2 – EXISTING CONDITIONS & ISSUES 15
CHAPTER 2
EXISTING CONDITIONS
AND ISSUES
Introduction
Constraints and challenges for the South College area are
numerous: lack of business unity, sub-standard
infrastructure, exclusively auto-dependent development,
multiple mid-block driveway accesses, little or no
landscaping, few pedestrian access and safety features,
accident rates nearly twice that of North College Avenue,
and lingering distrust of the City. Much of the area was
subdivided and developed in an ad-hoc manner, creating a
number of parcels that have become functionally obsolete
due to small size, narrow shape, and lack of drainage
systems and other urban infrastructure. At the same time,
the area benefits from many unique opportunities and
assets, including niche retail shops, undeveloped lands,
expansive views, healthy neighborhoods, the Fossil Creek
and Mason Corridor trails, the future South Transit Center
and MAX service, open space and natural areas, and
neighborhood interest and involvement.
This chapter highlights both issues identified by the
community and findings of the project team. Additional
findings from the household and property/business owner
survey and market assessment are included in the
appendices.
The many issues and technical findings identified to date
are organized by the following headings:
Land Use
Business Activity
Transportation System
Appearance And Design
Community Partnerships
Financing
Drainageways
Land Use
Corridor Segments
Currently, the South College Corridor is comprised of three
distinct geographical segments. While all share common
characteristics and blend into one another, each segment
possesses unique opportunities and constraints.
The northernmost segment (1) occurs from Harmony Road
south to Bueno Road, where the surrounding area is
strongly identified by its array of retail and office land uses
adjacent to the highway that generally fit City standards.
This area is greatly influenced by its proximity to Harmony
Road. In the future, this area will be affected by the
proposed South Transit Center and transit-oriented
development opportunities along the Mason Corridor.
Figure 8 - Corridor segments
The middle segment (2) generally occurs from Bueno Road
south to Trilby Road. The building type and lot size become
much smaller, generally between 1-5 acres in the South 13,
the Kel-Mar Strip, and Antique Row. There are also several
large developable sites.
The southernmost segment (3) occurs from Trilby Road
south to Carpenter Road, where retail strip uses change to
a more low-density residential character. New
SOUTH COLLEGE CORRIDOR PLAN
16 CHAPTER 2 – EXISTING CONDITIONS & ISSUES
Redevelopment versus Rehabilitation
Some buildings have been re-branded over time along the
Corridor. Business owners have sought to distinguish
themselves through signage or other unique details. Many
of the current buildings and site layouts are well suited to
local businesses that need flexible, low-end space not
found elsewhere in the city. It may be that many buildings
can continue to be rehabilitated or expanded over time to
respond to business change and growth.
On the other hand, cohesive land use redevelopment may
garner a greater level of business attraction and provide
more economic opportunity in the area more than
rehabilitation of existing buildings. Redevelopment can
provide a fresh appearance, provide funding for much
needed transportation improvements, and offer a greater
variety of shopping opportunities along the Corridor.
However, redevelopment also requires greater investment,
and it is unclear whether redevelopment is realistic without
some kind of public support. It may be that over time
redevelopment becomes more attractive as property values
rise.
Areas of Change
Two existing City planning maps identify areas of change.
One such map is the City’s Buildable Lands Inventory map,
which shows a city-wide snapshot of vacant, buildable
lands. The second map is the City Plan Redevelopment
and Infill map. This map identifies two areas of change
along the Corridor: (1) near Harmony Road, labeled as a
Targeted Redevelopment Area; and (2) the area between
Bueno Drive and just south of Trilby Road, labeled as a
Potential Intensification Area. Targeted redevelopment
areas are the focus of City efforts to promote
redevelopment. Potential intensification areas have zoning
that may result in further development. Figure 9 shows
both vacant lands and redevelopment/infill areas within the
South College Corridor.
The South College Market Assessment found most areas
with existing businesses to be relatively stable. Thus, the
strongest potential for change is on vacant sites. In the
long term, developed parcels may have a stronger potential
for redevelopment as owners consolidate properties and as
more businesses and customers are attracted to the
Corridor.
Figure 9 - Potential areas of change
Land Use Choices
From the Potential Areas of Change map and information
from the April visioning workshop, the South College Land
Use Choice Worksheet (Figure 10) was crafted in order to
identify options for future land use on specific sites. The
most significant issue with regard to land use is the need to
confirm an appropriate future land use plan for vacant
properties. While the City Structure Plan and current zoning
establishes a foundation upon which to build, several areas
were considered for changes in order to better align with
City Plan policies, to evaluate site-specific issues, and to
SOUTH COLLEGE CORRIDOR PLAN
CHAPTER 2 – EXISTING CONDITIONS & ISSUES 17
respond to the input of businesses, property owners, and
residents.
Figure 10 highlights land use options for seven Areas of
Change (A - G). These areas are either currently vacant or
are developed, and have the potential to change over time.
The list below contains descriptions of the land use options
on the map and citizen input on the options received at the
July open houses.
Area A is shown as Commercial with a Transit-Oriented
Development (TOD) Overlay. This is the current City
Structure Plan designation, and the area is within the TOD
Overlay District. Commercial Districts include a wide variety
of community and regional retail uses, as well as offices,
business and personal services, and to a lesser extent
residential uses. Although they are typically the location of
highway businesses and auto-related uses, they also offer
opportunities to create new areas and transform existing
developed areas, over time, from being exclusively auto-
oriented places to being a series of mixed-use, multi-modal
centers which relate better to the community as a whole
and to surrounding residential neighborhoods. The TOD
overlay zone encourages land uses, densities, and designs
that enhance and support transit stations along the Mason
Corridor. Area A has the most potential to support Mason
Corridor, although transit supportive uses like housing or
offices are not mandated. Citizen responses strongly
support the concept of TOD at this location.
Area B includes two options: (1) Commercial and
Residential (Low Density Mixed-Use Neighborhood), or (2)
Mixed Commercial, Industrial, and Residential (Low Density
Mixed-Use Neighborhood). Option 1 is the current
designation and would allow a wide variety of commercial
and residential uses, with the developed portion remaining
C and the vacant portion remaining residential. Option 2
would allow a greater variety of land uses than Option 1.
Option 2 was developed to better reflect the presence of
warehouse uses and to accommodate the expansion or
addition of those and other light industrial uses, and is the
Plan recommendation. Citizen responses were somewhat
split, with slightly greater numbers supporting Option 2.
Area C includes two options: (1) Community Commercial,
or (2) Commercial. The current designation was Community
Commercial, although in 2008 the front portion of the site
was rezoned to Commercial at the request of the property
owner. Option 2 would allow Commercial uses throughout
the property. The site itself is vacant, with a significant
natural feature on the west, residential subdivision on the
south, and commercial to the east. Citizen comments were
split on these options, and there was strong concern over
protection of the natural features and the site’s prominence.
Another option, Medium Density Mixed-Use Neighborhood
(MMN), was developed by staff to better align the site with
the City Plan policies, the approved Waterstone project,
and the surrounding development. The MMN at this location
meets the purpose of City Plan by providing a place for
denser, attached, small lot and multiple-family housing built
around an Employment District (adjoining Commercial and
Service Commercial Districts). It also can contain other
SOUTH COLLEGE CORRIDOR PLAN
18 CHAPTER 2 – EXISTING CONDITIONS & ISSUES
Figure 10 - Land use choices worksheet
SOUTH COLLEGE CORRIDOR PLAN
CHAPTER 2 – EXISTING CONDITIONS & ISSUES 19
Business Activity
The South College Corridor offers an array of land uses,
from single family homes to car dealerships to a landscape
nursery. The visual quality of these land uses is likewise
diverse with older metal pre-fab buildings, car lots, visible
outdoor storage, single family houses, and a scattering of a
few, newer commercial structures.
The South College Corridor fills niche markets that few
other areas in the region offer. It functions as an
employment cluster for light industrial, manufacturing, and
construction trades in areas like the South 13 subdivision;
as a cluster of antique shops between Saturn to Trilby
Road; and as a social service resource at the Foothills
Gateway campus.
The Corridor’s absence of big box development, limited
primarily by parcel size and shape, is valued by business
owners and consumers (see Figure 11). Instead of trending
towards the conventional commercial development pattern
found just north on College Avenue and east on Harmony
Road, some stakeholders would prefer to see existing retail
operations promoted to further reinforce their position in the
community. Commercial property owners and business
owners along the Corridor support the existing development
and retail niche that the area provides. However, many of
these businesses may not be well known beyond the local
region.
Business growth and expansion is limited by unsafe traffic
conditions, inadequate access and circulation, and small
parcel sizes. The Corridor Survey, Market Assessment, and
public meetings identified differences between what
business and property owners want and what neighboring
residential areas (i.e., a potential customer base) want. The
focus of existing businesses is on regional goods and
services; area residents desire neighborhood retail shops
like grocers.
A land use issue, with particular significance to the Kel-Mar
Strip, is the City’s change of use development
requirements. Under the Land Use Code, change of use,
which is when a property changes from one land use
category to another, is subject to the same development
requirements as more substantial land use changes. The
intent is to upgrade aging properties with better
infrastructure, landscaping, etc. However, many property
and business owners have found City regulations to be a
constraint, particularly the costs associated with
infrastructure improvements. The extraordinary costs
associated with paying for the local portions of two streets -
College and Aran - is a unique situation that appears to
have prevented many change of use projects from being
completed.
Figure 11 - Parcel sizes
Trilby
SOUTH COLLEGE CORRIDOR PLAN
20 CHAPTER 2 – EXISTING CONDITIONS & ISSUES
Corridor Survey Findings
The planning team supplemented outreach meetings with
surveys of households and business owners in April and
May 2008. Complete survey results can be found in
Appendix A.
The household survey was randomly distributed to 1,700
households in the South College trade area. A total of 365
households responded (21%), resulting in a statistically
valid survey. The survey sought information about people’s
shopping patterns and expenditures, along with questions
about their top issues along the Corridor.
The business owner survey was distributed to 276 business
and property owners along the South College Corridor in
April 2008. A total of 139 returned the survey for a
statistically valid response rate of 50%. In addition to the
same issues questions of the household survey,
businesses and property owners were also asked business
profile questions and for information about future plans.
Business and Property Owners Characteristics
The survey found that the South College Corridor is largely
made up of businesses that serve regional clients, with a
small amount servicing Fort Collins directly; 74% of
business respondents identified their clientele as Larimer
County or the North Front Range Region. Businesses tend
to be small in size (81% have fewer than 11 employees),
and over half of respondents have owned their property for
at least 11 years (56%).
South College Corridor property owners and businesses
are generally not considering major expansions or
redevelopment. The most common responses indicated a
desire to stay the same size and expand at the existing
location, which accounted for 36% and 27% of responses,
respectively. In total, 70% of respondent businesses are
either content with current conditions or plan to make small
improvements to their business or property. Related to
these results, 76% of businesses that own their property
responded “no” when asked if they envisioned redeveloping
their property. However, 26% of businesses responded
positively to the same question, which is approximately the
same amount that has interest in selling their property in the
short term (one to five years). The fact that a quarter of
property owning business in selling or redeveloping
indicates that although the business landscape is stable,
some potential for change within the South College Corridor
exists.
Issue Priorities
In an effort to focus the Corridor Plan’s recommendations,
households and businesses prioritized a list of 14 possible
issues to the Corridor (see Figure 12).
For households, the top five critical and serious issues are
(in order of priority):
1. Quality of Commercial Buildings
2. Improved Pedestrian Access
3. Improved Bicycle Access
4. More Landscaping/Beautification
5. More Open Space
For businesses, the top five critical and serious issues are
(in order of priority):
SOUTH COLLEGE CORRIDOR PLAN
CHAPTER 2 – EXISTING CONDITIONS & ISSUES 21
New Commercial Uses
Most household respondents visit the South College
Corridor for shopping (32%), auto-oriented services (18%),
and restaurants (16%). However, most visit less than once
a month.
When asked what types of retail businesses they would like
to see along the Corridor, household respondents identify
small neighborhood-oriented retail stores (80%),
restaurants/bars (68%), and grocery stores (67%) as the
most desirable. Business respondents indicate these same
three retail types as their top preferences. These and other
findings suggest that new stores in the South College
Corridor have the opportunity to serve local customers.
South College Market Assessment
In conjunction with the Corridor surveys, a market
assessment studied the potential for future development
along the Corridor as part of the South College Corridor
Plan (see Appendix B on page 71). The assessment is
based on the South College Corridor trade area, which was
defined as the area between Harmony and Carpenter
roads, and Taft Hill Road to the U.P. railroad line - i.e.,
larger than the immediate South College Corridor. Major
findings include:
1. The population of the South College trade area has
grown more rapidly than the City of Fort Collins or Larimer
County since 1990. The primary trade area grew from a
population of 5,523 in 1990 to 17,528 in 2007, which is an
increase of 12,005. Between 1990 and 2000, the area
maintained an annual average growth rate of 8.6 percent.
Since 2000, the area continued to experience high growth,
with households increasing by 1,780 between 2000 and
2007, or an annual growth rate of 4.9 percent annually,
which remains higher than the overall Larimer County
growth rate of 1.6 percent and the City of Fort Collins
growth rate of 3.1 percent. Growth in the area is primarily
characterized by single family detached units. The
Buildable Land Inventory indicates the area can continue to
grow by an additional 4,800 residents to reach a total of
23,600 by 2020.
2. Between 1990 and 2007, household incomes in the trade
area have grown significantly, with the number of
households earning $75,000 or more increasing by nearly
3,000 households, or approximately 70 percent of the
growth. Increasingly, the households moving into the
primary trade area appear to be among higher income
levels. This influx of income has helped the area become
one of the most affluent areas in the City, with the average
household income now estimated at $102,000 annually.
This income range represents a key benchmark for many
retailers when considering new store locations.
3. The Corridor includes approximately 21 parcels totaling
280 acres of potential future redevelopment sites comprised
of development and redevelopment sites. The majority of
these development sites are located south of Trilby Road.
In general, these sites are also characterized by larger
parcel sizes that aid in attracting development to the
Corridor.
4. The Buildable Lands Inventory indicates the Corridor
SOUTH COLLEGE CORRIDOR PLAN
22 CHAPTER 2 – EXISTING CONDITIONS & ISSUES
contains over 100,000 square feet of office space under
construction.
8. Major industrial development will also be attracted to the
ample land supply along or near Interstate 25, rather than
to South College. However, many small vacant or under
developed parcels could allow for small service industrial
uses (e.g., car repair, appliance repair, sign construction,
etc.) not available elsewhere. Service industrial uses
typically cannot afford high rent or land prices; therefore,
these uses will only be attracted to South College as long
as land values remain low.
Transportation System
South College is a fairly typical example of highway
entryway corridors, built before today’s development
standards. In much of the Corridor, a poorly planned pattern
of subdivision and development formed a shallow linear
strip of low intensity, largely automobile-oriented uses along
the highway. Historically, direct access to businesses from
the highway was the primary goal versus mobility and
safety (see Figure 13).
Residents and businesses have identified improving traffic
controls, traffic safety, pedestrian and bicycle access, and
lowering speed limits as important issues. Many issues
regarding travel through the Corridor have already been
analyzed through previous planning efforts including the
South College Avenue (US 287) Access Control Plan
Update Report, the US 287 Environmental Overview Study,
the US 287 South College Avenue Bicycle Lane Project and
the Master Street Plan. One improvement project was
completed in 2008, consisting of bicycle lanes and facilities
on South College from Harmony Road to Carpenter Road.
Access and Roadway Safety
The Access Control Plan has received a lot of attention
from businesses due to the concern over loss of direct
highway access. At the same time, businesses, their
customers, and surrounding neighborhoods desire safer
roadways and more transportation options.
At present, fast speeds, uncontrolled access, inadequate
signalization, congestion, insufficient street lighting, high
accident rates, and lack of multi-modal infrastructure are
top concerns. The highway’s functions of speed and
mobility dominate the Corridor’s character, to the detriment
of some retailers. South College carries an average daily
traffic volume of 26,000 vehicles at Carpenter Road and
36,750 vehicles at Harmony Road (CDOT 2006) as one of
four major corridors into the City of Fort Collins. The
Harmony Road/South College intersection carries more
traffic than any other intersection in the City. As the Corridor
continues to develop and traffic volumes increase, the lack
of a complete street network and frontage roads will limit
business access and customer and employee safety.
Figure 13 shows the existing street network. North-south
traffic relies almost exclusively on the highway. There are a
few local connections between neighborhoods, and no
significant major north-south streets near the Corridor
besides South College Avenue. The length of any new
streets will be limited by the presence of the BNSF rail,
natural areas, and existing development.
SOUTH COLLEGE CORRIDOR PLAN
CHAPTER 2 – EXISTING CONDITIONS & ISSUES 23
Figure 13 - Existing street network
Pedestrian and Bicycle Facilities
Customer movement between stores and across the
highway is difficult because of the lack of sidewalks. The
lack of sidewalks is an issue raised repeatedly by both
residents and businesses and is identified in the
Transportation Master Plan as a top priority.
Pedestrians must be able to cross the highway at regular
intervals to access retail and neighborhood areas. There
are 17 street intersections and multiple driveways along
South College. Only five of the 17 street intersections are
signalized to allow pedestrians and bicyclists to cross the
highway, usually at the mile increment (or 5,200 feet).
Pedestrians rarely will go more than 300 to 400 feet out of
their way to take advantage of a controlled intersection.
Consequently, pedestrians are critically underserved, and
crossings at uncontrolled locations deserve serious
consideration as urban arterial corridors redevelop.
The lack of pedestrian and bicycle connections has been
the top issue of neighborhood residents. Bicycle and
pedestrian travel between South College area
neighborhoods and community destinations to the north is
difficult because there are no facilities to get them there.
While the bike lane on South College Avenue addresses
one aspect of the problem, other aspects cannot be solved
without a complete network of pedestrian and bicycle
facilities on streets and off-street trails.
In addition, many businesses are missing bicycle racks, an
important component of the bicycle network.
Transit Facilities
Residents have concerns over unsafe access to transit,
infrequent service, and uncomfortable transit stops. Most
bus stops lack shade structures, benches, sidewalks,
landscaping, and are not ADA compliant. Improvements to
these conditions, as well as more frequent service, would
provide more transportation options for residents,
employees, customers and clients of Foothills Gateway.
In particular, the transit stops at Skyway Drive and at Trilby
Road need upgrading. They simply consist of a transit sign
on the side of the highway (and for the northbound stop at
Skyway, a bench). The poor condition of these stops is in
sharp contrast to the southbound stop at Fossil Creek
Parkway, which contains a shelter, bench, trash receptacle,
and an adequate sidewalk connection.
Regional bus service (Foxtrot) is the only existing transit
service along College Avenue. Service is hourly between
SOUTH COLLEGE CORRIDOR PLAN
24 CHAPTER 2 – EXISTING CONDITIONS & ISSUES
approximately 6:00 a.m. and 7:00 p.m. The spacing
between stops varies, from less than a quarter mile near
Harmony Road to a mile at Carpenter Road. On the north
end of the Corridor, Route 1 provides more frequent service
along Harmony Road.
Appearance and Design
There is widespread agreement by businesses and
residents that the quality of commercial buildings and the
appearance of the Corridor are significant issues. When
asked to rank a list of 13 possible improvements, two of the
top three priorities for household survey respondents were
to improve the “quality of commercial buildings” and “more
landscaping, street trees, and beautification.” Many of the
buildings are older and have outdated layouts or facades.
The sole emphasis for much of the Corridor is on vehicle
access to parking, with neglect of other community design
considerations such as safety, walkability, and visual
quality. Landscaping is limited to a few, isolated locations
where new development has occurred. These aspects
provide a sense that the Corridor is focused more heavily
towards highway users and away from local business and
neighborhood needs.
Streetscapes
The highway streetscape lacks even the most basic
elements of pedestrian lighting, street trees, sidewalks and
landscaping. The installation of street trees or other
vegetation, pedestrian scale lighting, and public pedestrian
spaces along the highway would do the most to improve the
Corridor’s appearance. As on any state highway,
landscaping along the parkway and medians may be at
odds with CDOT concerns about safety and the ease of
maintenance. However, street trees and other streetscape
features should have nearly equal importance to other
highway elements like they do on College Avenue north of
Harmony Road.
Building and Property Appearance
Varying jurisdictions and regulations in the past have led to
a range of quality, design and aesthetics in the Corridor.
The lack of consistency and cohesion amongst building
appearances contributes to a lesser degree of visual quality
throughout the area, a feeling of incongruency between
business types, and a generally uninviting environment (see
Figure 14). Most businesses serve specific niche markets,
and don’t rely on high-end signage or building facades to
draw in customers. Several buildings, especially those
between Bueno and Trilby, are dated and are made of steel
siding and are rectangular in shape. A mosaic of
architectural styles is the dominant theme for existing
development. As the South College Corridor transitions
from the highway-oriented commercial development seen
today into a more diverse mix of uses, design will become
increasingly important to distinguishing the Corridor, inviting
consumers to the area, and strengthening its economic
base. While no specific thematic design is suggested for the
Corridor, a basic level of quality and design could enhance
the area’s eclectic image.
In the near term, the overall appearance will most likely be
influenced by new development on vacant lands meeting
SOUTH COLLEGE CORRIDOR PLAN
CHAPTER 2 – EXISTING CONDITIONS & ISSUES 25
Gateway
The “sense of arrival” into the City of Fort Collins occurs for
most drivers at Harmony Road, although the city limits
begins at Carpenter Road (three miles south). Property
owners recognize the importance of the Corridor’s highway
and gateway functions, and how promoting the Corridor as
a gateway could positively impact businesses. A gateway
concept with bold landscaping, special signage and unique
building architecture near Carpenter Road can also help
with appearance.
Views and Natural Features
In contrast to the traditional perception of the South College
Corridor as a neglected commercial strip, the area contains
many large open space and natural areas. Fort Collins is
well known for its preservation of natural features, within
and outside of City boundaries. Most of the natural features
in the Corridor are already protected by the Natural Areas
Program and also serve as a community separator between
the Cities of Fort Collins and Loveland, as shown in Figure
15.
Traveling south from Harmony Road along the Corridor, the
first prominent natural feature is Fossil Creek. The Natural
Areas Policy Plan emphasizes habitat protection in the
ecologically sensitive Fossil Creek area, which includes all
of the natural areas and features adjacent to the South
College Corridor. The Redtail Natural Area contains Fossil
Creek as well as wetlands, steep slopes, and riparian
forests. The dramatic viewshed here carries across private,
vacant properties. Approaching Bueno Road, the viewshed
continues over vacant land comprised of grasslands,
floodplains, wetlands, streams, areas of geologic interest,
and small areas of steep slope.
Further south, a north-south irrigation ditch runs along the
western property line of the vacant properties, and is the
source of the wetlands, mature cottonwoods, and potential
raptor nesting areas. On the east side of College, behind
retail properties, Prairie Dog Meadow Natural Area contains
wetlands and grasslands.
Heading south of Trilby, the Pelican Marsh Natural Area
containing Robert Benson Lake, separates Provincetowne
and developable land from Victoria Estates to the south.
Views to the east from the highway are expansive, and the
lake is a popular habitat for birds.
On the very south end of the Corridor, Long View Farms
Open Space borders developable land within the
Neighborhood Commercial district. The Open Space clearly
delineates the boundary between urban and rural.
Early on, many stakeholders voiced their desire to maintain
the Corridor’s existing character in light of existing
development pressure from both Fort Collins and Loveland.
Foreseeable issues include the degradation of natural
systems centered on existing creeks and drainages from
urban runoff. Future development could also impact
viewsheds across open space.
Opportunities to reinforce the natural values include
buffering new development from natural features, treating
water quality at the development site, and restoring natural
areas and features.
SOUTH COLLEGE CORRIDOR PLAN
26 CHAPTER 2 – EXISTING CONDITIONS & ISSUES
Community Partnerships
Perhaps the most important issue facing South College
today is the lack of leadership and cooperation amongst
area businesses for working towards a shared vision for
their neighborhood. A lack of communication between
business and property owners, and a residual distrust of
government runs counter to the collaboration needed for
positive changes. Unlike North College, which had the
support of an active core group of business people to
shepherd the area forward, South College businesses and
property owners are not organized.
A formal business organization could improve
communication amongst businesses and residents and
provide advocacy on behalf of the area. While an
organization will take a grass-roots initiative, the South
College Corridor Plan may provide the catalyst.
Financing
Second in importance to community partnerships are
financing issues. The cost for upgraded streets, utilities
and drainage will be well over $100 million. Standard
development requirements will cover a significant portion,
but there will still be sizable funding gaps. The private
market alone may not be able to afford to deal with all of the
complications and costs of upgrading and retrofitting
infrastructure systems. In fact, the costs of dealing with
transportation impacts - including lane widening, signal
improvements, accel/decel lanes, new streets, etc. - have
been cited as a reason that the Neighborhood Commercial
District supermarket and other projects have not yet been
constructed. The extraordinary costs affirm the need to
clarify the public role in infrastructure financing.
Public financing may come from a number of sources, with
involvement of city, state and federal government.
A vision with strong public support is instrumental in
defining and allocating any public funding. Such support
has demonstrated success in the North College Corridor,
which faces similar issues regarding transportation as
South College. In 2008, support of stakeholders along
South College may not be strong enough to initiate public
financing mechanisms. However, over time this may
change as stakeholders become more organized and start
to align their interests with the interests of the Corridor as a
whole.
Utilities
An assessment of the Corridor’s existing utility systems
(gas, electric, water, sewer, stormwater, cable, phone)
found that there are no major limitations to accommodate
new development or redevelopment. Water transmission
lines and sanitary sewer trunk lines are in place and should
be able to service development as presently proposed.
Smaller water distribution and sanitary sewer collection
lines to specific developments may have to be installed to
connect these developments to existing mains, as is typical
for any proposed project. There is adequate water pressure
to serve new developments.
In 2008, the City of Fort Collins’ Utilities Department was
converting the Poudre Valley Rural Electric Association's
power delivery system to meet City requirements. While no
SOUTH COLLEGE CORRIDOR PLAN
CHAPTER 3 – VISION 27
CHAPTER 3
VISION
Introduction
In contemplating the future of South College, one is drawn
to the Corridor’s many unique opportunities and assets:
niche retail shops, expansive views, well-established
neighborhoods, the Mason and Fossil Creek Trails, the
future Mason Corridor South Transit Center, and scenic
natural areas. The Corridor serves as an important
business center for south Fort Collins and the region. Also,
as the southern gateway into Fort Collins, the South
College Corridor is key to maintaining and enhancing the
community’s positive image and quality of life.
A “vision”, as used in a plan, means an image described in
words about what an area will look like in the future. It is
important for a vision to be grounded in the values of those
who live, work, and visit the area. The reality of certain
“givens” - pre-existing development, the presence of a
major highway, landforms, etc. - also means that some
aspects are unlikely to change no matter the effort. The
vision must extend from what is already provided.
Throughout the planning process, several common themes
have been articulated by local businesses and the broader
community, which, when combined, provide a unifying
vision for the Corridor:
OVERALL VISION STATEMENT
South College will evolve over time as a
healthy business district to become a
clearly recognizable part of Fort Collins
with upgrades to streetscapes and
buildings, new uses that support
neighborhoods and the Mason Corridor,
stronger multi-modal transportation
connections, and active civic
partnerships.
The additional statements described below are facets or
subsets of the overall vision.
Land Uses and Business Activity
We envision business diversity.
The Corridor will provide a broad, flexible mix of uses that
accommodates highway users, neighborhood and
community needs and supports the Mason Corridor.
The Corridor’s commercial areas should retain the eclectic
business mix while supporting new uses to strengthen the
South College market. Many of the existing service
commercial and retail uses fill a niche that is becoming
rarer in the city and region markets. These businesses
should be encouraged to expand and reinvest in newer and
higher quality buildings when aging properties deteriorate.
As market demand changes, the City will support
redevelopment and consolidation of properties.
We envision prominence.
South College will continue to grow into a prominent
business center in northern Colorado, attracting a variety of
businesses and industries serving local and regional
markets. The overall image of South College will evolve
from a highway defined by its heavy vehicle traffic to a
healthy business district defined by more multi-functional
SOUTH COLLEGE CORRIDOR PLAN
28 CHAPTER 3 – VISION
From Carpenter Road to Trilby Road,
we envision an inviting gateway.
Upon entering the City from the south at Carpenter Road,
the first impression will be one of distinctiveness: travelers
clearly know when they are entering Fort Collins. This
uniqueness will be supported by the way buildings relate to
the street, the attention to detail within the rights-of-ways,
the multiple facilities for different types of travelers, the
vibrancy of neighborhoods, and the way in which
commercial development relates to the open vistas and
natural areas of Long View Farm, Pelican Marsh Natural
Area, and the picturesque Benson Lake.
Figure 16 - Concept sketch of gateway enhancements
SOUTH COLLEGE CORRIDOR PLAN
CHAPTER 3 – VISION 29
From Trilby Road to Fossil Creek,
we envision neighborhood compatibility.
Here the Corridor will continue to support community and
neighborhood commercial uses with landscaping and
building forms that lessen the negative impacts of the
highway. Retail development activity will front South
College and major street intersections, and new service
commercial and light industrial uses, will be located behind
retail uses in appropriate areas while adequately buffering
adjacent residential uses. The highway will continue to
influence land use, but the area will transform over time
towards a more attractive pedestrian environment.
From Fossil Creek to Harmony Road, we
envision a transit-oriented district.
Here the Corridor will capitalize on Mason Corridor and
Transit-Oriented Development (TOD) opportunities: high
intensity uses, increased densities and high quality designs.
The Mason Corridor will act as a catalyst for economic
development, pedestrian-environments, and enhanced
transit service. As a transit-oriented hub, development in
the area should be compact to promote retail and office
uses that enable transit, pedestrians, and bicyclists.
Buildings, spaces and street
Figure 17 - Concept sketch of a cross-section for transit-
oriented development across College
Commercial development at Harmony and College.
frontages should be well-designed and of high quality
materials and workmanship, providing architectural details
at a human scale to create visual interest and pedestrian
comfort. The character, massing, and orientation of multi-
story buildings fronting the edges of sidewalks will play a
critical role in defining the public realm of the South Transit
Center. Low activity uses that detract from the overall
vitality of the Corridor will be discouraged or limited to
appropriate locations.
SOUTH COLLEGE CORRIDOR PLAN
30 CHAPTER 3 – VISION
Figure 18 - Concept sketch of transit-oriented development
SOUTH COLLEGE CORRIDOR PLAN
CHAPTER 3 – VISION 31
A Complete Transportation System
We envision the highway as an amenity.
As the Corridor evolves and becomes more urban, the
overall function of the highway will change to better balance
mobility and local access. Even though College Avenue will
be six lanes wide, it will be enhanced with landscaping,
sidewalks, medians, bike lanes, public art and other
attractive public features. Thus, the highway will be an
amenity that is enjoyable to visit and travel through for all
transportation modes.
The street will also become a safer place with slower
speeds and better traffic controls. New signalized
intersections at Fairway Lane, Smokey Street/Crestridge
Street, and Triangle Drive, and intersection improvements
at Trilby Road will assist in side street access and provide
safer turning movements.
Figure 19 - Sketch showing possible components of long-
term improvements
As transportation circulation improves over time, buildings
will relate to both the highway and roads parallel to College
Avenue. Customers and employees will be able to safely
reach businesses along these roads and on connecting
walkways and bicycle facilities.
SOUTH COLLEGE CORRIDOR PLAN
32 CHAPTER 3 – VISION
We envision coordination.
As a state highway, the final design of any potential traffic
improvement along South College would be led by CDOT in
close consultation with those most affected by the project.
The CDOT and City approved Access Control Plan (ACP)
provides greater flexibility for businesses to comply with
CDOT standards than if an ACP were not in place. Any
ACP elements proposed for implementation will have
meaningful involvement of adjacent businesses and
property owners. In many cases, the details of access to
individual businesses within the ACP are unclear or may
need to be customized for a particular site.
Figure 20 - An example of access and circulation along a 6-
lane highway
Figure 21 - Case study of circulation between Mitchell and
South College
CDOT and the City will work to create more certainty about
the location of access to existing businesses, particularly
around rear road access.
Other circulation improvements for this area will require
coordination with the City to facilitate transportation
improvements that are not directly related to the state
highway system. For example, the construction of Aran
Street or Sneed Drive should be the focus of the City, since
they do not need the approval of outside agencies.
SOUTH COLLEGE CORRIDOR PLAN
CHAPTER 3 – VISION 33
We envision connectivity.
A more complete street network of parallel streets (i.e., a
grid system) will provide alternative access and good
vehicle circulation adjacent to South College, as designated
access points from the highway are determined over time.
New street connections and rear access opportunities will
provide good circulation to fit individual business
circumstances. As land in this area develops or redevelops,
good circulation through properties and/or along the rear of
properties abutting South College will contribute to the
vitality and success of the area, while reducing reliance on
the state highway system and providing options for non-
motorized travel.
We envision a variety of travel options.
Walking, biking, or riding the bus will become practical and
enjoyable methods to shop, commute or recreate.
Transportation improvements will balance the needs of
pedestrians, bicyclists, motorists and businesses. New
multi-use trails, highway crossings, pedestrian connections
between businesses and neighborhoods, and transit
improvements (transit stops, routes, and frequencies) will
allow users to access businesses more conveniently. The
South Transit Center (STC) will be a major hub for
travelers, and new transit routes into the STC will help
boost transit ridership. Transit stops will be conveniently
located and well-designed, with walkways connecting to
sidewalks and businesses.
A new trail could connect the Corridor from Carpenter Road to Fossil
Creek (“Skyridge Trail”).
SOUTH COLLEGE CORRIDOR PLAN
34 CHAPTER 3 – VISION
Community Appearance & Design
We envision renewal.
Existing businesses, streets, and buildings stay, but do not
stand still. Rather, each shows a fresh appearance driven in
response to market demands. The eclectic ambience
remains even as the quality of buildings improve and
attractive design upgrades occur. The character of
development south of Harmony Road will be in contrast to
development further north, with the Corridor image driven
by an appearance of individual storefronts and the inclusion
of a variety of building forms and materials.
The street itself becomes a more inviting and interesting
place for travelers passing through the area and for
businesses, customers, and residents.
We envision an exciting gateway.
A distinct, identifiable entry greets travelers upon entering
at Carpenter Road and Benson Lake. Distinctive private
development and public streetscape improvements work
together in unison, emphasizing the Corridor’s integration
into the larger Fort Collins community.
Gateway elements such as natural stone, public art, planted medians,
lighting and monuments should highlight one’s arrival into the City of Fort
Collins.
SOUTH COLLEGE CORRIDOR PLAN
CHAPTER 3 – VISION 35
Figure 22 - Photo and concept sketch of streetscape
improvements with 6-lane expansion near Saturn/College
current conditions
possible improvements
SOUTH COLLEGE CORRIDOR PLAN
36 CHAPTER 3 – VISION
Community Partnerships
and Financing
We envision collaboration.
Community partnerships will form to strengthen economic
activity and identity of the South College Corridor.
Motivated business owners, a sense of community, and a
business friendly environment will create a collaborative
environment among businesses, neighbors, and the City.
Red tape and extraordinary costs are overcome through
joint problem-solving. A grassroots business association
fosters this spirit of cooperation by assisting in Plan
implementation.
We envision fair costs and benefits.
Infrastructure upgrades will occur incrementally through
individual property redevelopment and comprehensively
through major capital projects. Private development will pay
its fair share without penalizing progress. Creation of one or
more special districts will finance improvements through a
reliable revenue source, thus spreading the cost of
improvements out over time and reducing the initial cost
impact on property owners or developers.
Natural Resources and
Drainageways
We envision creative, green infrastructure.
Natural features and open spaces will continue to define the
character of much of the Corridor. Natural resources will be
protected to the maximum extent possible. New buildings
will be located away from natural features to minimize their
impacts on wildlife habitats, views, and natural drainages.
Trails will likewise be located away from natural features.
Natural drainageways and open areas will contain native
plant and wildlife communities while serving as stormwater
storage, treatment, and infiltration systems. System-wide
strategies for conveyance and detention will include street
cross-sections that incorporate bioswales and infiltration. As
existing developments, topography, and minimal lot sizes
constrain the feasibility of necessary stormwater
infrastructure, coordination with surrounding owners,
developers and the City will be indispensable. Existing
irrigation ditches will become multi-purpose, serving as
agricultural conveyance, natural corridors, and recreational
paths.
SOUTH COLLEGE CORRIDOR PLAN
CHAPTER 4 – FRAMEWORK PLAN, GOALS, AND POLICIES 37
CHAPTER 4
FRAMEWORK PLAN,
GOALS, AND POLICIES
Introduction
This chapter’s Framework Plan, goals, and policies are
intended to reinforce the vision while matching the larger
community’s purposes (as represented in City Plan).
Consequently, this document does not reiterate specific
goals and policies of City Plan. Rather, it explores the
question: “Recognizing the Corridor’s unique challenges
and opportunities, how should development occur
differently than what would have typically occurred under
the status quo?"
Framework Plan Map
The vision in Chapter 3 describes promising opportunities
for long-term economic vitality, a more complete multi-
modal transportation network, and a more distinct and
appealing sense of place. The Framework Plan map and
the goals and policies elaborate on the vision by identifying
specific opportunity areas and ways in which the vision may
be achieved in the future.
The Framework Plan map is based on over 12 months of
community involvement. Prior to development of the map,
alternatives were identified for several sites to provide
choices in uses, intensities of development, and character
(see Figure 8). The Framework Plan evolved from the
alternatives, with consideration given to City Plan
consistency, site-specific conditions, and community input.
As illustrated in Figure 23, the Framework Plan map
combines existing and future land uses, the Master Street
Plan, bicycle and pedestrian facilities, and future transit
routes to:
Maximize the use of existing services and facilities
(streets and utilities);
Promote the development of the Corridor as a high
quality, stable business district;
Identify the prime locations and types of new uses;
Provide neighborhood shopping and light industrial
service areas convenient to both residents and
employees of the Corridor;
Provide for a variety of housing types;
Preserve and protect existing residential
neighborhoods
Protect areas that have important natural features and
storm drainage functions.
In conjunction with the vision, the Framework Plan map will
be used by decision makers to evaluate future growth and
development of the South College Corridor. Additionally, it
will serve as a tool for property owners to help inform their
choices about land use improvements and redevelopment.
Figure 23 - Framework Plan diagram
Complementing the Framework Plan map (Figure 24) are
goals and policies. The goals and policies are organized
according to planning elements, and in many cases relate
to specific locations along the Corridor. The goal
statements help to support the vision, and the policies give
specific guidance for how to achieve the goals. Each goal
also includes a Framework Plan section, which provides
SOUTH COLLEGE CORRIDOR PLAN
38 CHAPTER 4 – FRAMEWORK PLAN, GOALS, AND POLICIES
Land Uses and Business Activity
Goal LU 1: Retain the eclectic business mix
while supporting new uses that strengthen
the South College market.
Framework Plan: Existing commercial uses are shown as
Commercial (red) on the map. Several future commercial
areas are also shown as Commercial.
Several areas are identified for the Limited Commercial
(CL) (magenta) district: (1) Two properties south of Skyway
Drive and east of the Kel-Mar Strip; (2) Properties south of
Trilby Road along the west side of College Avenue; and (3)
Properties along the east side of College Avenue near
Carpenter Road. The CL District is intended for areas
primarily containing small commercial uses that are
adjacent to residential areas. Limited Commercial could
accommodate land uses that provide a transition between
the highway and adjacent neighborhoods.
For the new CL District near Carpenter Road, the possibility
of a drive-through restaurant was discussed. Although this
use is not allowed in the CL District, a drive-through
restaurant could help the site achieve a level of activity in
support of the South College Gateway concept. Because
such a use would be specific to this site, it should be
evaluated in conjunction with a particular development
proposal on a site-specific basis under the “Addition of a
Permitted Use” Land Use Code process.
The South 13 Subdivision is designated for Service
Commercial. Service commercial areas, as defined in other
communities, typically consist of primarily non-retail
commercial and light industrial uses, although retail uses
can be present as well. Examples include storage and
warehousing, custom woodworking, welding and machine
shops, small appliance repair, and vehicle repair. This
zone district would provide land use flexibility by
accommodating expansion of existing uses (such as
warehouses) and a wider range of new uses than a
Commercial District.
POLICIES
LU 1.1 - Unique Businesses. Zoning will continue to allow
for a broad mix of uses in commercial areas. Business
expansion and reinvestment will be supported through site-
specific problem solving, sharing of market information, and
financing mechanisms to help with infrastructure costs.
LU 1.2 - Redevelopment Projects. In response to private
initiatives to assemble and redevelop properties which
result in significant changes to the character of South
College, the City will provide technical support through site
visioning and the formation of streetscape options. The
City will also support public outreach efforts and meetings
between stakeholders.
LU 1.3 - Service Commercial. Zoning will allow for new
service commercial uses in the South 13 subdivision while
buffering adjacent residential uses.
LU 1.4 - Minimize Low Activity Uses. Uses that detract
from the overall vitality of the Corridor, including used car
lots, outdoor storage, and storage unit uses, are to be
located away from the South College frontage.
LU 1.5 - Business Clusters. Support private efforts to
SOUTH COLLEGE CORRIDOR PLAN
CHAPTER 4 – FRAMEWORK PLAN, GOALS, AND POLICIES 39
Figure 24 - Framework Plan
A larger version
of this map is
part the Plan
Summary, a
separate 8-page
document.
SOUTH COLLEGE CORRIDOR PLAN
40 CHAPTER 4 – FRAMEWORK PLAN, GOALS, AND POLICIES
Goal LU 2: Encourage neighborhood serving
retail and commercial uses in locations
convenient to adjacent neighborhoods.
Framework Plan: Three types of districts or areas shown on
the Framework Plan can accommodate neighborhood-
serving commercial uses. The primary district is the
Neighborhood Commercial District at College and
Carpenter. Another area is the Low Density Mixed-Use
designated site north of Benson Lake, which could provide
a Neighborhood Center with retail to serve adjacent
neighborhoods. Finally, the Commercial and Limited
Commercial Districts are secondary locations for
neighborhood-serving retail.
During the preparation of this Plan, a stakeholder requested
consideration of a unique destination commercial center in
the vacant residential properties north of Benson Lake.
This center was described as a walkable mixed-use retail,
office, housing and recreation center - similar to either the
City’s Neighborhood Commercial District, though without a
supermarket, or possibly even a Community Commercial
District. The Plan does not recommend land use changes
to re-designate this site for such a center at this time.
There are significant issues that could not be resolved
before the Plan was adopted, including access to South
College Avenue, impacts to the adjacent natural area, and
the precise definition of such a center. However, the Plan
recognizes that a larger mixed-use center may be a good
opportunity to create a more complete City Plan
neighborhood with low and medium density neighborhoods
clustered around a neighborhood commercial-type center.
If the site issues are resolved, future amendments to the
South College Corridor Plan may be warranted.
The vacant land north of the Skyview Subdivision is
designated as a Medium Density Mixed-Use Neighborhood.
This location could provide housing to support nearby
employment areas or secondary uses to form a transition
and a link between surrounding low density housing and the
commercial area. For this particular location, the 15%
limitation on secondary uses should not apply, allowing
more land use flexibility to accommodate the unusual
topography and natural feature constraints.
POLICIES
LU 2.1 - Supermarket. The highest priority for new land
use is a supermarket. The primary location for a one is the
northwest corner of College and Carpenter. The new
anchor should form the basis for a larger walkable
neighborhood commercial center.
LU 2.2 - Neighborhood Commercial Uses. In addition to
the Neighborhood Commercial District, encourage small
scale neighborhood serving uses in other areas convenient
to residential neighborhoods (See Figure 25)
LU 2.3 - Residential Development. Encourage the
development of additional residential uses to increase
market support for neighborhood-serving retail uses.
Figure 25 - Potential neighborhood shopping opportunities
Potential
Neighborhood
Retail
SOUTH COLLEGE CORRIDOR PLAN
CHAPTER 4 – FRAMEWORK PLAN, GOALS, AND POLICIES 41
Figure 26 - US 287 cross-section north of 57th Street, from
US 287 Environmental Overview Study
Goal LU 3: Capitalize on Mason Corridor and
Transit-Oriented Development (TOD)
opportunities.
Framework Plan: Shown as a red and white hatched
pattern on the Framework Plan, the TOD Overlay would
support evolution of a vibrant, walkable residential, office
and retail district near the South Transit Center (STC). A
central access pedestrian spine provides a direct
connection between South College and the STC.
POLICIES
LU 3.1 - Catalyst Investment. The Mason Corridor will act
as a catalyst for economic development, higher density
pedestrian-environments, and enhanced transit service.
LU 3.2 - Transit-Oriented Uses. Uses that enhance the
transit station - including high-density housing, offices,
employment centers, and neighborhood commercial uses -
are preferred over other uses. Such transit supportive uses
will be the focus of City incentives.
LU 3.3 - Convenient Access. Convenient multi-modal
access will be provided from South College to the proposed
South Transit Center. A central access spine on the
property between South College and the South Transit
Center will provide a direct path from the highway to the
Center for pedestrians and bicyclists. The spine will be
designed as a wide pathway, walkable street or plaza
enclosed by buildings, providing important and recognizable
entry into the Mason Corridor network.
LU 3.4 - Building Character and Orientation. The
character, massing, and orientation of multi-story buildings
will play a critical role in defining this area. In general,
fronting the edges of buildings at the sidewalk is
encouraged to create a comfortable pedestrian
environment. Providing interesting building details at a
human scale also creates visual interest.
SOUTH COLLEGE CORRIDOR PLAN
42 CHAPTER 4 – FRAMEWORK PLAN, GOALS, AND POLICIES
A Complete Transportation System
Goal T 1: Improve traffic safety along the
highway for all users.
Framework Plan: Applies throughout the Corridor. The Plan
reflects the planned transportation network identified in the
Transportation Master Plan, South College (US 287)
Access Control Plan (ACP), and the US 287 Environmental
Overview Study (EOS), with the addition of a trail network
and suggested local street connections.
POLICIES
T 1.1 - Implementation of the Access Control Plan.
Development projects and public highway improvement
projects will implement the adopted ACP. Short-term and
long-range improvements will balance the needs of
pedestrians, cyclists, motorists and businesses. Any ACP
elements proposed for implementation will have meaningful
involvement of the adjacent businesses and property
owners (See Figure 26).
T 1.2 - Location of Access. As individual properties
redevelop, the ACP envisions that the majority of property
will be accessed via rear access roads. Existing access
drives will be maintained to the extent possible as allowed
by the ACP and CDOT. The City will work with CDOT,
property and business owners to determine safe and logical
access strategies as properties redevelop and/or as safety
concerns increase.
T 1.3 - Reduce the Impact of Parking. When possible,
locate buildings toward the street and parking to the side
and rear of buildings. Where this is not possible, reduce the
impact of parking by adding pedestrian amenities and
landscaping between the street and parking spaces.(see
Figures 27 and 28. Widening College Avenue will require
some existing parking lots to be reconfigured. Many
locations may not be able to accommodate as much
parking as shown below. Striping or other pavement
treatments will be needed across parking lots or drive aisles
to connect building storefronts.
T 1.4 - Adaptable Highway Function and Design. As the
Corridor evolves and becomes more urban, the City will
work with CDOT to ensure that the design and function of
the highway adapts to changes in the urban form. The
design of highway improvements will be compatible with
changes in land uses, the evolving form of new
development, and changing transportation needs.
Figure 27 - Existing parking conditions
Figure 28 - Parking options
T 1.5 - New Signalized Intersections. Support actions that
lead to signalized intersections at Fairway Lane, Smokey
Street/Crestridge Street, and Triangle Drive to assist in side
street access and to provide safer turning movements.
T 1.6 - Strategic Improvements. Outside of a public
funding mechanism, it may be many years before long-term
highway improvements are made. Thus, the City and CDOT
should consider making smaller, strategic infrastructure
improvements along the Corridor that improve safety and
SOUTH COLLEGE CORRIDOR PLAN
CHAPTER 4 – FRAMEWORK PLAN, GOALS, AND POLICIES 43
increase mobility rather than waiting for a major capital
project.
T 1.7 - Street Lighting. As highway improvements are
made, add street lighting along South College to foster
better Corridor safety during nighttime hours.
Goal T 2: Create a complete street network of
local and collector roads.
Framework Plan: Applies throughout the Corridor, though
most network improvements are needed between Trilby
Road and Bueno Drive.
POLICIES
T 2.1 - Parallel Street System. Develop a new parallel
street that provides alternative access and good vehicle
circulation adjacent to South College, as access from the
highway is restricted over time. One such street, Aran
Street, will be constructed with two 12-foot travel lanes, two
6-foot bike lanes, a 6-foot sidewalk on the west side, and a
3-foot utility space on the east side (45 feet total).
T 2.2 - On-street Parking. Some new segments of the
local street network should provide on-street parking to
accommodate new parking demand, to mitigate the loss of
parking as a result of US 287 widening, and to bring
pedestrian activity to streets.
Goal T 3: Make walking and biking practical
and enjoyable methods to access and
traverse the Corridor.
Framework Plan: The Framework Plan shows several major
components of a new bicycle and pedestrian system: 1) a
multi-use path along South College; 2) a two-mile north-
south trail (dubbed the Skyridge Trail) to parallel South
College along the Louden Ditch from Carpenter Road to the
Fossil Creek Trail, and 3) soft-surface and hard-surface
trails (dubbed the Pelican Marsh Trails) connecting South
College at Triangle Road to Lemay Avenue and Carpenter
Roads. While the map does not identify the locations of
sidewalks, bike lanes and routes, and crosswalks, these
facilities will be provided where they are currently absent in
accordance with the various City transportation plans.
POLICIES
T 3.1 - South College Multi-Use Path. In addition to on-
street bicycle lanes, pedestrian and bicycle circulation will
be enhanced through an eight-foot detached, multi-use path
paralleling South College (as identified in the US 287
Environmental Overview Study and the US 287/South
College Avenue Bicycle Lane Project). This is a slight
modification to the City’s standard Six-Lane Arterial Cross-
Section.
T 3.2 - Pedestrian Access to Businesses and
Neighborhoods. Create pedestrian connections between
the highway and businesses, and from building to building.
Capitalize on opportunities to connect existing
neighborhoods to South College businesses with short
bicycle and pedestrian path segments.
T 3.3 - Highway Crossings. Improve east/west pedestrian
crossings of South College for pedestrians as the highway
and intersections are improved. The crossing at Skyway
and College, and Trilby and College, are high priorities due
to pedestrian movements between transit stops and
SOUTH COLLEGE CORRIDOR PLAN
44 CHAPTER 4 – FRAMEWORK PLAN, GOALS, AND POLICIES
Figure 29 - Trails map
SOUTH COLLEGE CORRIDOR PLAN
CHAPTER 4 – FRAMEWORK PLAN, GOALS, AND POLICIES 45
Goal T 4: Strengthen the existing transit
network and support the expansion of
regional and local transit links.
Framework Plan: The South Transit Center (STC) will be
the hub of future transit service along the Corridor.
POLICIES
T 4.1 - Transit Improvements. Coordinate transit
improvements with the recommendations contained in the
Transit Strategic Plan, including new routes that connect
with the STC and signalization of the Fairway Lane/College
Avenue intersection.
T 4.2 - Regional Transit Connections. Continue to
monitor and support efforts to create a regional transit
system, particularly the influences of such a system on the
South College Corridor.
T 4.3 - Transit Stops and Service. Transfort, Traffic
Operations and CDOT should work together to identify and
enhance existing bus stops. The priority should be better
safety access to and design of transit stops. Efforts should
include improving the frequency of transit, and connecting
to the Mason Corridor, the STC, and I-25 Park and Rides.
Also, the City should provide a new bus stop at
Crestridge/Smokey and College when the intersection is
signalized.
Example of a high-quality, attractive transit stop.
SOUTH COLLEGE CORRIDOR PLAN
46 CHAPTER 4 – FRAMEWORK PLAN, GOALS, AND POLICIES
Community Appearance and Design
Goal CAD 1: South College’s image will
evolve from a highway defined by heavy
vehicle traffic to a healthy business district
defined by retail activity.
Framework Plan: Applies throughout the Corridor.
POLICIES
CAD 1.1 - Streetscapes. Highway streetscape
improvements will provide continuous sidewalks, lighting,
landscaped medians, and landscaping details to improve
walkability and to emphasize the Corridor’s role as the
southern gateway into Fort Collins. The streetscape will
include elements - landscaping, signage, lighting, public art
- that help make the highway feel less generic and part of
an integrated community corridor (see Figure 19).
CAD 1.2 - Building Façades and Signage. Update and
improve the building façades and signage in a manner that
retains its local feel even as the Corridor evolves. In
addition to consolidating pole mounted signs to monument
signs, explore cohesive signage of areas rather than
individual development pads (see Figure 30).
CAD 1.3 - Architectural Character. The overall image will
continue to be defined by unique storefronts in individual
buildings. While quality materials will continue to be
important, creative building forms and a mixture of materials
may be introduced to provide an eclectic ambience.
Figure 30 - Example of signage improvements along the
Corridor
Existing monument sign at College/Cameron.
SOUTH COLLEGE CORRIDOR PLAN
CHAPTER 4 – FRAMEWORK PLAN, GOALS, AND POLICIES 47
The Pads at Harmony project is an excellent example of how usable
public spaces can be created along a major arterial.
Goal CAD 2: Create new public spaces.
Framework Plan: Applies throughout the Corridor.
POLICIES
CAD 2.1 - Public Realm Design. Seek opportunities
through capital improvement and private development
projects to create retail and civic destinations centered on
public plazas, courtyards, attractive bus stops, and
streetscape elements.
Goal CAD 3: Create a sense of arrival into the
community.
Framework Plan: The community has identified a southern
gateway into Fort Collins at Carpenter Road, making the
future design of the highway, commercial developments,
and natural area features paramount.
POLICIES
CAD 3.1 - Gateway Design. Incorporate gateway concepts
such as monument signage, multi-layered landscaping and
other special plantings, high quality construction materials
and building architecture, artistic features, stone or brick
retaining walls, and other distinctive elements that add
interest to the area along South College near Carpenter
Road. Together, public streetscape elements and the
design of private development will help to define a distinct,
identifiable entry, while remaining at an appropriate size
and scale.
SOUTH COLLEGE CORRIDOR PLAN
48 CHAPTER 4 – FRAMEWORK PLAN, GOALS, AND POLICIES
Community Partnerships
and Financing
Goal CP 1: Increase collaboration and mutual
understanding between Corridor business
owners, property owners, and residents.
Framework Plan: Applies throughout the Corridor.
POLICIES
CP 1.1 - Formal Organization. Provide support to
organizations that seek to increase collaboration in
addressing issues along the Corridor. In particular, support
grassroots efforts to establish and operate a formal
business association to increase cooperation, advocacy,
and assist in Plan implementation.
CP 1.2 - Infrastructure Improvements. Those affected by
infrastructure and highway improvements will be closely
involved during any design and construction processes.
Goal CP 2: Leverage and stimulate
investment with infrastructure projects.
Framework Plan: Applies throughout the Corridor.
POLICIES
CP 2.1 - Financing of Infrastructure. Evaluate and pursue
financing methods to pay for infrastructure upgrades. New
development will provide some incremental improvements
to the South College Corridor; however, a coordinated state
or city capital project with a dedicated tax revenue (such as
the ¼ cent Building Community Choices projects) will
provide comprehensive improvements. In addition, the
maintenance and operations costs should be factored into
any necessary improvements.
CP 2.2 - Special Improvement Districts. Coordinated
capital projects will likely require the development of
Special Improvement Districts, a General Improvement
District, Metro Districts, or an Urban Renewal Area. A
business improvement district could provide supplemental
services to the area. These districts enable the financing of
improvements through property tax, special assessments,
or tax increment financing. All these districts spread the
cost of improvements and services out over time reducing
the initial impact on property owners or developers.
SOUTH COLLEGE CORRIDOR PLAN
CHAPTER 4 – FRAMEWORK PLAN, GOALS, AND POLICIES 49
Natural Resources and
Drainageways
Goal ND 1: Natural resources within and
adjacent to the South College Corridor will
be protected and enhanced to the maximum
extent feasible.
Framework Plan: Applies throughout the Corridor. Known
natural features and drainages are shown in green;
however, the Framework Map may not show all features
that need protection.
POLICIES
ND 1.1 - Natural Area Improvements. Implement the
recommendations of the Fossil Creek Natural Areas
Management Plan.
ND 1.2 - Open Space Features. Natural areas and
features such as Redtail Grove, Fossil Creek, and Pelican
Marsh provide welcome breaks to the urban character of
the Corridor. New development will be designed to respect
these spaces as community assets and avoid the impacts
of buildings on natural features.
ND 1.3 - Green Infrastructure. Provide green
infrastructure where possible. Green infrastructure is the
interconnected network of open spaces and natural areas,
such as greenways, wetlands, parks, and native plant
vegetation, that naturally manages stormwater, reduces
flooding risk and improves water quality. Preserve and
protect natural drainages where wetlands serve not only as
areas for native flora and fauna but as treatment systems
for stormwater runoff.
Goal ND 2: Solve drainage system needs to
allow street and development projects while
maintaining natural drainageways.
Framework Plan: Applies throughout the Corridor.
ND 2.1 - Fossil Creek Drainage Master Plan. Coordinate
improvements in the basin to comply with the most recent
Plan recommendations of the Fossil Creek Drainage Master
Plan.
ND 2.2 - Stone Creek Basin Stormwater Plan. Implement
recommendations contained in the Stone Creek Basin
Stormwater Plan.
ND 2.3 - Louden Ditch. Retain the existing irrigation ditch
rights-of-way for off-street path corridors. The location of
this ditch near residential neighborhoods makes this a
natural corridor for encouraging alternative modes of
transportation, particularly by surrounding residents.
ND 2.4 - US 287 Drainage. Because highway
improvements will require significant new area-wide
drainage facilities, the City and CDOT will collaborate with
owners and developers to implement highway-related
drainage projects. Coordination is especially needed near
the Carpenter/College intersection.
ND 2.5 - Drainage Corridors. Existing developments limit
possible locations for stormwater conveyance structures
and conduits for future developments. When redevelopment
of an area is considered, design and review should include
consideration of locations for conveyance of off-site flows
through the redeveloped site.
ND 2.6 - Multiple Use Facilities. Consider designing and
SOUTH COLLEGE CORRIDOR PLAN
50 CHAPTER 4 – FRAMEWORK PLAN, GOALS, AND POLICIES
SOUTH COLLEGE CORRIDOR PLAN
CHAPTER 5 – IMPLEMENTATION 51
CHAPTER 5
IMPLEMENTATION
An outcome of the planning process was a community
based vision of a healthy and complete business district
that is a clearly recognizable part of Fort Collins. To be
successful, the vision must be backed by upgrades to
streetscapes and buildings, new uses that support
neighborhoods and the Mason Corridor, stronger multi-
modal transportation connections, and active civic
partnerships. This chapter describes in detail eight
important strategies that would do the most to achieve the
vision. The chapter also lists other less critical actions
involving the City, CDOT and other stakeholders.
Strategy 1
Foster Community Partnerships
Despite the numerous meetings sponsored by the City
before and during the South College Corridor Plan process,
there is still a lingering perception that the City won’t be a
dedicated partner in working with businesses and residents.
Part of the problem is the lack of coordinated
communications amongst businesses, owners and
residents. There is no one entity to speak on behalf of the
area.
Commitment, collaboration, and constructive
communication are key elements to moving the Plan
forward. Notwithstanding the challenges of the past,
business and property owners, residents, CDOT, and City
staff and elected officials must work together towards the
vision of a healthy business district, as they have during the
development of this Plan.
Strategies to foster and grow existing businesses include:
Hold a meeting of local business leaders to discuss the
potential for a grass-roots business organization.
Create a formal business advocacy group such as a
South College or South Fort Collins business
association. This would enable business leaders and
owners to identify their most important needs, work
together on shared priorities, and pressure the City and
others to respond to these priorities. Neighborhood
homeowner association leaders could also be included
in the business association. The Chamber of
Commerce can provide facilitation and meeting
services to a grassroots organization.
If a formal business association is not created, Corridor
stakeholders should identify liaisons from
neighborhoods and local businesses that can
constructively communicate with the City’s
organizational framework to better support business
growth.
Corridor stakeholders should actively participate in
established local organizations and events that support
economic development to keep the community, as a
whole, focused on implementing the Plan’s
recommendations. Examples of supporting local
organizations include the Fort Collins Area Chamber of
Commerce, Northern Colorado Economic Development
Corporation, Larimer County Small Business
Development Center, and the Convention and Visitors
SOUTH COLLEGE CORRIDOR PLAN
52 CHAPTER 5 – IMPLEMENTATION
Strategy 2
Provide Opportunities
for Business Expansion
The vision of a healthy business district includes achieving
new gains in the economic growth of the Corridor. This
most often means fostering business activity and jobs that
reduce unemployment and increase the earnings of
residents, which in turn will be reinvested into the
community. Economic growth can be accomplished by
attracting new businesses or more effectively, by nurturing
and growing existing businesses. It has been widely
acknowledged that nearly 80% of a community’s economic
growth results from the expansion of existing businesses.
The City is committed to business diversity along South
College by supporting new uses that enhance the area as a
whole while retaining an eclectic mix of businesses through
land use designations. The market assessment conducted
in 2008 as part of the planning process found that the area
could support additional convenience-oriented retail, some
limited regional retail and offices. It also found that the
existing business mix was stable, with some longer term
(over 5 years) potential for redevelopment of existing
structures. The existing businesses overwhelmingly
preferred maintaining the status quo over redevelopment
along the Corridor.
Based on this information, the primary focus of land use
changes will be on vacant, developable sites rather than
redevelopment of existing properties. At the same time,
support for reinvestment in existing properties is essential
to the long-term health and viability of the Corridor.
Strategies to help grow existing commercial locations while
encouraging new development include:
Encourage development of vacant or underutilized
parcels as the first stage in Corridor revitalization.
Support should be given to projects that contain uses,
architecture and site designs that contribute to a
positive identity of the Corridor as a whole. Support
could be in the form of changes in land use
designations (including those shown on the Framework
Plan), support for “Addition of a Permitted Use”
requests, an enhanced level of problem-solving during
development review, and reimbursement agreements
that reduce upfront costs for infrastructure. Projects
that detract from a positive image - such as car lots,
outdoor storage, and storage units - will be
discouraged or limited to certain areas of the Corridor.
In developed areas, work with property owners and
businesses to evaluate and, if public support exists,
initiate, Special Improvement Districts, an Urban
Renewal Plan or other public finance techniques to:
Upgrade the substandard streets and/or
infrastructure.
Establish and/or fund a façade improvement loan
or grant program to encourage improvements to
existing building stock. This will help to upgrade
the character of structures and attract new
customers.
Continue to monitor and address barriers to Change of
SOUTH COLLEGE CORRIDOR PLAN
CHAPTER 5 – IMPLEMENTATION 53
Strategy 3
Coordinate the Implementation of
Transportation Improvements
Significant work, prior to this Plan, went into identifying the
location and type of future transportation improvements.
The strategies in this Plan build on that prior work and are
primarily refinements or clarifications. The most important
overall strategy is for the various transportation partners -
the City of Fort Collins transportation staff, CDOT staff,
local property owners, residents and businesses - to
continue discussing how the Access Control Plan would be
implemented and how the concerns of businesses would be
met.
The highest priority transportation improvements are:
Sidewalks along College Avenue, particularly north of
Trilby Road. The long-term highway cross-section
shows an eight-foot off-street path within the public
rights-of-way. The short-term plan does not describe
pedestrian circulation improvements. A recommended
interim solution is to connect building facades with
sidewalks and striping or special paving between
buildings, as shown in Figures 19 and 27, rather than
at the frontage road.
Improvements to the Trilby intersection.
Sidewalks along Skyway, west of College, to connect
Foothills Gateway to the transit stops.
Sidewalks along Trilby Road.
Safer access to transit stops at Skyway Drive.
A conceptual design for areas with a frontage road to
demonstrate how existing buildings and parking could
work with to short- and long-term Access Control Plan
improvements. Sketches in this Plan show possible
solutions; however, a more comprehensive diagram is
needed.
Three future traffic signals along College Avenue,
including Fairway Lane, Crestridge/Smokey Streets,
and Triangle Drive. Traffic conditions, changes in land
use, and availability of funding will determine when
signals are installed at these locations. Fairway Lane
will be signalized when MAX is operational and the
South Transit Center becomes needed. The
Crestridge/Smokey intersection signal may be installed
with development of the Vineyard Church site. It is not
clear when the Triangle intersection would be
signalized - possibly when the Neighborhood
Commercial District and/or the Multi-family Mixed-Use
Neighborhood are developed.
Bus stops improvements at College and Skyway,
including shelters, benches, and safer walking
surfaces. Future work on the Skyway intersection
should include a more comfortable pedestrian crossing
and sidewalk connections to the bus stops.
SOUTH COLLEGE CORRIDOR PLAN
54 CHAPTER 5 – IMPLEMENTATION
Strategy 4
Develop Public Funding Strategy for
Capital Improvements
Since South College’s economic future is closely tied to the
retention and expansion of existing businesses, public
support of its economic development “infrastructure” is
essential for long-term health and viability. The primary
issue for infrastructure is the development of a complete
street network, including streets constructed to City
standards, curb and gutters, sidewalks, bike lanes,
landscaping, transit stops, and utility easements. Also,
paying for adequate transit service and facilities is an issue.
Delivering these essential improvements to the Corridor
presents a huge financial challenge for the City and existing
business and property owners in the study area.
The typical funding method outside of public funding is for
developer to pay for the cost of improvements needed to
serve that development. This will continue to be one of the
primary infrastructure funding methods. However, many
portions of transportation infrastructure are beyond the
responsibility of a single developer, such as widening
College Avenue.
This section describes the most likely public and district
funding mechanisms for capital improvements in the South
College Corridor. It does not describe federal, state or
regional funding sources, or existing City programs such as
the Street Oversizing Fund or the Stormwater Utility funds,
though these are also possibilities. The funding
mechanisms listed here specifically relate to transportation
improvements, though some can also be used for other
purposes. As a precondition to the consideration of any new
funding source, the City (or another appropriate entity)
needs to discuss the possibilities with area businesses and
property owners. The creation of a formal business
organization could help facilitate this discussion and provide
support for a capital project (see Strategy 1).
Capital Improvement Program - City-Wide Sales Tax
Initiative (i.e. “Building on Basics”)
A voter-approved ¼-cent sales tax has been a typical
method of paying for many large City capital projects. Such
a program for South College could pay for a portion of the
needed transportation improvements and leverage
additional state and federal funds.
General Improvement District
A General Improvement District (GID) is a City-initiated
special district approved by voters in a specified area that
can levy a property tax and/or levy assessments or fees to
pay for specified public improvements such as roads,
transit, parks, utilities, or parking. A GID has operated
successfully downtown since 1977. A GID can be created
by the City in response to a petition by at least 200 or 30
percent of the electors, whichever is less.
The overall funding potential of such a district would be
fairly modest in the South College Corridor, since it would
likely be a tax based on property valuation. Still, it could be
useful for certain urban design elements or for maintenance
of certain improvements, with benefits proportional to the
size and value of the district. At the time of this writing, the
SOUTH COLLEGE CORRIDOR PLAN
CHAPTER 5 – IMPLEMENTATION 55
Strategy 5
Create Gateway at South College
and Carpenter
The Carpenter Road and South College intersection is the
most heavily traveled gateway into Fort Collins from the
south. Because it provides the first impression of the
community for many visitors, the intersection is an
important opportunity to convey a positive and lasting
image and to provide a clear sense of entry into Fort
Collins.
A special gateway theme builds on general Land Use Code
requirements. This theme is characterized by buildings
located and designed to frame the intersection, a high level
of architectural detail, coordinated landscaping across both
sides of the highway, attractive pedestrian plazas and
artistic elements between buildings and the highway, and
sidewalks setback from the highway.
The purpose of the gateway theme is to highlight the
southern-most entry into Fort Collins with unique and high
quality streetscape and building architecture near the
College/Carpenter intersection. The intent is to clearly
distinguish the streetscape and adjacent development as
unique places that the community can be proud of and that
are inviting to the public.
Elements of the Gateway
Parcels along the east side of College Avenue near
Carpenter Road are set back at least 50 feet from the
ultimate edge of pavement. On the west side, buildings and
parking will also be set back 50 feet from the ultimate edge
of pavement. Within this setback area, special gateway
landscaping will consist of groups of deciduous, evergreen,
and ornamental trees repeated across both sides of the
highway, including the median, in a coordinated massing
pattern.
The massing pattern of tree groups and openings can be
placed to manage views and reinforce features and spaces
along the streetscape, e.g. a transit stop, signs, and
outdoor spaces defined by buildings, and community
identity features such as entry monuments, retaining walls,
welcome signs, and public art.
The setback will also include an eight-foot multi-use, off-
street path with a generous separation from the highway.
The path will be designed in conjunction with landscape
design, transit stops and street lighting. In addition, a
distinctive pedestrian plaza will be provided within the
setback area.
Buildings near the intersection will frame the intersection
and be coordinated in terms of placement and image. All
buildings will include roofs with visually interesting forms
(e.g., sloped or barrel) and be multi-storied. Building
masses will be varied with elements such as offsets,
recesses and projections, reveals, harmonious variations in
roof-shape or height, and vertical extensions at focal points.
Retaining walls will be constructed of stone or materials that
match the architecture of the building.
SOUTH COLLEGE CORRIDOR PLAN
56 CHAPTER 5 – IMPLEMENTATION
Strategy 6
Improve Neighborhood
Shopping Opportunities
In recent years, the area adjacent to the South College
study area has experienced significant residential growth.
The primary trade area grew from a population of 5,523 in
1990 to 17,528 in 2007, which is an increase of over
12,000. This residential growth has changed the character
of the South College Corridor. The current retail supply
along South College includes a widely diverse array of
independent retailers that are attracted to the Corridor by
competitively priced retail rents generally oriented to the
highway. Nearby residents generally leave the area for
their neighborhood retail and services needs. Spending in
convenience goods is noticeably concentrated in the nearby
College Corridor north of Harmony and the Harmony
Corridor east of College, according to a 2008 market
assessment. That study highlighted a supermarket as the
major new retail opportunity.
Successfully expanding existing neighborhood retailers and
attracting new neighborhood goods and services requires
vibrant vehicle and pedestrian traffic, safe access, and
residential growth. Improvements are needed to improve
access and highway safety, the streetscape, and pedestrian
facilities along South College. Furthermore, attracting
neighborhood retail requires strategies to focus
development in clusters along the Corridor, thereby
concentrating visitation and retail purchases.
Strategies to attract additional neighborhood retail and
services include:
The key location for new neighborhood services,
including a supermarket, is the Neighborhood
Commercial District at the northwest corner of College
and Carpenter roads. The best strategy for facilitating
the supermarket is to coordinate transportation and
stormwater improvements along both sides of College.
Other small scale neighborhood centers could be
constructed on the Low-Density Mixed-Use area north
of Benson Lake, and the vacant commercial site
located along the west side of College between
Skyway and Trilby.
The southwest corner of Trilby and College and the
northeast corner of Carpenter and College are
designated as Limited Commercial, which could also
support neighborhood-serving retail uses.
Where controversy over potential development exists,
a collaborative process (known as “charettes”) should
be instituted to identify and address site-specific issues
and to build agreement between residents, developers
and property owners on the design of development.
SOUTH COLLEGE CORRIDOR PLAN
CHAPTER 5 – IMPLEMENTATION 57
Strategy 7
Develop Off-Street Trail Network
The South College Corridor trails plan complements the trail
systems shown in the Fort Collins’ Bike Plan and Parks and
Recreation Policy Plan by identifying additional regional and
neighborhood trail segments in the South College area.
These additional segments are intended to provide more
fine-grained connections between neighborhoods and
significant destinations like parks or neighborhood retail
stores.
Priority should be given to those locations where new
rights-of-way are not required and where the new trail
provides an extension of existing facilities. Trails shall be
located and designed to minimize disturbance of natural
features. City-initiated and maintained trails include:
Fossil Creek Trail connection to Cathy Fromme Prairie.
Connection from the Fossil Creek Trail to Skyway
Drive.
Specific segments will be completed as private
development occurs. These segments include:
Extension of a north-south Skyway Trail between
Skyway Drive and Trilby Road.
Extension of a north-south Skyway Trail between Trilby
Road and Carpenter.
Trail connection from South College to Provincetowne
Park.
Strategy 8
MAX Bus Rapid Transit
and Transit-Oriented
Development on the Mason Corridor
The Mason Corridor MAX Bus Rapid Transit project (MAX
BRT) will be a catalyst for not only multi-modal (pedestrian,
bicycle, and transit) enhancements throughout the Corridor,
but also for a new type of place along South College -
transit-oriented development. MAX has the potential to
significantly change the character of South College near
Harmony Road. MAX may reduce the need for parking,
allowing new projects to devote more land to housing,
offices, retail and public spaces. New transportation
connections could be made to enable users to conveniently
access MAX. A key idea is to create a transportation “spine”
from College Avenue to the South Transit Station.
A key strategy in encouraging transit-oriented development
has already been adopted as part of the Land Use Code:
“Development Standards for the Transit-Oriented
Development Overlay Zone”. Another strategy is to assist
problem solving efforts on key sites to help them become
“development-ready”. This includes collecting site
information, issues, barriers, etc., identifying a specific
vision for each site, and marketing those sites to potential
developers. A project has been initiated to conduct such a
study, titled “Priming Sites for Refill”.
SOUTH COLLEGE CORRIDOR PLAN
58 CHAPTER 5 – IMPLEMENTATION
Implementation Table The information presented in the following table identifies
specific actions the City and others can take to implement
this Plan
Timeline
Goal
Action
Responsible
Parties
Short Term
1-5 yrs
Mid
Term
5-10
yrs
Long
Term
10-20
yrs
LAND USE
Goal LU 1: Retain the eclectic business mix while supporting new uses that strengthen the South College market.
1. Change City Structure Plan and rezone properties
consistent with the Framework Plan.
City X
(with Plan
adoption)
2. Amend the Commercial-North College Zone District
(C-N) and rename to Service Commercial (C-S)
City X
(with Plan
adoption)
3. Identify and resolve unusual development issues on
new development projects that meet the Plan vision.
Developers, City X X X
4. Seek ways to reduce or defer upfront infrastructure
costs for minor projects that contribute to the Plan
vision.
City, Developers
X X
5. If a special funding mechanism is created, use those
funds to upgrade the infrastructure and consider
establishing a façade improvement program.
City
X X
6. Continue to monitor and address barriers to Change of
Use, Enlargement of Structures, and Redevelopment
projects that further the Plan vision.
City
X X
Goal LU 2: Encourage neighborhood serving retail and commercial uses in locations convenient to adjacent
neighborhoods.
7. Work to coordinate transportation and stormwater
improvements near College and Carpenter in order to
facilitate the development of a supermarket.
City, Developers
X X
8. Utilize a collaborative process (“charettes”) to build
agreement on key development sites.
Developers, Property
SOUTH COLLEGE CORRIDOR PLAN
CHAPTER 5 – IMPLEMENTATION 59
Timeline
Goal
Action
Responsible
Parties
Short Term
1-5 yrs
Mid
Term
5-10
yrs
Long
Term
10-20
yrs
11. Prepare a conceptual design in areas with a
frontage road in order to determine how various
street elements could be built in the short-term
Access Control Plan.
City Transportation,
CDOT, Business and
Property Owners X
12. Monitor traffic conditions at the three potential signal
locations to determine if a signal is needed.
City Traffic Operations,
CDOT X X
Goal T 2: Create a more complete street network of local and collector roads.
Goal T 3: Make walking and biking practical and enjoyable methods to shop or commute.
13. Construct a trail connection between the Fossil
Creek Trail and Skyway.
City X X
14. Implement the Skyridge and Provincetowne Park
trails, and other neighborhood connections, through
new development.
Developers
X X
15. Amend the City’s Bicycle Plan to include the new
routes identified in the South College Corridor Plan.
City Transportation
Planning X
Goal T 4: Strengthen the existing transit network and support the expansion of regional and local transit links.
16. Improve the bus stops at College and Skyway with
shelters, benches, and safer walking surfaces.
Transfort X
COMMUNITY APPEARANCE AND DESIGN
Goal CAD 1: South College’s image will evolve from a highway defined by cars to a healthy business district
defined by retail activity.
17. Formulate a program of themes and elements that
could be incorporated into design guidelines and
various projects, signs, banners, marketing, etc.
Property and Business
Owners, City Advance
Planning
X
Goal CAD 2: Create new public spaces.
18. Identify potential locations and designs for new
public spaces that could be constructed through
new development or street improvements.
SOUTH COLLEGE CORRIDOR PLAN
60 CHAPTER 5 – IMPLEMENTATION
Timeline
Goal
Action
Responsible
Parties
Short Term
1-5 yrs
Mid
Term
5-10
yrs
Long
Term
10-20
yrs
23. Conduct periodic outreach efforts to the local
business community to monitor Plan
implementation and address Property and
Business Owner concerns.
City Neighborhood
Services
X X X
Goal CP 2: Leverage and stimulate investment with infrastructure projects.
24. Evaluate the use of public funding mechanisms
including CIP, federal/state funds, special districts
and tax increment financing (TIF).
City
X X
25. If and when community support exists, initiate an
appropriate funding mechanism primarily for
improving infrastructure.
City
X X
26. In the Capital Improvement Program, consider
increasing the priority of South College Corridor
improvement projects that have been identified as
high-priority in the South College Corridor Plan.
City Transportation
X X
27. Initiate a Special Improvement District for the
South 13 Subdivision.
Property Owners (City
Engineering technical
support)
X
NATURAL RESOURCES AND DRAINAGEWAYS
Goal ND 1: Natural resources within and adjacent to the South College Corridor will be protected and enhanced to
the maximum extent feasible.
28. Buffer the impact of new development on all
important natural features, including those within
the Redtail Grove Natural Area, Prairie Dog
Meadows Natural Area, and Pelican Marsh Natural
Area.
Developers
X X X
Goal ND 2: Solve drainage system needs to allow street and development projects while maintaining natural
drainageways.
29. Coordinate with the Louden Ditch Company for
SOUTH COLLEGE CORRIDOR PLAN
APPENDIX A – SOUTH COLLEGE CORRIDOR SURVEY RESULTS 61
APPENDIX A
SOUTH COLLEGE
CORRIDOR SURVEY
RESULTS
Introduction
Resident household and business owner surveys were
conducted as part of the South College Corridor Plan. The
household survey was mailed to households in the trade
area surrounding the South College Corridor. The business
survey was mailed to all property owners of business
owners along South College. The consultant team,
comprised of EDAW, EPS, and RRC Associates, in
collaboration with City of Fort Collins staff, designed both
surveys. City staff fielded and tabulated the household
survey. RRC Associates fielded and tabulated the business
survey. This memo describes the major findings of both the
household and business owner survey.
Household Survey
The household survey was distributed to 2,000 randomly
selected households from a mailing list of households within
the Trade Area depicted in Figure 31. A total of 365
surveys (341 via mail and 24 internet surveys) were
returned and tabulated (approximately 20 percent) resulting
in a statistically valid survey. The primary findings are
summarized in four sections: Survey Respondent Overview,
Shopping Patterns, Community Investment Opinions, and
Retail Development Opinions/Conclusions.
Survey Respondents Overview
Household survey respondents stretched a broad range of
residency tenure in Fort Collins with a mixture of long and
short term residents participating. Figure 32 shows the
range of “10 to 19 years” and “30 years and more”
contained the greatest number of survey respondents at
23.8 percent and 22.1 percent, respectively. The high
percentage of respondents from “10 to 19 years” suggests
residents, who moved to the trade area during the high
growth period between 1990 and 2000 census years, have
become significant stakeholders. Combined, respondents
who have been in Fort Collins between zero to five years
and five to nine years accounted for 37.9 percent of
respondents and show the continued influence of new
residents to the area.
Figure 31 - Years of residency in the Fort Collins area
Range %
Less than 5 years 18.4%
5 to 9 years 19.5%
10 to 19 years 23.8%
20 to 29 years 16.1%
30 years or more 22.1%
Total 100.0%
Source: RRC Associates, Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Models\[17864-Homeowner Survey Results.xls]Years in Ft. Collin
Residents earning over $90,000 per household comprised
56.3 percent of respondents, which is higher than the
average of 20.8 percent for the trade area as a whole, as
shown in Figure 33. The comparison for the trade area was
derived using data from Claritas, a widely used
demographic research company, which uses census
SOUTH COLLEGE CORRIDOR PLAN
62 APPENDIX A – SOUTH COLLEGE CORRIDOR SURVEY RESULTS
Figure 33 - South College trade area
SOUTH COLLEGE CORRIDOR PLAN
APPENDIX A – SOUTH COLLEGE CORRIDOR SURVEY RESULTS 63
Spending Patterns
The first question, regarding consumer spending habits,
asked respondents to estimate their total annual retail
spending for 2007 by store type, without respect for
location. On average, respondents estimated retail
purchases total spending at $15,339 annually, compared to
an average of $19,162 based on the US Census of Retail
Trade estimates for the trade area. By store category, the
survey responses mirror Census of Retail Trade estimates
closely. However, the lower percentage of estimated
purchases made at “Drugstores and Membership
Warehouse” may suggest substitution at other retail store
types due to the lack of available stores within these
categories.
Household survey respondents were also asked to estimate
the portion of retail purchases made by major location for
special store categories. The results of the survey question
are listed by store type in the Figure 34. The store type
most frequented by respondents in the South College
Corridor (study area) was “Beer, Wine, and Liquor”, which
accounted for 19.9 percent of the spending.
“Supermarket/grocery and natural food” spending is the
largest retail spending category overall, but accounts for
only 6.1 percent of spending done by survey respondents in
the South College Corridor.
Table 34 - Household survey respondents retail store
spending
Type of Store
Estimated Survey
Expenditures
Response
% of TPI
Census of
Retail Trade
Supermarket/Grocery & natural food $5,576 4.4% 6.0%
Drugstores $706 0.7% 1.4%
Beer, Wine, Liquor $578 0.6% 0.8%
Other Specialty Food Stores $310 0.3% 0.1%
Discount and Supercenter $1,994 2.0% 2.7%
Membership Warehouse $1,753 1.7% 3.5%
Hardware Stores $400 0.4% 0.4%
Home Improvement Centers $1,877 1.9% 1.4%
Restaurants/Bars $2,143 2.1% 2.6%
Total Annual Retail Purchases $15,339 $15,339 $19,162
Trade Area Average Annual HH Income (Claritas) $101,444 $101,444 $101,444
Source: RRC Associates, Claritas, Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Models\[17864-Homeowner Survey Results.xls]Expen%
Spending was noticeably concentrated in the nearby
College Corridor, north of Harmony, and the Harmony
Corridor, east of College. Spending in these corridors
contained high percentages of spending in the category of
supermarket/grocery (20.3 and 57.0 percent), drugstores
(42.3 and 38.8 percent), specialty food stores (32.4 and
25.1 percent), and restaurants/bars (35.6 and 26.9
percent). The percentage of spending in retail categories
away from the South College Corridor suggests new store
opportunities in the South College Corridor, given the store
types mentioned above typically serve residents at a
SOUTH COLLEGE CORRIDOR PLAN
64 APPENDIX A – SOUTH COLLEGE CORRIDOR SURVEY RESULTS
Figure 35 - Household survey respondent retail purchases by
location
Store Type
South College
Corridor
College Corridor
North of Harmony
Harmony Corridor
East of College
Other Fort
Collins Loveland
Other Front
Range Total
Supermarket/Grocery 6.1% 20.3% 57.0% 9.5% 5.8% 1.3% 100%
Natural Food 1.9% 64.5% 9.2% 23.8% 0.0% 0.5% 100%
Drugstores 3.9% 42.3% 38.8% 10.5% 3.9% 0.6% 100%
Beer, Wine, Liquor 19.9% 25.1% 41.1% 9.5% 2.2% 2.2% 100%
Other Specialty Food Stores 1.8% 32.4% 25.1% 31.0% 4.9% 4.9% 100%
Discount and Supercenter 8.1% 42.0% 11.4% 12.9% 23.7% 1.8% 100%
Membership Warehouse 6.1% 5.5% 73.0% 5.7% 5.3% 4.4% 100%
Hardware Stores 6.3% 16.3% 63.4% 8.5% 4.6% 0.9% 100%
Home Improvement Centers 4.0% 10.2% 68.4% 7.9% 8.6% 0.9% 100%
Restaurants/Bars 5.9% 35.2% 27.3% 22.1% 6.4% 3.0% 100%
Other 34.5% 27.3% 14.6% 11.3% 4.2% 8.1% 100%
Source: RRC Associates, Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Models\[17864-Homeowner Survey Results.xls]Location
Figure 36 displays the surveyed motivations behind
resident decisions to visit businesses in the South College
Corridor. The highest activity response was shopping,
which accounted for 31.2 percent of all responses, and
indicates that residents are most likely to visit South
College businesses for retail goods. The next two activities
with the greatest proportion of responses were auto related
activities at 17.4 percent and restaurants at 15.7 percent.
Figure 36 - Reasons for visiting South College Corridor by
activity
Activity Responses % of Total
Responses
Shopping 220 31.2%
Work 35 5.0%
Personal 58 8.2%
Business 21 3.0%
Auto 123 17.4%
Restaurants 111 15.7%
Entertainment 37 5.2%
Medical 30 4.3%
Other 5 0.7%
Do not patronize 65 9.2%
Total 705 100%
Source: RRC Associates, Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Models\[17864-Homeowner Survey Results.xls]Purpose
Although the results indicate the most common activity in
the South College Corridor is retail spending, there is a low
frequency at which this activity occurs. Figure 37 displays
the frequency that household survey respondents visit
businesses in the South College Corridor. A total of 57
percent of respondents visit businesses once a month or
less. The highest response rate was seen in respondents
SOUTH COLLEGE CORRIDOR PLAN
APPENDIX A – SOUTH COLLEGE CORRIDOR SURVEY RESULTS 65
Community Investment Opinions
Multiple improvements to the South College Corridor are
under consideration as part of the master plan. In an effort
to prioritize future efforts, households were asked to rank a
list of possible improvements to the Corridor. Respondents’
answers to the prioritization of improvement possibilities are
shown in Figure 38. The top three improvements, and the
only to receive greater than ten percent of responses,
include more open space, quality of commercial buildings,
and street beautification measures. Of these, the quality of
commercial buildings ranked the highest with 18.9 percent
of total responses.
Figure 38 - Household respondent improvement preferences
Improvement # % of Total # % of Total # % of Total
Responses Responses Responses
Lower traffic speed limits 25 7.3% 9 2.9% 34 5.2%
Improved traffic controls (traffic signals,
pavement markings, etc.) 30 8.7% 17 5.5% 47 7.2%
More landscaping, street trees, and
beautification 52 15.1% 51 16.4% 103 15.7%
Quality of commercial buildings 65 18.9% 58 18.6% 123 18.8%
More open space 41 11.9% 16 5.1% 57 8.7%
Improved storm drainage or flood protection 9 2.6% 12 3.9% 21 3.2%
Improved access to transit/bus service 16 4.7% 15 4.8% 31 4.7%
Improved commercial signs 4 1.2% 9 2.9% 13 2.0%
Improved bicycle access 41 11.9% 40 12.9% 81 12.4%
Improved pedestrian access 15 4.4% 32 10.3% 47 7.2%
Improved communication among neighboring
businesses and property owners 7 2.0% 11 3.5% 18 2.7%
Crime 25 7.3% 18 5.8% 43 6.6%
New street lighting 7 2.0% 10 3.2% 17 2.6%
Additional residential growth to support
commercial uses 7 2.0% 13 4.2% 20 3.1%
Total 344 100% 311 100% 655 100%
Source: RRC Associates, Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Models\[17864-Homeowner Survey Results.xls]Improvement Issues (2)
Most Important Second Most Important Combined
The top improvements which were second in importance
differed slightly and included improved pedestrian access,
improved bicycle access, quality of commercial buildings,
and street beautification measures. The improvement
receiving the highest amount of responses was quality of
commercial buildings, with 18.6 percent of responses.
When the two metrics of importance are combined, the
quality of commercial buildings emerges as the
improvement with the most responses, followed closely by
street beautification.
Residents were also asked to prioritize improvements
based on five levels of concern; the results are displayed in
Figure 38. Improved bicycle access contained the highest
amount of critical issue responses at 14.7 percent. Other
issues ranking highly, with ten percent or more in the
serious or critical category, included: pedestrian access,
more open space, quality of commercial buildings, and
street beautification measures.
SOUTH COLLEGE CORRIDOR PLAN
66 APPENDIX A – SOUTH COLLEGE CORRIDOR SURVEY RESULTS
Table 39 - Improvement priorities
Activity % of Total % of Total % of Total % of Total % of Total
Responses Responses Responses Responses Responses
Lower traffic speed limits 15.3% 5.9% 4.5% 3.9% 3.0%
Improved traffic controls (traffic signals,
pavement markings, etc.) 8.2% 8.1% 7.2% 6.0% 6.3%
More landscaping, street trees, and
beautification 4.3% 5.4% 8.2% 9.9% 10.6%
Quality of commercial buildings 3.4% 4.7% 7.9% 12.7% 10.4%
More open space 6.2% 6.6% 7.6% 6.5% 9.8%
Improved storm drainage or flood protection 6.5% 9.2% 8.2% 4.2% 4.8%
Improved access to transit/bus service 9.1% 7.9% 6.8% 6.3% 5.4%
Improved commerical signs 7.7% 8.1% 7.1% 6.9% 4.5%
Imporved bicycle access 5.2% 5.9% 6.5% 7.7% 14.7%
Imporved pedestrian access 4.3% 6.7% 6.3% 10.8% 11.2%
Improved communication among neighboring
businesses and property owners 8.4% 7.7% 6.9% 6.7% 4.0%
Crime 5.7% 7.6% 7.7% 6.3% 8.3%
New street lighting 5.1% 7.1% 9.4% 7.7% 4.5%
Additional residential growth to support
commercial uses 10.7% 9.2% 5.8% 4.3% 2.4%
Total 100% 100% 100% 100% 100%
Source: RRC Associates, Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Models\[17864-Homeowner Survey Results.xls]Improvement Issues
Not a Priority A Low Priority A Moderate Issue A Serious Issue A Critical Issue
Retail Development Opinions/Conclusions
Household respondents were surveyed regarding their
desire to see different types of retail stores. Figure 40
displays respondent preferences as measured by a simple
“yes” or “no” regarding desire for a particular store type.
Only three store types were positively rated by respondents
for inclusion in the South College Corridor, with 67.5
percent in favor of a grocery store, 68.5 percent in favor of
restaurants, and 79.6 percent in favor of small
neighborhood retail.
Figure 40 - Desired retail stores
Business Type %%
Auto Related Services 20.7% 79.3%
Antique malls 25.3% 74.7%
Grocery Stores 67.5% 32.5%
Drug stores/pharmacies 48.5% 51.5%
Restaurants/bars 68.5% 31.5%
Supercenters or warehouse stores 22.3% 77.7%
Small neighborhood oriented retail 79.6% 20.4%
Source: RRC Associates, Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Models\[17864-Homeowner Survey Results.xls]Business Desire
Yes No
The findings of the household survey largely corroborate
the retail demand conclusions which indicate strong
demand for a supermarket/grocery store as well as
restaurants/ bars. Additionally, general convenience
oriented goods were shown to have unmet demand in the
trade area, and could explain respondents’ desire for locally
based neighborhood oriented retail.
Additional conclusions from the household survey are listed
below.
Household spending in the trade area closely follows
average State of Colorado retail spending trends. The
SOUTH COLLEGE CORRIDOR PLAN
APPENDIX A – SOUTH COLLEGE CORRIDOR SURVEY RESULTS 67
Business Owner Survey
A survey was sent by mail to 297 businesses and property
owners along South College Corridor. A total of 93
businesses returned the survey for a statistically significant
response rate of 31 percent. Results from the survey are
divided into three sections: business profile, future plans,
and survey conclusions.
South College Corridor Business Profile
Business responses regarding the place of origin of their
customers confirm the results of the homeowner survey.
Figure 41 shows 49 percent of customers come from within
Larimer County; however, only 13 percent originate in Fort
Collins. The result of this finding provides indication the
South College Corridor businesses serve regional clients
with a small number servicing Fort Collins directly.
Figure 41 - Business customer origin
Place % of Total
Responses
Within Ft. Collins 13%
Within Larimer County
(including Ft. Collins,
Loveland, Windsor) 49%
North Front Range Region 23%
Statewide 16%
Source: RRC Associates, Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Models\[17864-Business owner Survey Results.xls]Where cust
The businesses that responded to the survey can be
characterized as “small” based on the results displayed in
Figure 42. Over half of businesses (52 percent) responded
that five or fewer people were employed full time. The next
largest category included businesses with six to 10
employees, which accounted for 29 percent of respondents.
Medium size businesses appear to be limited along the
Corridor as businesses, with 16 or more employees
accounted for only eight percent of respondents.
Figure 42 - Number of employees
Persons % of Total
Responses
1-5 52%
6-10 29%
11-15 9%
16-20 4%
21+ 4%
Source: RRC Associates, Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Models\[17864-Business owner Survey Results.xls]Persons Employed
In total, 68 percent of businesses that responded to the
survey also own the property on which their business is
located. The length of ownership for businesses that own
their property is displayed in Figure 43. Significantly, 55
percent of property owners have owned their land for 11 or
more years. The highest ownership range was between 11
and 20 years, which accounted for 30 percent of all
respondents. The survey results indicate that the majority
of businesses own their land and are likely to have a low
cost basis as a result of long term land ownership.
Figure 43 - Years of ownership for businesses that own
property
Range % of Total
SOUTH COLLEGE CORRIDOR PLAN
68 APPENDIX A – SOUTH COLLEGE CORRIDOR SURVEY RESULTS
Future Plans for South College Corridor
Businesses
To understand the stability of the business community
along the South College Corridor, businesses were asked
survey questions to provide insight into their future plans.
As shown in Figure 44, the most common responses
indicated a desire to stay the same size and expand at the
existing location, which accounted for 36 percent and 27
percent of responses, respectively. In total, 70 percent of
respondent businesses gave indication of stability by
responding that they plan to stay the same size, expand at
current location, or renovate the existing structure.
Figure 44 - Future plans for businesses
% of Total
Responses
Stay the same size 36%
Expand at the existing location 27%
Renovate existing structure 7%
Move elsewhere 14%
Downsize 1%
Other 15%
Source: RRC Associates, Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Models\[17864-Business owner Survey Results.xls]Future Plans
Figure 45 - Business respondent improvement preferences
Most
Important
Second Most
Important Combined
Improvement % of Total % of Total % of Total
Responses Responses Responses
Lower traffic speed limits 14.0% 6.0% 10.0%
Improved traffic controls (traffic signals,
pavement markings, etc.) 28.0% 14.0% 21.0%
More landscaping, street trees, and
beautification 4.0% 13.0% 8.5%
Quality of commercial buildings 14.0% 11.0% 12.5%
More open space 4.0% 5.0% 4.5%
Improved storm drainage or flood protection 3.0% 3.0% 3.0%
Improved access to transit/bus service 3.0% 3.0% 3.0%
Improved commercial signs 7.0% 6.0% 6.5%
Improved bicycle access 1.0% 3.0% 2.0%
Improved pedestrian access 2.0% 3.0% 2.5%
Improved communication among neighboring
businesses and property owners 3.0% 9.0% 6.0%
Crime 8.0% 10.0% 9.0%
New street lighting 1.0% 6.0% 3.5%
Additional residential growth to support
commercial uses 10.0% 7.0% 8.5%
Source: RRC Associates, Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Models\[17864-Business owner Survey Results.xls]Improvement Issues (2)
When asked, business survey respondents ranked the
majority of improvements as, “not a priority.” The exception
occurred when respondents were asked about improved
traffic controls, in which 40 percent indicated that they were
a serious or critical issue. The improvement question was
rephrased and respondents were asked which improvement
was the most important and second most important (see
Figure 45). Consistent with the previous question,
SOUTH COLLEGE CORRIDOR PLAN
APPENDIX A – SOUTH COLLEGE CORRIDOR SURVEY RESULTS 69
Related to these results, 76 percent of businesses that own
their property responded “no” when asked if they
envisioned redeveloping their property. However, 26
percent of businesses responded positively to the same
question, which is approximately the same amount that has
interest in selling their property in the short term (one to five
years). The fact that a quarter of property owners are
interested in selling or redeveloping indicates some
potential for change within the South College Corridor.
Figure 46 - Interest in selling property
Range % of Total
Responses
1-5 years 26%
6-10 years 12%
11-20 years 10%
Not interested in selling 52%
Source: RRC Associates, Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Models\[17864-Business owner Survey Results.xls]Future Plans (2)
Business Owner Survey Conclusions
The business survey results show consistent indicators of
stability within the South College business Corridor.
Specifically, the following conclusions can be derived from
the survey data.
The market is not currently exerting pressure on
business owners to take on the risk associated with
redeveloping their property.
Economic conditions are such that businesses are
content with current conditions or small improvement to
their business/property.
Stability of the business community and lack of market
pressure has resulted in an unwillingness to sell
amongst the majority of business owners surveyed.
SOUTH COLLEGE CORRIDOR PLAN
70 APPENDIX A – SOUTH COLLEGE CORRIDOR SURVEY RESULTS
SOUTH COLLEGE CORRIDOR PLAN
APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 71
APPENDIX B
SOUTH COLLEGE CORRIDOR
MARKET ASSESSMENT
June 12, 2008
Prepared for:
City of Fort Collins
Prepared by:
Economic & Planning Systems, Inc.
EPS #17864
Questions regarding the information contained herewith should be directed to:
Principal-in-Charge
Daniel R. Guimond
Project Manager
Joshua A. Birks
Economic & Planning Systems, Inc.
730 17th Street, Suite 630
Denver, CO 80202
(303) 623-3557 Phone
(303) 623-9049 Facsimile
SOUTH COLLEGE CORRIDOR PLAN
72 APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT
TABLE OF CONTENTS
PAGE
I. INTRODUCTION & SUMMARY OF FINDINGS .................................................... 75
Background ................................................................................ 75
Summary of Findings..................................................................... 76
II. ECONOMIC & DEMOGRAPHIC FRAMEWORK.................................................... 80
Fort Collins ................................................................................ 80
South College Market Area.............................................................. 80
III. HOUSEHOLD AND BUSINESS OWNER SURVEYS................................................. 84
Household Survey......................................................................... 84
Business Owner survey................................................................... 91
IV. EXISTING REAL ESTATE CONDITIONS ......................................................... 96
Corridor Overview........................................................................ 96
Current Conditions ....................................................................... 96
Redevelopment Opportunities ......................................................... 96
V. RESIDENTIAL DEVELOPMENT................................................................. 100
For-Sale Market Conditions ............................................................ 100
Apartment Market Conditions ......................................................... 100
Residential Development Potentials ................................................. 101
VI. RETAIL DEVELOPMENT ...................................................................... 102
Retail Market Area ...................................................................... 102
Existing Retail Supply................................................................... 103
Sales Potential ........................................................................... 106
Retail Development Potentials........................................................ 110
VII. BUSINESS AND INDUSTRIAL DEVELOPMENT ................................................... 115
Commercial Market Overview ......................................................... 115
Corridor Market Conditions ............................................................ 117
Employment Development Potentials................................................ 117
SOUTH COLLEGE CORRIDOR PLAN
APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 73
LIST OF TABLES
PAGE
Table 1 Trade Area Historic Household & Population Growth ................ 82
Table 2 Trade Area Projected Households ....................................... 82
Table 3 Trade Area Income Distribution by Households........................ 83
Table 4 Years of Residency in Fort Collins Area ................................. 85
Table 5 Household Survey Respondents by Income Range..................... 85
Table 6 Household Survey Respondents Retail Store Spending ............... 86
Table 7 Household Survey Respondents Retail Purchases by Location....... 87
Table 8 Reasons for Visiting South College Corridor by Activity .............. 87
Table 9 Frequency of Visits to Corridor........................................... 88
Table 10 Household Respondent Improvement Preferences .................... 89
Table 11 Improvement Priorities .................................................... 89
Table 12 Desired Retail Stores....................................................... 90
Table 13 Business Customer Origin ................................................. 91
Table 14 Number of Employees...................................................... 92
Table 15 Years of Ownership for Businesses that Own Property ............... 92
Table 16 Future Plans for Businesses ............................................... 93
Table 17 Business Respondent Improvement Preferences ...................... 94
Table 18 Interest in Selling Property ............................................... 95
Table 19 South College Corridor Redevelopment Potential..................... 97
Table 20 Residential Sales and Average Price, 1996-2006 ..................... 100
Table 21 Total Personal Income, 2007-2020...................................... 107
Table 22 Trade Area Expenditure Potential by Consumer Good .............. 108
Table 23 Supportable Square Feet, 2007-2020................................... 109
Table 24 Trade Area Supermarket/Grocery Expenditure Potential........... 112
Table 25 Larimer County Employment Trends, 1995-2005 ..................... 115
Table 26 Office & Industrial Historical Inventory & Rent, 2001-2006 ........ 116
Table 27 Office & Industrial Historical Vacancy & Absorption, 2001-2006 .. 117
SOUTH COLLEGE CORRIDOR PLAN
74 APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT
LIST OF FIGURES
PAGE
Figure 1 Primary Retail Market Area ............................................... 81
Figure 2 South College Trade Area ................................................. 84
Figure 3 South College Corridor Redevelopment Opportunities ............... 99
Figure 4 Existing Trade Area Retail Development .............................. 105
Figure 5 Existing Retail Development Pictures .................................. 105
Figure 6 South College Corridor Convenience Retail ........................... 111
SOUTH COLLEGE CORRIDOR PLAN
APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 75
I. INTRODUCTION & SUMMARY OF FINDINGS
City of Fort Collins retained Economic & Planning Systems as part of an interdisciplinary team, led by
EDAW to develop a South College Corridor Plan. The report summarizes the market analysis and
conclusions of EPS regarding the potential for additional development along the corridor.
BACKGROUND
The South College corridor stretches from Harmony Road on the north to Carpenter Road on the
south. A portion of the corridor was recently annexed by City of Fort Collins. The entire study area
considered during this study is within the City of Fort Collins boundary.
College Avenue, also know as US Highway 287, developed as an auto oriented corridor with a range
of highway oriented retail, light manufacturing, and industrial land uses. A few farm homes remain
along the corridor from its previously rural development pattern. In recent years, suburban
residential development has begun occurring in the corridor, generally behind (to the east and west)
of the highway oriented retail uses found immediately in the arterial corridor.
This market assessment was completed to provide input and direction to the corridor land use plan.
The following tasks were undertaken:
Economic and Demographic Framework – EPS summarized economic and demographic trends and
forecasts for Fort Collins and the larger Larimer County market area as previously provided in
theason Corridor Economic Analysis Report.
Household and Property Owners Surveys – The results of two separate surveys conducted to
provide input to the plan are summarized. The household survey provides data on existing retail
expenditure patterns as well as resident opinions on desired corridor improvements. The
property and business owner survey collected data on the existing business mix and property
owner plans for the future including expansions and redevelopment.
Existing Real Estate Conditions – EPS evaluated existing corridor land uses as well as real estate
conditions and values in order to identify future redevelopment opportunities in the corridor.
Residential Development – EPS analyzed recent for sale and for rent residential development
trends and conditions and evaluated available and future land use recommendations. Based on
this information, future residential development opportunities are identified.
Retail Development – EPS analyzed existing retail conditions and forecast the market for future
neighborhood and community level retail uses based on existing and future households and
household income in the logical trade areas for the corridor. The results of the household survey
quantifying existing retail expenditure patterns were used as input to this analysis.
Business and Industrial Development – EPS summarized existing business and industrial
development trends and forecasts in the Fort Collins market. Based on existing conditions and
available land, an estimate of future development capture is made.
SOUTH COLLEGE CORRIDOR PLAN
76 APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT
SUMMARY OF FINDINGS
1. The population of the South College Trade area has grown more rapidly than City of Fort
Collins or Larimer County since 1990. The buildable land inventory indicates the area can
continue to grow by an additional 4,800 residents to reach 23,600 by 2020.
The primary trade area grew from a population of 5,523 in 1990 to 17,528 in 2007, which is an
increase of 12,005. Between 1990 and 2000, the area grew by approximately 4,200 households or an
annual average growth rate of 8.6 percent. The area continues to experience high growth, with
households increasing by 1,780 households between 2000 and 2007 or an annual growth rate of 4.9
percent annually, which remains higher than the overall Larimer County growth rate of 1.6 percent
and City of Fort Collins growth rate of 3.1 percent. Growth in the area is primarily characterized by
single family detached units.
The buildable land inventory (updated by the City in 2007) estimates adequate land remains to
construct approximately 1,800 households in the market area. Based on current conditions and
historic absorption rates, these households are expected to be built by 2020. In total, the primary
trade area is expected to contain 23,600 persons by 2020, which is an increase of 4,800 persons from
current levels.
2. Between 1990 and 2007, household incomes in the trade area have grown significantly, with
the number of households earning $75,000 or more increasing by nearly 3,000 households,
or approximately 70 percent of the growth. This influx of income has helped the area
become one of the most affluent areas in the City with the average household income now
estimated at $102,000 annually.
In addition to strong population and household growth, the trade area has experienced strong income
growth. As evidence, between 1990 and 2007 households earning $75,000 or more annually
increased by over 3,000 or approximately 70 percent of all new households during this time period.
This income range represents a key benchmark for many retailers when considering new store
locations.
Increasingly, the households moving into the primary trade area appears to be among higher income
levels. Between 1990 and 2000 43 percent of new households earned $100,000 or more.
Subsequently, in the period between 2000 and 2007 62 percent of new households earned $100,000
or more. In total, over half (53 percent) of households in the trade area now earn $75,000 or more
annually. The implications of this demographic change will inform the retail and office development
potential sections of this report.
SOUTH COLLEGE CORRIDOR PLAN
APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 77
3. Household survey results indicate market demand for convenience oriented retail as
indicated by the low amount of shopping for associated categories in the South College
corridor as well as stated desire to see supermarkets/grocery in the corridor.
Household survey respondents were also asked to, “estimate the portion of retail purchases made by
major location for special store categories” in what location spending for convenience goods occurs.
The store type most frequented by respondents in the South College corridor (study area) was Beer,
Wine, and Liquor which accounted for 19.9 percent of the spending. Supermarket/grocery and
natural food spending is the largest retail spending category overall, but accounts for only 6.1
percent of spending done by survey respondents in the South College corridor.
Spending in convenience goods was noticeably concentrated in the nearby College Corridor North of
Harmony and the Harmony Corridor East of College. Spending in these corridors contained high
percentages of spending in the category of supermarket/ grocery (20.3 and 57.0 percent), drugstores
(42.3 and 38.8 percent), specialty food stores (32.4 and 25.1 percent), and restaurants/bars (35.6
and 26.9 percent). Further, only three store types were positively rated by respondents for inclusion
in the South College corridor, with 67.5 percent in favor of a grocery store, 68.5 percent in favor of
restaurants, and 80.1 percent in favor of and small neighborhood retail with 79.6 percent in favor.
4. South College corridor property owners and businesses are generally not considering major
expansions or redevelopments. The majority businesses are either content with current
conditions or plan to make small improvements to their business/ property.
The property owner and business survey asked questions regarding future expansion and
development plans. The most common responses indicated a desire to stay the same size and
expand at the existing location, which accounted for 36 percent and 27 percent of responses,
respectively. In total, 70 percent of respondent businesses gave indication of stability by responding
that they plan to say the same size, expand at current location, or renovate the existing structure.
Related to these results, 76 percent of businesses that own their property responded “no” when
asked if they envisioned redeveloping their property. However, 26 percent of businesses responded
positively to the same question, which is approximately the same amount that has interest in selling
their property in the short term (one to five years). The consistency of a quarter of property owning
business in selling or redeveloping indicates that although the businesses landscape is stable, some
potential for change within the South College corridor exists dependent upon market conditions.
5. The corridor includes approximately 280 acres of potential future redevelopment sites
comprised of large vacant parcels and functionally obsolete buildings.
Potential redevelopment sites were screened using GIS analysis based on an FAR of 0.5 or less, an
improvement–to-land value ratio of 1.0 or less, and parcel size of 2.0 acres or more. The initial
analysis did not identify agricultural parcels as potential sites given the lower assessed value of
agricultural land; however, these parcels were added to the analysis based on an FAR of 0.5 or less.
In total, the analysis identified 21 parcels totaling approximately 277.5 acres, the majority of these
development sites are located south of Trilby Road. In general, these sites are also characterized by
larger parcel sizes that aid in attracting development to the corridor.
6. The City’s buildable land inventory indicates the corridor can support approximately 1,800
new single family residential units. However, as the area approaches buildout, the demand
for alternative residential products will increase. The corridor can likely also support an
apartment development of 150 to 250 units.
The buildable lands inventory estimates that capacity remains in the trade area for approximately
1,800 additional homes. Most of these homes will be constructed in existing or planned subdivisions
SOUTH COLLEGE CORRIDOR PLAN
78 APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT
along the streets running parallel to College Avenue. Development in these subdivisions may
increase in density to include townhomes and duplexes as the area approaches buildout. The
primary opportunity for residential development along the corridor is an apartment complex.
The South College corridor has two main characteristics that make it appealing for apartment
development. These two characteristics are described below:
Visibility – The site is located along a major transportation routes between Fort Collins and
Loveland US Highway 287, which carries ample traffic each day. This visibility makes it a strong
location for apartment development that benefits from proximity to drive-by traffic.
Convenience – In addition, the proximity to this major transportation route provides the site with
convenient access to much of the region. This includes access to the downtown Fort Collins, the
Harmony Road employment corridor, and Loveland. All three locations provide ample
opportunities for employment and entertainment.
A typical suburban apartment project would likely include between 150 and 250 units to achieve
maximum management, leasing, and maintenance efficiency. This size of development will require
approximately 15 acres of land; there are several potential sites along the corridor that could be
considered for this land use.
7. The Trade Area is currently underserved by neighborhood retail and community service
uses, which a single neighborhood retail center of 75,000 to 125,000 square feet could fill
immediately.
Based on the anticipated future gap in sales, the trade area can support a supermarket/grocery store
assuming an industry standard of approximately $25 million in annual sales within the next 5 years.
A new supermarket/grocery store can anchor a neighborhood shopping center.
A typical supermarket anchored neighborhood shopping center includes between 75,000 and 125,000
square feet of retail space. Either a Safeway or a King Soopers would be candidates to anchor a
neighborhood shopping center. A supermarket will consume between 55,000 and 65,000 square feet
of space. The remaining available retail space will house ancillary retailer and personal care services
not currently in the area, such as a dry cleaner.
8. The demand for regional retail is anticipated to grow across City of Fort Collins and
Larimer County; however, the South College corridor in not an ideal regional retail location,
which will cause these uses to develop elsewhere in the City.
The South College corridor would have to compete with a variety of other regional retail sites in the
City and in the adjacent communities (Front Range Village, I-25 and Mulberry, I-25 and Prospect, I-25
and Harmony, and I-25 and Highway 392) for a finite amount of development potential. The corridor
has several competitive disadvantages compared to other locations with the region, as described
below:
Anticipated Growth – Growth adjacent to the corridor will continue increasing the population
from 16,972 in 2007 to approximately 21,762 by 2020. However, the anticipated amount of
growth combined with the existing population falls short of the demographic targets of many
regional retailers. Regional retailers typically expect a population of approximately 50,000 to
100,000 within a 3- to 5-mile radius.
SOUTH COLLEGE CORRIDOR PLAN
APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 79
Adjacent Competitive Regional Retail Nodes – The South College corridor is adjacent to two of
the main regional retail concentrations within the City; the College from Prospect to Harmony
and Harmony Road from College east to Zeigler. The latest regional retail development is
currently under construction in this area at the northwest corner of Zeigler and Harmony. These
regional retail agglomerations depend on the residents of the South College corridor trade area,
which largely falls within the 3- to 5-mile radius trade area of these centers.
Land Availability – The largest available parcel of land is approximately 50 acres. This would
support approximately 325,000 square feet based on an average floor-area-ratio (FAR) of 0.15
gross. A typical regional retail center ranges from 500,000 (a small power center) to 1.5 million
square feet (a super regional enclosed mall). Therefore, the corridor does not have the capacity
for a regional retail center. A limited number of regional retailers will develop in a stand-alone
configuration. These include Wal-Mart Supercenter, Home Depot, and Lowes. Each of these
retailers already has adequate market penetration in the Fort Collins area (accounting for future
plans).
9. The South College corridor is not ideally suited for major office development; however, the
corridor can expect to capture a small amount (50,000 to 75,000 square feet) of additional
community and neighborhood serving office.
The current market conditions in Larimer County create an extremely competitive environment for
additional employment development. Based on current zoning, over 700 acres of employment land
exists in the City largely clustered along Harmony Road and near existing employment uses.
Some of this land exists along the northern end of the corridor near the intersection of College
Avenue and Fossil Creek Drive. Plans for the area include up to six additional office buildings
totaling approximately 100,000 square feet of development. This planned office development will
consume approximately 6.5 percent of the forecast growth in office development between 2006 and
2015. It is unlikely the corridor will capture additional office development south of this node.
Industrial development may also be attracted to the Harmony corridor because of the ample land
supply and access to Interstate 25. It is unlikely that any major users will consider the South College
corridor for development. However, many small parcels exist along the corridor that is currently
zoned to allow for small service industrial uses (e.g., car repair, appliance repair, sign construction,
etc.). Service industrial uses cannot afford high rent or land prices; therefore, these uses will only
be attracted to the corridor as long as land values remain low.
SOUTH COLLEGE CORRIDOR PLAN
80 APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT
II. ECONOMIC & DEMOGRAPHIC FRAMEWORK
This section presents an overview of economic and demographic growth trends for Fort Collins and
the local market area. The regional employment forecasts provide a basis for forecasting office and
industrial development potentials. The market area population and household forecast provide a
basis for an estimate of housing demand. The additional household growth also provides a means for
forecasting retail demand.
FORT COLLINS
The recent Mason Corridor Economic Analysis provides a comprehensive evaluation of economic and
demographic trends within Fort Collins and Larimer County. The report is available from City of Fort
Collins. The following key findings are relevant to the South College Corridor Market Assessment:
Estimated Population and Households at Build-Out – Based on the buildable lands inventory
(revised by the City in 2007) and estimates of redevelopment potentials, City of Fort Collins is
anticipated to grow to approximately 85,000 households and 230,000 residents at buildout.
Current market conditions and historic absorption rates indicate buildout will occur sometime
between 2030 and 2035. However, as the supply of available vacant land diminishes the amount
of redevelopment within the City will increase. Therefore, the City will likely continue to grow
beyond 2035 through redevelopment.
Household Income – The average household income in the City grew to approximately $69,000 in
2006 up from approximately $56,000 in 2000, an annual average growth rate of 3.2 percent. The
Consumer Price Index (CPI), a measure of inflation, grew by 2.2 percent annually during the same
period. Therefore, City of Fort Collins experienced approximately 1.0 percent in average annual
real income growth.
Housing Construction – From 2000 through 2006, there were a total of approximately 9,400
residential permits issued in Fort Collins, which equates to just over 1,300 per year. Housing
construction decreased in 2006 to approximately 600 units, a reduction of approximately 40.5
percent from 2005, when approximately 1,000 permits were issued. This decline in permit
activity is seen across all residential permit types. Furthermore, this trend can be seen across
the entire Front Range. This downward trend in housing construction coincides with rising
mortgage interest rates and the implosion of the sub-prime lending market.
Employment Growth – Larimer County has experienced significant employment growth over the
last decade. Nearly 25,000 jobs in Larimer County were added between 1990 and 2000, which
fueled associated population and household growth. Although employment declined in 2002 and
2003 along with the rest of the nation, the region’s economy rebounded in 2004 and 2005 with
healthy employment gains (approximately 20 percent) and declining unemployment rates. Job
growth averaged 1.0 percent growth between 2000 and 2005, adding nearly 1,200 jobs per year.
SOUTH COLLEGE MARKET AREA
A market area typically includes either the majority of competitive projects or majority of potential
consumers. Therefore, the South College Corridor Market Assessment will use several different
market areas to analyze development potentials. For the purpose of evaluating residential and
SOUTH COLLEGE CORRIDOR PLAN
APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 81
employment opportunities the market area will be defined as City of Fort Collins and Larimer County
excluding Estes Park.
The retail development potentials analysis will rely on two market areas; a primary and secondary
market area, which will allow for an analysis of both convenience and regional retail uses. The South
College corridor primary trade area is defined as the area comprising the majority of potential
convenience retail consumers. The trade area spans from Harmony Road on the north to County
Road 30 on the South from Taft Hill Road on the West to the Union Pacific Rail line on the east, as
shown in Figure 1. The secondary trade area for the retail analysis will include all of Larimer County
excluding Estes Park and portions of western Weld County (the same trade area used in the I-25
retail opportunity analysis).
Figure 1
Primary Retail Market Area
South College Corridor Market Assessment
POPULATION & HOUSEHOLDS
The primary trade area grew from a population of 5,523 in 1990 to an estimated 17,528 in 2007 an
increase of 12,005, as shown in Table 1. During the period between 1990 and 2000 the area grew by
approximately 4,200 households or an annual average growth rate of 8.6 percent. The area
continues to experience high growth, with households increasing by 1,780 households between 2000
SOUTH COLLEGE CORRIDOR PLAN
82 APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT
and 2007 or an annual growth rate of 4.9 percent annually, which remains higher than the overall
Larimer County growth rate of 1.6 percent and City of Fort Collins growth rate of 3.1 percent.
Growth in the area is primarily characterized by single family units, which have accounted for
approximately 61 percent of new development in the entire City.
Table 1
Trade Area Historic Household & Population Growth
South College Corridor Market Assessment
1990 2000 2007
# Ave. % # Ave. %
Population¹ 5,523 12,544 17,528 7,021 8.55% 4,984 4.90%
Total Households² 1,966 4,480 6,260 2,514 8.58% 1,780 4.90%
¹2000-2007 based on historic population per household
²Households based on building permit activity assuming 5% vacancy
Source: Claritas, City of Ft. Collins; Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Data\[Trade Area Household Projection.xls]Historic and Household Growth
2000 - 2007
Change
1990 - 2000
Change
The buildable land inventory, updated by the City in 2007, estimates adequate land remains to
construct approximately 1,800 households in the market area. Based on current conditions and
historic construction rates these households will likely be constructed by 2020. The expected annual
average growth rate during this time period is estimated at 2.09 percent, which at roughly 2 percent
less than the current rate of growth, and represents a gradual slowing of the market as single family
development opportunities are constrained by land availability. In total, it is estimated that the
Primary trade area will contain 23,600 persons by 2020, which is a difference of 4,800 persons from
current levels.
Table 2
Trade Area Projected Households
South College Corridor Market Assessment
2008 2010 2015 2020
# Ann. %
Total Households 6,286 6,479 7,474 8,060 1,774 2.09%
Population¹ 16,972 17,493 20,180 21,762 4,790 2.09%
¹ Based on current population per household
Source: Claritas, City of Ft. Collins; Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Data\[Trade Area Household Projection.xls]Projected Housing Units
2010 - 2020
Change
HOUSEHOLD INCOMES
In addition to strong population and household growth, the trade area has experienced strong income
growth. As evidence, between 1990 and 2007 households earning $75,000 or more annually
increased by over 3,000 or approximately 70 percent of all new households during the same time
period. This income range represents a key benchmark for many retailers when considering new
store locations.
SOUTH COLLEGE CORRIDOR PLAN
APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 83
Increasingly, the households moving into the primary trade area appears to be among higher income
levels, as shown in Table 3. Between 1990 and 2000 43 percent of new households earned $100,000
or more. Subsequently, in the period between 2000 and 2007 62 percent of new households earned
$100,000 or more. In total, over half (53 percent) of households in the trade area now earn $75,000
or more annually. The implications of this demographic change will inform the retail and office
development potential sections of this report.
Table 3
Trade Area Income Distribution by Households
South College Corridor Market Assessment
Income 1990 2000 2007
# Ann. % # Ann. %
Less than $10,000 169 92 115 -77 -5.90% 23 3.26%
$10,000 - $29,999 548 609 705 61 1.05% 97 2.13%
$30,000 - $49,999 469 661 755 192 3.49% 94 1.92%
$50,000 - $74,999 439 1,063 1,335 624 9.24% 272 3.31%
$75,000 - $99,999 182 813 1,006 631 16.16% 194 3.10%
$100,000 - $149,999 125 695 1,332 570 18.69% 637 9.73%
$150,000 or more 33 547 1,010 514 32.40% 463 9.16%
Total 1,966 4,480 6,260 2,514 8.58% 1,780 4.90%
$75,000 or more 340 2,055 3,349 1,715 19.71% 1,294 7.23%
Source: Claritas, City of Ft. Collins, Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Data\[Trade Area Household Projection.xls]Income
1990 - 2000
Change
2000 - 2007
Change
SOUTH COLLEGE CORRIDOR PLAN
84 APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT
III. HOUSEHOLD AND BUSINESS OWNER SURVEYS
A resident household and business owner survey were conducted as part of the South College
Corridor Plan. The household survey was mailed to households in the trade area surrounding the
South College corridor. The business survey was mailed to all property owners of business owners
along South College. The consultant team, comprised of EDAW, EPS, and RRC Associates, in
collaboration with City of Fort Collins staff designed both surveys. City staff fielded and tabulated
the household survey. RRC Associates fielded and tabulated the business survey. This memo
describes the major findings of both the household and business owner survey.
HOUSEHOLD SURVEY
The household survey was distributed to 2,000 randomly select households from a mailing list of
households within the Trade Area depicted in Figure 2. A total of 365 surveys (341 via mail and 24
internet surveys) were returned and tabulated, or approximately 20 percent, resulting in a
statistically valid survey. The primary findings are summarized in four sections: Survey Respondent
Overview, Shopping Patterns, Community Investment Opinions, and Retail Development
Opinions/Conclusions.
Figure 2
South College Trade Area
South College Corridor Market Assessment
SOUTH COLLEGE CORRIDOR PLAN
APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 85
SURVEY RESPONDENTS OVERVIEW
Household survey respondents stretched a broad range of residency tenure in Fort Collins with a
mixture of long and short term residents participating. Table 4 shows that the range of 10 to 19
years and 30 years and more contained the greatest number of survey respondents at 23.8 percent
and 22.1 percent, respectively. The high percentage of respondents from 10 to 19 years suggests
that residents who moved to the trade area during the high growth period between 1990 and 2000
census years have become significant stakeholders. Combined, respondents who have been in Fort
Collins between 0 to 5 years and 5 to 9 years accounted for 37.9 percent of respondents and show
the continued influence of new residents to the area.
Table 4
Years of Residency in Fort Collins Area
South College Corridor Market Assessment
Range %
Less than 5 years 18.4%
5 to 9 years 19.5%
10 to 19 years 23.8%
20 to 29 years 16.1%
30 years or more 22.1%
Total 100.0%
Source: RRC Associates, Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Models\[17864-Homeowner Survey Results.xls]Years in Ft. Collin
Residents earning over $90,000 per household comprised 56.3 percent of respondents which is higher
than the average of 20.8 percent for the trade area as a whole, as shown in Table 5. The
comparison for the trade area was derived using data from Claritas, a widely used demographic
research company, which uses Census information to derive current year trend data for specific
geographies. A higher rate of response among higher income residents is typical for household
surveys.
Table 5
Household Survey Respondents by Income Range
South College Corridor Market Assessment
Trade Area
Income %%
Less than $10,000 0.9% 5.4%
$10,000 to $29,999 3.3% 18.5%
$30,000 to $49,999 7.9% 19.9%
$50,000 to $69,999 12.2% 21.5%
$70,000 to $89,999 20.4% 14.0%
$90,000+ 56.3% 20.8%
Source: RRC Associates, Claritas, Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Models\[17864-Homeowner Survey Results.xls]Respondant Income
Survey
SOUTH COLLEGE CORRIDOR PLAN
86 APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT
SPENDING PATTERNS
The first question regarding consumer spending habits asked respondents to estimate their total
annual retail spending for 2007 by store type without respect for location. On average, respondents
estimated retail purchases total spending at $15,339 annually compared to an average of $19,162
based on the U.S. Census of Retail Trade estimates for the trade area. By store category, the survey
responses mirror Census of Retail Trade estimates closely. However, the lower percentage of
estimated purchases made at Drugstores and Membership Warehouse may suggest stabilization at
other retail store types due to the lack of available stores within these categories, as shown in Table
6.
Table 6
Household Survey Respondents Retail Store Spending
South College Corridor Market Assessment
Type of Store
Estimated Survey
Expenditures
Response
% of TPI
Census of
Retail Trade
Supermarket/Grocery & natural food $5,576 4.4% 6.0%
Drugstores $706 0.7% 1.4%
Beer, Wine, Liquor $578 0.6% 0.8%
Other Specialty Food Stores $310 0.3% 0.1%
Discount and Supercenter $1,994 2.0% 2.7%
Membership Warehouse $1,753 1.7% 3.5%
Hardware Stores $400 0.4% 0.4%
Home Improvement Centers $1,877 1.9% 1.4%
Restaurants/Bars $2,143 2.1% 2.6%
Total Annual Retail Purchases $15,339 $15,339 $19,162
Trade Area Average Annual HH Income (Claritas) $101,444 $101,444 $101,444
Source: RRC Associates, Claritas, Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Models\[17864-Homeowner Survey Results.xls]Expen%
Household survey respondents were also asked to, “estimate the portion of retail purchases made by
major location for special store categories” in what location spending for convenience goods occurs.
The results of the survey question are listed by store type in the Table 7. The store type most
frequented by respondents in the South College corridor (study area) was Beer, Wine, and Liquor
which accounted for 19.9 percent of the spending. Supermarket/grocery and natural food spending
is the largest retail spending category overall, but accounts for only 6.1 percent of spending done by
survey respondents in the South College corridor.
Spending was noticeably concentrated in the nearby College Corridor North of Harmony and the
Harmony Corridor East of College. Spending in these corridors contained high percentages of
spending in the category of supermarket/grocery (20.3 and 57.0 percent), drugstores (42.3 and 38.8
percent), specialty food stores (32.4 and 25.1 percent), and restaurants/bars (35.6 and 26.9
percent). The percentage of spending in retail categories away from the South College corridor
suggests new store opportunities in the South College corridor given that store types mentioned
above typically serve residents at a neighborhood level. The College Corridor North of Harmony and
Loveland geographies captured the largest percentage of survey respondents spending at Discount
Stores and Supercenters, which are 42.0 and 23.7 percent respectively. Loveland’s large percentage
of spending in the discount and supercenter category reflects the influence of the new Wal-Mart
Supercenter on Garfield Avenue & 65th Street in North Loveland approximately 1.5 miles south of
Carpenter Street which is the southern border of the study area.
SOUTH COLLEGE CORRIDOR PLAN
APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 87
Table 7
Household Survey Respondents Retail Purchases by Location
South College Corridor Market Assessment
Store Type
South College
Corridor
College Corridor
North of Harmony
Harmony Corridor
East of College
Other Fort
Collins Loveland
Other Front
Range Total
Supermarket/Grocery 6.1% 20.3% 57.0% 9.5% 5.8% 1.3% 100%
Natural Food 1.9% 64.5% 9.2% 23.8% 0.0% 0.5% 100%
Drugstores 3.9% 42.3% 38.8% 10.5% 3.9% 0.6% 100%
Beer, Wine, Liquor 19.9% 25.1% 41.1% 9.5% 2.2% 2.2% 100%
Other Specialty Food Stores 1.8% 32.4% 25.1% 31.0% 4.9% 4.9% 100%
Discount and Supercenter 8.1% 42.0% 11.4% 12.9% 23.7% 1.8% 100%
Membership Warehouse 6.1% 5.5% 73.0% 5.7% 5.3% 4.4% 100%
Hardware Stores 6.3% 16.3% 63.4% 8.5% 4.6% 0.9% 100%
Home Improvement Centers 4.0% 10.2% 68.4% 7.9% 8.6% 0.9% 100%
Restaurants/Bars 5.9% 35.2% 27.3% 22.1% 6.4% 3.0% 100%
Other 34.5% 27.3% 14.6% 11.3% 4.2% 8.1% 100%
Source: RRC Associates, Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Models\[17864-Homeowner Survey Results.xls]Location
Table 8 displays the surveyed motivations behind resident’s decisions to visit businesses in the South
College corridor. The highest activity response was shopping, which accounted for 31.2 percent of
all responses, which indicates that residents are most likely to visit South College businesses for
retail goods. The next two activities with the greatest proportion of responses were auto related
activities at 17.4 percent and restaurants at 15.7 percent.
Table 8
Reasons for Visiting South College Corridor by Activity
South College Corridor Market Assessment
Activity Responses % of Total
Responses
Shopping 220 31.2%
Work 35 5.0%
Personal 58 8.2%
Business 21 3.0%
Auto 123 17.4%
Restaurants 111 15.7%
Entertainment 37 5.2%
Medical 30 4.3%
Other 5 0.7%
Do not patronize 65 9.2%
Total 705 100%
Source: RRC Associates, Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Models\[17864-Homeowner Survey Results.xls]Purpose
Although the results indicate the most common activity in the South College corridor is retail
spending there is a low frequency at which this activity occurs. Table 9 displays the frequency by
which household survey respondents visit businesses in the South College corridor. A total of 57
percent of respondents visit businesses once a month or less. The highest response rate was seen in
respondents who visit businesses less than monthly at 29.8 percent. A total of 43 percent of
SOUTH COLLEGE CORRIDOR PLAN
88 APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT
respondents visit South College businesses once a week or more. The results indicate that the
business mix is weighted towards specialized uses with infrequent patronage.
Table 9
Frequency of Visits to Corridor
South College Corridor Market Assessment
Frequency Responses % of Total
Responses
Daily 31 9.6%
Few Times a week 45 14.0%
Once a week 64 19.9%
Once a month 70 21.7%
Less than monthly 96 29.8%
Never 16 5.0%
Total 322 100%
Avg. 54
Source: RRC Associates, Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Models\[17864-Homeowner Survey Results.xls]Frequency
COMMUNITY INVESTMENT OPINIONS
Multiple improvements to the South College corridor are under consideration as part of the master
plan. In an effort to prioritize future efforts, households were asked to rank a list of possible
improvements to the corridor. Respondents’ answers to the prioritization of improvement
possibilities are shown in Table 10. The top three improvements, and the only to receive greater
than 10 percent of responses, include more open space, quality of commercial buildings, and street
beautification measures. Of these, the quality of commercial buildings ranked the highest with 18.9
percent of total responses.
The top improvements which were second in importance differed slightly and included improved
pedestrian access, improved bicycle access, quality of commercial buildings, and street beatification
measures. The improvement receiving the highest amount of responses was quality of commercial
buildings with 18.6 percent of responses. When the two metrics of importance are combined the
quality of commercial buildings emerges as the improvement with the most responses followed
closely by street beatification.
SOUTH COLLEGE CORRIDOR PLAN
APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 89
Table 10
Household Respondent Improvement Preferences
South College Corridor Market Assessment
Improvement # % of Total # % of Total # % of Total
Responses Responses Responses
Lower traffic speed limits 25 7.3% 9 2.9% 34 5.2%
Improved traffic controls (traffic signals,
pavement markings, etc.) 30 8.7% 17 5.5% 47 7.2%
More landscaping, street trees, and
beautification 52 15.1% 51 16.4% 103 15.7%
Quality of commercial buildings 65 18.9% 58 18.6% 123 18.8%
More open space 41 11.9% 16 5.1% 57 8.7%
Improved storm drainage or flood protection 9 2.6% 12 3.9% 21 3.2%
Improved access to transit/bus service 16 4.7% 15 4.8% 31 4.7%
Improved commercial signs 4 1.2% 9 2.9% 13 2.0%
Improved bicycle access 41 11.9% 40 12.9% 81 12.4%
Improved pedestrian access 15 4.4% 32 10.3% 47 7.2%
Improved communication among neighboring
businesses and property owners 7 2.0% 11 3.5% 18 2.7%
Crime 25 7.3% 18 5.8% 43 6.6%
New street lighting 7 2.0% 10 3.2% 17 2.6%
Additional residential growth to support
commercial uses 7 2.0% 13 4.2% 20 3.1%
Total 344 100% 311 100% 655 100%
Source: RRC Associates, Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Models\[17864-Homeowner Survey Results.xls]Improvement Issues (2)
Most Important Second Most Important Combined
Residents were also asked to prioritize improvements based four levels of concern, which are
displayed in Table 11. Improved bicycle access contained the highest amount of critical issue
responses at 14.7 percent. Other issues ranking highly with 10 percent or more responses in the
serious or critical category, included: pedestrian access, more open space, quality of commercial
buildings, and street beautification measures.
Table 11
Improvement Priorities
South College Corridor Market Assessment
Activity % of Total % of Total % of Total % of Total % of Total
Responses Responses Responses Responses Responses
Lower traffic speed limits 15.3% 5.9% 4.5% 3.9% 3.0%
Improved traffic controls (traffic signals,
pavement markings, etc.) 8.2% 8.1% 7.2% 6.0% 6.3%
More landscaping, street trees, and
beautification 4.3% 5.4% 8.2% 9.9% 10.6%
Quality of commercial buildings 3.4% 4.7% 7.9% 12.7% 10.4%
More open space 6.2% 6.6% 7.6% 6.5% 9.8%
Improved storm drainage or flood protection 6.5% 9.2% 8.2% 4.2% 4.8%
Improved access to transit/bus service 9.1% 7.9% 6.8% 6.3% 5.4%
Improved commerical signs 7.7% 8.1% 7.1% 6.9% 4.5%
Imporved bicycle access 5.2% 5.9% 6.5% 7.7% 14.7%
Imporved pedestrian access 4.3% 6.7% 6.3% 10.8% 11.2%
Improved communication among neighboring
businesses and property owners 8.4% 7.7% 6.9% 6.7% 4.0%
Crime 5.7% 7.6% 7.7% 6.3% 8.3%
New street lighting 5.1% 7.1% 9.4% 7.7% 4.5%
Additional residential growth to support
commercial uses 10.7% 9.2% 5.8% 4.3% 2.4%
Total 100% 100% 100% 100% 100%
Source: RRC Associates, Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Models\[17864-Homeowner Survey Results.xls]Improvement Issues
SOUTH COLLEGE CORRIDOR PLAN
90 APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT
RETAIL DEVELOPMENT OPINIONS/CONCLUSIONS
Household respondents were surveyed regarding their desire to see different types of retail stores.
Table 12 displays respondents’ preferences as measured by a simple “yes” or “no” regarding desire
for a particular store type. Only three store types were positively rated by respondents for inclusion
in the South College corridor, with 67.5 percent in favor of a grocery store, 68.5 percent in favor of
restaurants, and 80.1 percent in favor of and small neighborhood retail with 79.6 percent in favor.
Table 12
Desired Retail Stores
South College Corridor Market Assessment
Business Type %%
Auto Related Services 20.7% 79.3%
Antique malls 25.3% 74.7%
Grocery Stores 67.5% 32.5%
Drug stores/pharmacies 48.5% 51.5%
Restaurants/bars 68.5% 31.5%
Supercenters or warehouse stores 22.3% 77.7%
Small neighborhood oriented retail 79.6% 20.4%
Source: RRC Associates, Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Models\[17864-Homeowner Survey Results.xls]Business Desire
Yes No
The findings of the household survey largely corroborate the retail demand conclusions which
indicate strong demand for a supermarket/grocery store as well as restaurants/ bars. Additionally,
general convenience oriented goods were shown to have unmet demand in the trade area, and could
explain respondents’ desire for locally based neighborhood oriented retail.
Additional conclusions from the household survey are listed below.
Household spending in the trade area closely follows average State of Colorado retail spending
trends. The similarities between spending trends confirms the retail demand conclusions of the
report.
Almost all shopping for convenience oriented goods such as supermarkets/grocery stores occur
away from the South College corridor.
Clear demand for supermarket/grocery stores exists based on respondents stated preferences and
spending habits away from the Corridor, confirming previous retail demand conclusions.
SOUTH COLLEGE CORRIDOR PLAN
APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 91
BUSINESS OWNER SURVEY
A survey was sent by mail to 297 businesses and property owners along South College corridor. A
total of 93 businesses retuned the survey for a statistically significant response rate of 31 percent.
Results from the survey are divided into three sections: business profile, future plans, and survey
conclusions.
SOUTH COLLEGE CORRIDOR BUSINESS PROFILE
Business responses regarding the place of origin of their customers confirm the results of the
homeowner survey. Table 13 shows that 49 percent of customers come from within Larimer County;
however, only 13 percent originate in Fort Collins. The result of this finding provides indication that
South College corridor businesses serve regional clients with a small amount servicing Fort Collins
directly.
Table 13
Business Customer Origin
South College Corridor Market Assessment
Place % of Total
Responses
Within Ft. Collins 13%
Within Larimer County
(including Ft. Collins,
Loveland, Windsor) 49%
North Front Range Region 23%
Statewide 16%
Source: RRC Associates, Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Models\[17864-Business owner Survey Results.xls]Where cust
The businesses that responded to the survey can be characterized as small based on the results
displayed in Table 14. Over half, 52 percent, of businesses responded that five or fewer people
were employed full time. The next largest category included businesses with six to 10 employees
which accounted for 29 percent of respondents. Medium size businesses appear to be limited along
the corridor as businesses with 16 or more employees accounted for only 8 percent of respondents.
SOUTH COLLEGE CORRIDOR PLAN
92 APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT
Table 14
Number of Employees
South College Corridor Market Assessment
Persons % of Total
Responses
1-5 52%
6-10 29%
11-15 9%
16-20 4%
21+ 4%
Source: RRC Associates, Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Models\[17864-Business owner Survey Results.xls]Persons Employed
In total, 68 percent of businesses that responded to the survey also own the property on which their
business is located. The length of ownership for businesses that own their property is displayed in
Table 15. Significantly, 55 percent of property owners have owned their land for 11 or more years.
The highest ownership range was between 11 and 20 years which accounted for 30 percent of all
respondents. The survey results indicate that the majority of businesses own their land and are
likely to have a low cost basis as a result of long term land ownership.
Table 15
Years of Ownership for Businesses that Own Property
South College Corridor Market Assessment
Range % of Total
Responses
Less than 1 year 3%
1-5 years 26%
6-10 years 16%
11-20 years 30%
21 years or more 25%
Source: RRC Associates, Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Models\[17864-Business owner Survey Results.xls]Years as Owne
FUTURE PLANS FOR SOUTH COLLEGE CORRIDOR BUSINESSES
To understand the stability of the business community along the South College corridor, businesses
were asked survey questions to provide insight into their future plans. As shown in Table 16, the
most common responses indicated a desire to stay the same size and expand at the existing location,
which accounted for 36 percent and 27 percent of responses, respectively. In total, 70 percent of
respondent businesses gave indication of stability by responding that they plan to say the same size,
expand at current location, or renovate the existing structure.
SOUTH COLLEGE CORRIDOR PLAN
APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 93
Table 16
Future Plans for Businesses
South College Corridor Market Assessment
% of Total
Responses
Stay the same size 36%
Expand at the existing location 27%
Renovate existing structure 7%
Move elsewhere 14%
Downsize 1%
Other 15%
Source: RRC Associates, Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Models\[17864-Business owner Survey Results.xls]Future Plans
When asked, business survey respondents ranked the majority of improvements as, “not a priority.”
The exception occurred when respondents were asked about improved traffic controls in which 40
percent indicated that they were a serious or critical issue. The improvement question was
rephrased and respondents were asked which improvement was the most important and second most
important, the results are displayed in Table 17. Consistent with the previous question, improved
traffic controls had the highest prioritization with 21 percent of respondents indicating that it is the
most or second most important improvement. The other significant improvement was the quality of
commercial buildings which had a combined average of 12.5 percent of respondents. The apparent
satisfaction with South College corridor conditions speaks to the current stability of businesses and
the conditions under which they operate.
SOUTH COLLEGE CORRIDOR PLAN
94 APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT
Table 17
Business Respondent Improvement Preferences
South College Corridor Market Assessment
Most
Important
Second Most
Important Combined
Improvement % of Total % of Total % of Total
Responses Responses Responses
Lower traffic speed limits 14.0% 6.0% 10.0%
Improved traffic controls (traffic signals,
pavement markings, etc.) 28.0% 14.0% 21.0%
More landscaping, street trees, and
beautification 4.0% 13.0% 8.5%
Quality of commercial buildings 14.0% 11.0% 12.5%
More open space 4.0% 5.0% 4.5%
Improved storm drainage or flood protection 3.0% 3.0% 3.0%
Improved access to transit/bus service 3.0% 3.0% 3.0%
Improved commercial signs 7.0% 6.0% 6.5%
Improved bicycle access 1.0% 3.0% 2.0%
Improved pedestrian access 2.0% 3.0% 2.5%
Improved communication among neighboring
businesses and property owners 3.0% 9.0% 6.0%
Crime 8.0% 10.0% 9.0%
New street lighting 1.0% 6.0% 3.5%
Additional residential growth to support
commercial uses 10.0% 7.0% 8.5%
Source: RRC Associates, Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Models\[17864-Business owner Survey Results.xls]Improvement Issues (2)
To provide further indication of corridor stability, business owners that own the property on which
their business is located were asked their timeframe for selling. A majority of 52 percent indicated
that they were not interested in selling their property, as shown in Table 18. An additional 10
percent responded that they had interest in selling their property in a time period between 11 and
20 years.
Related to these results, 76 percent of businesses that own their property responded “no” when
asked if they envisioned redeveloping their property. However, 26 percent of businesses responded
positively to the same question, which is approximately the same amount that has interest in selling
their property in the short term (one to five years). The consistency of a quarter of property owning
business in selling or redeveloping indicates that although the businesses landscape is stable, some
potential for change within the South College corridor exists dependent upon market conditions.
SOUTH COLLEGE CORRIDOR PLAN
APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 95
Table 18
Interest in Selling Property
South College Corridor Market Assessment
Range % of Total
Responses
1-5 years 26%
6-10 years 12%
11-20 years 10%
Not interested in selling 52%
Source: RRC Associates, Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Models\[17864-Business owner Survey Results.xls]Future Plans (2)
BUSINESS OWNER SURVEY CONCLUSIONS
The business survey results indicate consistent indications of stability within the South College
business corridor. Specifically, the following conclusions can be derived from the survey data.
The market is not currently exerting pressure on business owners to take on the risk associated
with redeveloping their property.
Economic conditions are such that businesses are content with current conditions or small
improvement to their business/property.
Stability of the business community and lack of market pressure has resulted in an unwillingness
to sell amongst the majority of business owners surveyed.
SOUTH COLLEGE CORRIDOR PLAN
96 APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT
IV. EXISTING REAL ESTATE CONDITIONS
This section evaluates the existing conditions along the South College corridor using County assessor
records. The analysis identified sites that may have a potential for redevelopment given low land
utilization.
CORRIDOR OVERVIEW
The South College corridor contains a diverse array of land uses typically found along a state highway
in a transitional area of the City, including: older farm homes, car dealerships, a nursery, and light
manufacturing/industrial uses. The trade area includes many functionally obsolete properties, which
have been converted to other commercial use, including flea markets and antique galleries.
As previously noted, the Corridor can by split into three distinct districts each with a unique identity
and function. In general, the commercial development on the north end of the corridor includes a
larger proportion of office development while development on the southern end trends towards light
manufacturing/industrial uses. Overall, the corridor lacks a cohesive retail and neighborhood service
focal point or concentration. As a result, many of the trade area residents leave the area for most
shopping trips (as shown in the survey summary section of the report).
CURRENT CONDITIONS
Three criteria were used to evaluate land utilization and incorporated in a GIS analysis of the South
College corridor study area. The analysis includes floor area ratio (FAR), improvement-to-land value
ratio, and parcel size. The criteria are described below:
Floor Area Ratio (FAR) is a measure of the relative density of a particular parcel. The FAR of a
parcel is determined by comparing the square feet of improvement (building) to the square feet
of land. This ratio provides a measure of the effective usage of a given parcel with a lower FAR
indicating possible opportunities for more intensive land uses. Publicly owned parcels were
excluded from the analysis.
Improvement-to-Land Value Ratio is determined by comparing the assessed value of the
improvement (building) to the assessed value of the land. Value can accrue to the land while the
value of an improvement can depreciate over time. Therefore, parcels where the improvement
value is less than the land value have not realized full economic potential. These parcels signify
good redevelopment opportunities because there is the opportunity to add value through
redevelopment.
Parcel size is self-explanatory; the suburban context of the South College corridor includes large
parcels that provide development opportunities. Many perspective users and/or developers
prefer these larger greenfield sites. In addition, large parcels under single ownership avoid the
difficulties associated with land acquisition presenting a greater opportunity for development.
REDEVELOPMENT OPPORTUNITIES
Potential redevelopment sites were screened based on an FAR of 0.5 or less, an improvement–to-land
value ratio of 1.0 or less, and parcel size of 2.0 acres or more. The initial analysis did not identify
SOUTH COLLEGE CORRIDOR PLAN
APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 97
agricultural parcels as potential sites given the lower assessed value of agricultural land; however,
these parcels were added to the analysis based on an FAR of 0.5 or less.
In total, the analysis identified 21 parcels totaling approximately 277.5 acres depicted in Figure 3
and summarized in Table 19. The majority of these development sites are located south of Trilby
Road. In general, these sites are also characterized by larger parcel sizes that aid in attracting
development to the corridor.
Table 19
South College Corridor Redevelopment Potential
South College Corridor Market Assessment
# of Land
Label Name Parcels (Acres)
1 Wal-Mart Shopping Center 2 10.79
2 South Transit Center 2 13.80
3 Vineyard Church Site 2 36.21
4 Smokey Street Property 1 24.60
5 Lithia & Adjacent Property 2 50.20
6 Pioneer Sand Company & Adjacent Properties 3 19.33
7 Robert Benson Lake Parcels 2 53.52
8 Fossil Creek Nursery & Adjacent 3 18.95
9 King Soopers Site 4 50.13
Total 21 277.54
Source: Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Data\[17864-Developable Land Summary.xls]Summary
Wal-Mart Shopping Center – The Arbor Plaza shopping center was anchored by an older Wal-Mart
discount department store. Wal-Mart closed this store in 2007 after the expansion of several
Supercenters in the surrounding trade area. The FAR and improvement-to-land value analysis
suggests that the entire shopping center could present a redevelopment opportunity for TOD.
The underlying ownership of the parcel is unclear and may require assemblage prior to
redevelopment.
South Transit Center – City of Fort Collins owns approximately 2.0 acres at the proposed transit
center and has improved the parcel for trailhead parking. The Fossil Creek Trail can be accessed
from the station location via the recently completed bike and pedestrian trail along the rail
corridor. The remaining 11.80 acres owned by Spradley Automotive are vacant.
Vineyard Church Site – The Church site combined with the adjacent parcel to the north provide
36.2 acres of developable land. The site extends from College Avenue on the east to the
Burlington Northern Railroad alignment on the west. Residential development abuts the property
to the west and south. The Redtail Grove open space provides the northern boundary to the site.
The Church has begun to consider submitting an application to develop a large facility on site.
Smokey Street Property – A private residence occupies the 24.6 acre site located along Smokey
Street east of College Avenue. The property is surrounded by a single family development to the
north, south, and east, and light manufacturing/industrial development to the west including the
South 13 project. It is unclear if the private owner has interest in selling or redeveloping the
property.
SOUTH COLLEGE CORRIDOR PLAN
98 APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT
Lithia & Adjacent Property – The two parcels combined provide approximately 50.2 acres of
developable land. The parcels are constrained by topography, natural resource issues, and
required transportation improvements. Two separate car dealers have considered the site but
neither has moved forward.
Pioneer Sand Company & Adjacent Properties – Combined the three parcels provide 19.3 acres
of developable land. Several of the parcels are currently listed for sale. The collection of
parcels does not include the hard corner of College Avenue and Tribly Road. In addition, any
development of this site would require the assembly of land adding additional cost to a potential
project.
Robert Benson Lake Parcels – These two parcels located north of Robert Benson Lake provide
approximately 53.5 acres of developable land. The two parcels are currently vacant. The
northern most parcel is adjacent to recent single family development. It is likely that these
parcels will develop as additional single family residential. There may be the opportunity for
commercial development along College Avenue to buffer the homes.
Fossil Creek Nursery & Adjacent – These parcels provide 19.0 acres of developable land. The
owner of the nursery has indicated they may entertain a move allowing the site to redevelop. In
addition, a 3.8 acre parcel, which is part of the Shenandoah subdivision, has a submitted a
proposal for a long-term care facility. In addition, the subdivision has 30,000 square feet of
office and 5,000 square feet of daycare as part of the original entitlement that has not been
developed.
King Soopers Site – Dillon Companies, Inc controls 50.1 acres at the northwest corner of
Carpenter Road and College Avenue. King Soopers previously proposed a 123,000 square foot
Marketplace concept store. The retailer had approval for a smaller store but that entitlement
has lapsed. The earliest King Soopers could open a store would be 2011.
SOUTH COLLEGE CORRIDOR PLAN
APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 99
Figure 3
South College Corridor Redevelopment Opportunities
South College Corridor Market Assessment
SOUTH COLLEGE CORRIDOR PLAN
100 APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT
V. RESIDENTIAL DEVELOPMENT
This chapter of the report reviews residential development trends in Fort Collins based on analysis
completed during the Mason Corridor Economic Analysis. The review includes for-sale and
apartment market conditions. As stated in Section III, the Buildable Land Inventory (recently
updated) estimates the study area has the capacity to continue to grow over the next 10 to 15 years.
The additional capacity is largely zoned for single family residential development.
FOR-SALE MARKET CONDITIONS
For-sale average home prices over the past ten years have steadily increased in the Fort Collins
market, as shown in Table 20. The average residential sales price in 1996 was $147,500, increasing
to approximately $248,800 by 2006. The ten-year price appreciation was an estimated 5.4 percent
annually. Prices appreciated at a higher rate from 1999 through 2001, averaging approximately 10
percent annually for the three-year boom.
Throughout the ten-year period, from 1996 to 2006, the number of residential sales, including both
attached and detached products, remained fairly steady. Despite a national housing market decline
in 2006, sales in Fort Collins remained strong at 3,700 sales, near the ten year average of
approximately 3,800 sales per year.
Table 20
Residential Sales and Average Price, 1996-2006
Mason Corridor Economic Analysis
Year # Sold Avg. $
% Price
Change
1996 3,109 $147,503 3.0%
1997 3,165 $153,725 4.2%
1998 3,834 $159,686 3.9%
1999 3,855 $175,036 9.6%
2000 3,674 $194,042 10.9%
2001 4,059 $213,042 9.8%
2002 4,175 $217,314 2.0%
2003 3,821 $228,541 5.2%
2004 4,087 $230,589 0.9%
2005 4,008 $245,494 6.5%
2006 3,701 $248,767 1.3%
2007 3,613 $253,578 1.9%
Average 3,758 --- 5.0%
Source: The Group, Inc; Economic & Planning Systems
H:\17830-Mason Corridor Economic Study\Data\[17830-FT Collins Res Market.xls]Summary
APARTMENT MARKET CONDITIONS
The apartment market in City of Fort Collins remains stable. The following findings are summarized
from Fort Collins Area Apartment Vacancy and Rent Survey data analyzed during the Mason Corridor
Economic Analysis:
SOUTH COLLEGE CORRIDOR PLAN
APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 101
Vacancy Rates – One bedroom units show the lowest average vacancy rate over the past five
years, ranging from 7.8 percent at its peak in 2003 to 2.8 in 2006. The vacancy rate increased
again for the one bedroom units to 6.5 percent in 2007. Three bedroom units typically have the
largest vacancy rates, ranging from 19.5 percent in 2003 to 12.9 percent in 2007. While there
have been some fluctuations in the vacancy rate over the past five year, the average vacancy
rate for all units has decreased from 12.2 percent in 2003 to 8.8 percent in 2007.
Rent Per Square Foot – Rent per square foot for all apartment types grew by $0.03 per square
foot per year, a rate of 4.1 percent annually from 1996 to 2001. This growth rate dropped from
2001 to 2006 to 0.7 percent across all unit types, with slightly negative growth in the one
bedroom units. Studio units, unlike all other unit types, grew by a higher percentage from 2001
to 2006, at 7 percent, than it did from 1996 to 2001, at 4.3 percent.
RESIDENTIAL DEVELOPMENT POTENTIALS
The buildable lands inventory estimates that capacity remains in the trade area for approximately
1,800 additional homes. Most of these homes will be constructed in existing or planned subdivisions
along the streets running parallel to College Avenue. Development in these subdivisions may
increase in density to include townhomes and duplexes as the area approaches buildout. The
primary opportunity for residential development along the corridor is an apartment complex.
The South College corridor has two main characteristics which make it appealing for apartment
development. These two characteristics are described below:
Visibility – The site is located along a major transportation routes between Fort Collins and
Loveland US Highway 287, which carries ample traffic each day. This visibility makes it a strong
location for apartment development that benefits from proximity to drive-by traffic.
Convenience – In addition, the proximity to this major transportation route provides the site with
convenient access to much of the region. This includes access to the downtown Fort Collins, the
Harmony Road employment corridor, and Loveland. All three locations provide ample
opportunities for employment and entertainment.
These characteristics make the corridor attractive for apartment development. A typical suburban
apartment project will include between 150 and 250 units to achieve maximum management,
leasing, and maintenance efficiency. This size of development will require approximately 15 acres of
land; there are several potential sites along the corridor.
SOUTH COLLEGE CORRIDOR PLAN
102 APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT
VI. RETAIL DEVELOPMENT
This chapter evaluates the market potential for additional convenience or neighborhood oriented
retail development within the South College corridor. The analysis is based on the projected
increase of population and households in the trade area. Regional retailers are also summarized
from previous market analysis studies completed by EPS.
RETAIL MARKET AREA
Retail businesses derive their sales from local area residents, residents of the larger region, and
visitors including both tourists and business travelers. The Urban Land Institute (ULI) defines a trade
area as the geographic location from which a retail facility (existing or proposed) consistently draws
the majority of its customers. The actual boundaries of the trade area are based on logical
geographic boundaries (e.g., roads, railroads, or natural features) and the location of existing
competitive retail centers.
Residents of a trade area make purchases both inside and outside of the defined trade area. Retail
sales derived from inside the trade area are considered sales to residents and sales derived from
outside the trade area are considered retail inflow or sales to visitors. Retail analysis often considers
both a primary and a secondary trade area. Based on the nature of retail these trade areas can
range from a 1.5-mile radius to Citywide.
The primary trade area encompasses an area approximately 2 miles either side of the corridor
focusing on the potential for convenience or neighborhood oriented retail development. The
regional retail trade area includes City of Fort Collins and portions of Larimer County. This trade
area provides an understanding of the regional retail market potentials for the site.
SOUTH COLLEGE TRADE AREA
The South College corridor primary trade area is defined as the area comprising the majority of
potential convenience retail consumers. The trade area spans from Harmony Road on the north to
County Road 30 on the South from Taft Hill Road on the West to the Union Pacific Rail line on the
east. This trade area encompasses a significant number of residents that currently rely on
established retail shopping destinations outside of the trade area for convenience goods. Based on a
tour of the corridor, the opportunity for additional convenience oriented goods (e.g.,
supermarket/grocery, health and beauty, etc.) is evident based on the lack of retailers offering
these goods currently. Also, according to the household survey approximately 92.8 percent of South
College residents’ supermarket/grocery spending occurs outside of the South College corridor.
REGIONAL RETAIL TRADE AREA
The regional trade area includes several major existing regional retail locations such as Foothills Mall
on College Avenue north of Horsetooth, additional discount department stores and power centers
north and south of the Mall on College, and the historic central business district. These retail
centers attract a significant portion of their sales from the larger region including the South College
corridor primary trade area. The secondary trade area also includes the remainder of Larimer
County excluding Estes Park. This portion of the trade area includes communities oriented to Fort
Collins for major commercial services. Residents from these communities primarily shop in Fort
Collins for goods not available in their own communities. Furthermore, Fort Collins acts as an
SOUTH COLLEGE CORRIDOR PLAN
APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 103
entertainment and cultural destination for this larger trade area. Visitors to Fort Collins for these
alternative purposes also frequent the shops and eating and drinking establishments within the City.
Outside City of Fort Collins, a major regional retail node has developed at the intersection of I-25
and Highway 34 in City of Loveland. Approximately 13 miles south of Highway 14 along I-25, the
intersection includes several large format retailers and mass merchandisers totaling approximately
1.5 million square feet of retail space. The initial development included a 260,000 square foot
outlet mall. Target and a number of chain restaurants opened in 1998, and Lowe’s opened in 2005.
The most recent addition in the area is the Promenade Shops at Centerra, a lifestyle center that
opened in October 2005. The project includes approximately 700,000 square feet anchored by
Macy’s, Best Buy, Barnes & Noble, Dick’s Sporting Goods, and a range of national lifestyle and mass
merchandise tenants.
EXISTING RETAIL SUPPLY
The existing retail supply in the South College can be characterized by a widely diverse selection of
independent retailers that are attracted to the corridor by competitively price retail rents providing
a mix of low-priced convenience and shoppers. In addition, a concentration of antique stores are
found in several antique malls comprised of multiple consignment shops under central management
in a single building exists goods in functionally obsolete locations. The existing retail development of
the corridor is described below and shown in Figures 4 and 5.
Building Materials & Garden – The corridor includes a variety of Building Material & Garden
retailers scattered along the corridor. These building supply retailers include a cluster of siding,
windows, carpet, and painting supply stores located along Frontage Drive which runs parallel to
South College Road north of Smokey Drive. In addition, the retailers include Pioneer Sand
Company located at the southeast corner of Trilby and College and Front Range Nursery across
from Robert Benson Lake along College.
Neighborhood Retail – The corridor currently includes two neighborhood retail sites, including
Arbor Plaza at the southwest corner of Harmony and College and the proposed King Soopers site
at the northwest corner of Carpenter and College.
- Arbor Plaza was formerly anchored by a Wal-Mart, which recently closed due to two new
superstores opening nearby including one in north Loveland on US 287, 4.5 miles to the
south and one at Lemay and Mulberry 5.0 miles to the north. The ownership underlying
the shopping center is fragmented making redevelopment difficult. It is likely the Wal-
Mart store will be leased to a new tenant(s). Therefore, the shopping center is likely to
remain in its current configuration for the near future.
- King Soopers owns approximately 50 acres at the northwest corner of Carpenter and
College. A development application for a grocery store was previously approved by City
Council but has recently lapsed without action. Currently the retailer is evaluating the
possibility of developing a 126,000 square feet Marketplace concept store. It is unlikely
the site will develop before 2011.
Gas/Convenience – The corridor also includes a variety of auto-service and convenience stores.
The auto-service facilities include several gasoline stations, a RapidLube service center, and
several retailers providing aftermarket parts for 4x4s and RVs. These uses are located at several
of the major intersections including Carpenter and Trilby.
SOUTH COLLEGE CORRIDOR PLAN
104 APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT
Eating & Drinking Establishments – There are a few restaurants scattered along the corridor.
The most discernable restaurant location is found at the northeast corner of Skyway and South
College at Hat Tricks Bar & Grill.
Auto Dealerships – There are currently two auto dealerships along the corridor including the
Spradley Bar Ford Dealership at College Avenue south of Arbor Plaza shopping center and Tynan’s
Nissan Dealership located at Crestridge Drive and College Avenue. In addition, several auto-
dealers have evaluated the corridor as a potential expansion or relocation site with no plans
announced to date.
Antique Row – Also known as, the Kelmar Strip is a distinctive conglomeration of antique stores
located between Trilby Road and Skyway Drive along South College, although it continues north
of Skyway Drive as well. Antique Row is typified by 10,000 to 15,000 square feet stand alone
buildings containing multiple consignment shop businesses. In addition, a large number of pool
and spa supply stores are intermingled amongst the antique stores.
SOUTH COLLEGE CORRIDOR PLAN
APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 105
Figure 4
Existing Trade Area Retail Development
South College Corridor Market Assessment
Figure 5
Existing Retail Development Pictures
South College Corridor Market Assessment
SOUTH COLLEGE CORRIDOR PLAN
106 APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT
SE Corner of Carpenter & College
SW Corner of Carpenter & College
SE Corner of Tribly & College
Rapid Lube – SE of Tribly & College
Kelmar Strip/Antique Row
South Gate Church
SALES POTENTIAL
As discussed in Section II, the growth of the primary trade Area has significant implications for retail
trade given the amount and incomes of household growth in the area. To understand the spending
potential of the survey area and the resulting store possibilities a retail expenditure analysis was
conducted. Retail expenditure potentials can be estimated based on the percent of trade area
income spent on average by store category as outlined in the steps below:
SOUTH COLLEGE CORRIDOR PLAN
APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 107
Total personal income (TPI) within the trade area is estimated by multiplying the population
times per capita income (or alternatively, households times average household income).
Based on the Census of Retail Trade for the State of Colorado, the percent of TPI spent by store
category is calculated for the State as a whole based on historical shopping patterns. This
calculation expected retail spending patterns, but at a level of geography large enough to negate
the impacts of inflows and outflows of sales.
The average percent of TPI spent by store category in the State is applied to the applicable South
College corridor primary trade area TPI to estimate current expenditure potentials regardless of
location of purchase.
The growth in primary trade area expenditure potential is estimated by the same calculation
applied to the estimated growth in TPI by time period. TPI calculations are made in constant
dollars (no inflation).
The trade area TPI is estimated at $635 million in 2007, as shown in Table 21. Income levels are
assumed to increase at the pace of inflation (as measured by CPI) from 2007 to 2020. Based on
projected household growth, the trade area TPI is anticipated to grow to $657 million by 2010, $758
million by 2015, and $818 million by 2020.
Table 21
Total Personal Income, 2007-2020
South College Corridor Market Assessment
Location 2007 2010 2015 2020 2007-2010 2010-2020
S. College Trade Area
Households 6,260 6,479 7,474 8,060 1.2% 2.2%
Average Household Income $101,444 $101,444 $101,444 $101,444 0.0% 0.0%
Trade Area Personal Income ($000s) $635,039 $657,256 $758,192 $817,639 1.2% 2.2%
Source: City of Fort Colilns; Claritas; Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Models\[17864-TradeArea-TPI.xls]TPI
Avg. Ann. Increase
Total retail expenditure potential within the trade area is estimated to increase to $262 million in
2020 up from $204 million in 2007, based on the Census of Retail Trade average of 32.1 percent of
TPI spent at retail stores. The retail expenditure potential is estimated to net nearly $58 million
over the time period, as shown in Table 22. An increase of $15 million in retail expenditure
potential is anticipated in Convenience Goods, a $27 million increase in Shoppers Goods, a $9 million
increase in Eating and Drinking, and $7 million in Building Materials and Garden categories.
SOUTH COLLEGE CORRIDOR PLAN
108 APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT
Table 22
Trade Area Expenditure Potential by Consumer Good
South College Corridor Market Assessment
Pct. Of
Store Type TPI 2007 2010 2020 2007-2010 2010-2020 2007-2020
($000s) ($000s) ($000s) ($000s) ($000s) ($000s)
Total Personal Income $635,039 $657,256 $817,639 $22,216 $160,383 $182,599
Convenience Goods
Supermarkets / Grocery 6.0% $38,100 $39,400 $49,100 $1,300 $9,700 $11,000
Specialty Food Stores 0.2% $1,300 $1,300 $1,600 $0 $300 $300
Convenience Stores 0.1% $600 $700 $800 $100 $100 $200
Beer, Wine, & Liquor Stores 0.8% $5,100 $5,300 $6,500 $200 $1,200 $1,400
Health and Personal Care 1.4% $8,900 $9,200 $11,400 $300 $2,200 $2,500
Total Convenience Goods 8.5% $54,000 $56,000 $69,000 $2,000 $13,000 $15,000
Shopper's Goods
General Merchandise
Department Stores & Other 1.5% $9,500 $9,900 $12,300 $400 $2,400 $2,800
Discount Dept. & Supercenters 5.1% $32,400 $33,500 $41,700 $1,100 $8,200 $9,300
Total General Merchandise 6.6% $41,900 $43,400 $54,000 $1,500 $10,600 $12,100
Clothing & Accessories 2.1% $13,300 $13,800 $17,200 $500 $3,400 $3,900
Furniture & Home Furnishings 1.6% $10,200 $10,500 $13,100 $300 $2,600 $2,900
Sport, Hobby, Book, & Music Stores 1.5% $9,500 $9,900 $12,300 $400 $2,400 $2,800
Electronics & Appliances 1.3% $8,300 $8,500 $10,600 $200 $2,100 $2,300
Miscellaneous Retail 1.5% $9,500 $9,900 $12,300 $400 $2,400 $2,800
Total Shopper's Goods 14.6% $92,700 $96,000 $119,500 $3,300 $23,500 $26,800
Eating and Drinking 5.2% $33,000 $34,200 $42,500 $1,200 $8,300 $9,500
Building Material & Garden 3.8% $24,100 $25,000 $31,100 $900 $6,100 $7,000
Total Retail Goods 32.1% $203,800 $211,200 $262,100 $7,400 $50,900 $58,300
Source: 2002 Census of Retail Trade; City of Fort Collins; Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Models\[17864-TradeArea-TPI.xls]Expend Growth
Resident Expenditure Potential Net New Sales
Table 23 converts the retail expenditure sales growth into an overall estimate of supportable retail
square feet by dividing the expenditure potential by average annual sales per square foot figures by
store category. These sales per square foot figures are estimated based on several factors including
sales at comparable retail centers and stores in the region and ULI averages for centers in the region.
The growth in expenditure potential from 2007 to 2020 is estimated to support 196,500 square feet
of retail space across all store categories. Expenditures are estimated to support the addition of
45,000 square feet of Convenience Goods by 2020, 90,000 square feet of Shoppers Goods, 38,000
square feet of Eating and Drinking establishments, and 23,000 square feet of Building Material and
Garden stores.
SOUTH COLLEGE CORRIDOR PLAN
APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 109
Table 23
Supportable Square Feet, 2007-2020
South College Corridor Market Assessment
Net
Store Type
Sale Per
SqFt 2007 2010 2020
Supportable
Square Feet
Convenience Goods
Supermarkets / Grocery $400 95,300 98,500 122,800 27,500
Specialty Food Stores $350 3,700 3,700 4,600 900
Convenience Stores $300 2,000 2,300 2,700 700
Beer, Wine, & Liquor Stores $250 20,400 21,200 26,000 5,600
Health and Personal Care $250 35,600 36,800 45,600 10,000
Total Convenience Goods 157,000 163,000 202,000 45,000
Shoppers Goods
General Merchandise
Department Stores & Other $250 38,000 39,600 49,200 11,200
Discount Dept. & Supercenters $350 92,600 95,700 119,100 26,500
Total General Merchandise 130,600 135,300 168,300 37,700
Clothing & Accessories $350 38,000 39,400 49,100 11,100
Furniture & Home Furnishings $250 40,800 42,000 52,400 11,600
Sport, Hobby, Book, & Music Stores $300 31,700 33,000 41,000 9,300
Electronics & Appliances $250 33,200 34,000 42,400 9,200
Miscellaneous Retail $250 38,000 39,600 49,200 11,200
Total Shoppers Goods 312,300 323,300 402,400 90,100
Eating and Drinking $250 132,000 136,800 170,000 38,000
Building Material & Garden $300 80,300 83,300 103,700 23,400
Total Retail Goods 681,600 706,400 878,100 196,500
Source: 2002 Census of Retail Trade; City of Fort Collins; Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Models\[17864-TradeArea-TPI.xls]Supportable SqFt
Supportable Square Footage
SOUTH COLLEGE CORRIDOR PLAN
110 APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT
RETAIL DEVELOPMENT POTENTIALS
Expenditure potential and supportable square feet alone do not directly translate to new retail
opportunities. All retailers have minimum size thresholds and other site requirements that must be
achieved for particular tenant to consider a site. These thresholds and requirements must also be
considered when evaluating the retail development potential of the corridor. The retail analysis
focuses on the potential for a neighborhood retail center, but also provides a summary of the
regional retail potentials based on analysis conducted for previous studies.
NEIGHBORHOOD CENTER DEVELOPMENT
Anchors drive retail development; neighborhood retail centers are no different from large shopping
centers in this manner. Supermarkets are the primary anchor for neighborhood shopping centers.
The South College corridor is currently underserved by supermarkets, as shown in Figure 6.
Within the supermarkets/grocery category it is expected that an additional $11 million in additional
demand will be present in the market by 2020. To analyze the extent to which current and future
demand is being met in this category a GIS analysis was performed. The analysis assumed a two-mile
radius trade area and the existing competitive supermarkets in the area. The percentage of each
center’s trade area that fell within the South College corridor primary trade area was used to
estimate the total amount of sales that each grocery store captures from within the trade area. The
sales from each grocery store were taken from 2006 City of Fort Collins sales tax receipts.
SOUTH COLLEGE CORRIDOR PLAN
APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 111
Figure 6
South College Corridor Convenience Retail
South College Corridor Market Assessment
In 2007, the expenditure potential for supermarket/grocery stores was an estimated $38.1 million in
the local trade area, as shown in Table 24. The existing grocery stores would be expected to derive
approximately $17.6 million in sales from the South College trade area, based on the GIS analysis.
Therefore, the existing grocery stores would be expected to capture approximately 46 percent of the
estimated expenditure potential of the local trade area, leaving an unmet potential of $20.5 million.
This is close to enough potential sales to attract a new supermarket based on average sales of
between $20 and $25 million per store. Actual capture rates are likely much higher due to the lack
of nearby store locations for South College residents to shop at. By 2020, the expenditure potential
of the South College trade area is expected to reach an estimated $49.1 million. This would leave an
unmet potential of approximately $31.5 million.
SOUTH COLLEGE CORRIDOR PLAN
112 APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT
Table 24
Trade Area Supermarket/Grocery Expenditure Potential
South College Corridor Market Assessment
% of Store
Store Sales 2006 2020
Existing Grocery Stores
Kings Soopers 40.14% $10,443,000 $10,443,000
Safeway 28.97% $7,112,000 $7,112,000
Total Grocery Sales $17,555,000 $17,555,000
Supermarket / Grocery Expenditure Potential (2007) $38,102,366 $49,058,318
Unmet Potential $20,547,366 $31,503,318
Source: City of Ft. Collins; Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Models\[17864-Grocery Demand Analysis.xls]Grocery Sales
Estimated Sales
The unmet sales potential of $31.5 million is more than sufficient to attract a new supermarket.
Based on projected population growth, the $25 million in sales potential will be reached in the next
five years, assuming an industry standard of $25 million in sales. The estimated future local capture
of expenditure potential would be 87 percent. A new supermarket/grocery store can anchor a
neighborhood shopping center. Further evidence of unmet demand is provided in the survey results
in which 67.5 percent of respondents indicated positive desire for a grocery store.
A typical supermarket anchored neighborhood shopping center includes between 75,000 and 100,000
square feet of retail space. Either a Safeway or a King Soopers would be candidates to anchor a
neighborhood shopping center. A supermarket will consume between 55,000 and 65,000 square feet
of space. The remaining available retail space will house ancillary retail and personal care services
not currently in the area. Typical tenets include coffee shops, dry cleaners, small neighborhood
restaurants, banks, and video stores. Resident survey results underscored demand for uses
complementary to neighborhood oriented retail with 68.5 percent of respondents in favor of new
restaurant/bars and 79.6 percent in favor of small neighborhood oriented retail.
REGIONAL RETAIL DEVELOPMENT
Regional retail development potentials were not addressed within the limits of this study. The
regional potentials are summarized from the recently completed Mason Corridor Economic Study
below:
The population of the regional trade area (including the South College corridor) is currently
estimated at 300,356 and will grow to approximately 513,100 by 2030. This growth in population
will translate into additional total personal income (TPI) within the market area. TPI is
calculation by multiplying the estimated population by the per capita income for the trade area.
The current TPI within the trade area is estimated at $8.6 billion. By 2030, the total personal
income within the market area will grow by approximately $6.5 billion dollars based on
population forecasts.
Between 2006 and 2030 the distribution of TPI will shift dramatically as the Weld County portion
of the trade area grows more rapidly than Larimer County. City of Fort Collins will decrease from
SOUTH COLLEGE CORRIDOR PLAN
APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 113
47.5 percent of total TPI to 42.4 percent by 2030. The rest of Larimer County will remain
constant at approximately 46.6 percent, while the portions of Weld County in the trade area will
increase from 5.9 percent to 11.0 percent by 2030.
The increase in TPI will translate into approximately $2.1 billion in retail expenditure potential
(sometimes referred to as buying power) by 2030. This additional retail expenditure potential
will support approximately 6.9 million square feet of retail space.
In the near term, approximately 1.7 million square feet of regional retail (excludes convenience
oriented retail uses such as grocery stores) will be supportable between 2006 and 2015 within the
trade area. Based on the previous analysis completed on the Front Range Village project, the net
new sales estimated at this center will reduce the supportable retail space during this time
period to 1.5 million square feet of regional retail.
The South College corridor would have to compete with a variety of other regional retail sites (Front
Range Village, I-25 and Mulberry, I-25 and Prospect, I-25 and Harmony, and I-25 and Highway 392) for
the finite development potential. The corridor has several competitive disadvantages compared to
other locations with the region. These disadvantages are described below:
Anticipated Growth – Growth adjacent to the corridor will continue increasing the population
from 16,972 in 2007 to approximately 21,762 by 2020. However, the anticipated amount of
growth combined with the existing population falls short of the demographic targets of many
regional retailers. Regional retailers typically expect a population of approximately 50,000 to
100,000 within a 3- to 5-mile radius.
Adjacent Competitive Regional Retail Nodes – The South College corridor is adjacent to two of
the main regional retail concentrations within the City; South College Road from Prospect to
Harmony and Harmony Road from College east to Zeigler. The latest regional retail development
is currently under construction in this area at the northwest corner of Zeigler and Harmony.
These regional retail agglomerations depend on the residents of the South College corridor trade
area, which largely falls within the 3- to 5-mile radius trade area of these centers.
Land Availability – The largest available parcel of land is approximately 50 acres. This would
support approximately 325,000 square feet based on an average floor-area-ratio (FAR) of 0.15
gross. A typical regional retail center ranges from 500,000 (a small power center) to 1.5 million
square feet (a super regional enclosed mall). Therefore, the corridor does not have the capacity
for a regional retail center. A limited number of regional retailers will develop in a stand-alone
configuration. These include Wal-Mart Supercenter, Home Depot, and Lowes. Each of these
retailers already has adequate market penetration in the Fort Collins area (accounting for future
plans).
Lack of Community Support – A total of 77.7 percent of household surveys responded negatively
when asked of desire to see retailers in the category of supercenters or warehouse stores. In
addition, 42 percent of respondents currently use discount and supercenters in College Corridor
North of Harmony and 23.7 percent in Loveland. Further, 73 percent of respondent visit
membership warehouse retail in Harmony Corridor East of College. The use of regional retail in
close Proximity to the South College corridor indicates that current South College resident
demand is satisfied given the give mile trade area associated with regional retailers.
Based on the finite demand for regional retail and the over-supply of available regional retail centers
already in the region it is unlikely that the South College corridor will include any significant regional
retail developments.
SOUTH COLLEGE CORRIDOR PLAN
114 APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT
ANTIQUE STORES
The concentration of antique stores in the South College corridor is a specialized regional retail
attraction and is therefore discussed separately below. The long term viability of antique shops
depends on several market conditions. The following general rules apply:
Antique stores generate a cumulative attraction and therefore benefit from locating together.
Similar to the concentration of general merchandise and apparel stores in a mall, the trade area
and market penetration of a group of stores is larger than the individual stores located in
separate locations.
Antiques stores (with the exception of a few high end specialty stores) are relatively low sales
volume and low rent functions. They typically locate in older outmoded retail space which has
been vacated by primary retail uses.
As the property owner survey indicates, many antique stores are really cooperatives,
consignment shops, or a single business renting out to subtenants. There is a large degree of
variance in the amount of investments involved in each individual enterprise.
Shopping at antique stores is a specialized function. The businesses therefore are not specifically
neighborhood focused but rather serve a relatively large trade area market that patronizes these
businesses infrequently.
Many Fort Collins area residents value the benefits of being able to patronize the cluster of antique
businesses on South College. Maintaining these uses at their current location, however, is difficult to
mandate through planning and zoning controls. These attributes of antique shops and flea markets
make it hard to establish a district that preserves these uses without infringing on the opportunities
and desires of the property owner to redevelop for higher value uses.
If these businesses are successful in the marketplace, they would start carrying higher value goods
and become more specialized businesses. To the extent that opportunities for other retail businesses
grow at a higher level, these uses would most likely be pushed out of the area as land values rise and
opportunities for redevelopment to higher value uses increase. However, strong evidence exists
from the business survey to suggest that property owners and businesses are not feeling
redevelopment pressures. Approximately 52 percent of respondents indicated that they were not
interested in selling their property with 75 percent responding that they did not envision
redeveloping their property.
The role of planning is therefore to address the quality, safety, and character of the business
environment and not the specific tenant mix of the commercial space.
SOUTH COLLEGE CORRIDOR PLAN
APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 115
VII. BUSINESS AND INDUSTRIAL DEVELOPMENT
This section reviews the existing office and industrial conditions in the County as well as the trade
area. In addition, it evaluates the demand for additional space along the South College corridor.
COMMERCIAL MARKET OVERVIEW
Larimer County employment has grown by approximately 4,900 jobs per year, or 4.6 percent annually
from 1995 to 2000, as shown in Table 25. This rate decreased to 1.1 percent annually from 2000 to
2006, for the addition of 1,300 jobs annually. The strongest year for employment was 2001, with the
addition of 2,800 jobs, and was followed by a period of negative job growth in Larimer County due to
the post 9/11 national recession and the technology/telecommunications bust. However, by 2004
job growth began to rebound with the addition of 2,300 jobs, followed by 2,600 jobs in 2005.
Table 25
Larimer County Employment Trends, 1995-2005
Mason Corridor Economic Analysis
Year Employment
Ann.
Change
Ann. %
Change
Total Employment
1995 94,896 --- ---
2000 119,093 -557 4.6%
2001 121,880 2,787 2.3%
2002 121,436 -444 -0.4%
2003 120,046 -1,390 -1.1%
2004 122,369 2,323 1.9%
2005 124,999 2,630 2.1%
2006 126,874 1,875 1.5%
Change
1995-2000 24,197 4,839 4.6%
2000-2006 7,781 1,297 1.1%
1995-2006 31,978 2,907 2.7%
Source: US Bureau of Labor Statistics; Economic & Planning Systems
H:\17830-Mason Corridor Economic Study\Models\[17830-empl_demand OFFICE.xls]1-Growth Rate
Larimer County
SOUTH COLLEGE CORRIDOR PLAN
116 APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT
Larimer County has approximately 5.9 million square feet of office inventory in 554 buildings. The
inventory for industrial space is approximately 11.9 million square feet in 448 buildings, as shown in
Table 26. Rental rates in County grew to approximately $20.00 on average for office space in 2006,
up from $16.83 in 2001. Rental rates in the industrial market are significantly lower, rising from
$6.13 in 2001 to $7.48 in 2006.
Table 26
Office & Industrial Historical Inventory & Rent, 2001-2006
Mason Corridor Economic Analysis
Period # Bldgs Total RBA
Office
2001 357 4,318,909 $16.83
2002 373 4,551,990 $18.75
2003 379 4,583,225 $17.89
2004 516 5,533,447 $18.23
2005 535 5,747,411 $18.66
2006 554 5,940,153 $19.89
Industrial
2001 330 8,985,141 $6.13
2002 339 9,424,002 $6.26
2003 346 9,610,678 $6.75
2004 432 11,561,084 $6.95
2005 442 11,820,148 $7.26
2006 448 11,938,050 $7.48
Note: Jump between 2003 and 2004 due to a change in reporting methodology by CoStar
Source: CoStar Group, Inc.; Economic & Planning Systems
H:\17830-Mason Corridor Economic Study\Data\[17830-Industrial Historical.xls]Inventory Summary
Quoted
Rates
Existing Inventory
Vacancy in the Larimer County office market has averaged 13.2 percent, and the industrial market
has averaged 9.3 percent in 2006, as shown in Table 27. Vacancy rates peaked in 2004 for office
space, at 14.5 percent with approximately 803,000 square feet of vacant space. The vacancy peak
for industrial space occurred in 2003, with a vacancy rate of 10.1 percent, and 971,000 vacant
square feet. Much of this vacant space was absorbed by 2004, when vacancy dropped to 5.8 percent
in the industrial market. Net absorption has fluctuated greatly in both the office and industrial
markets.
SOUTH COLLEGE CORRIDOR PLAN
APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 117
Table 27
Office & Industrial Historical Vacancy & Absorption, 2001-2006
Mason Corridor Economic Analysis
Period Vacant SF Vacancy %
Office
2001 261,099 6.0% 344,905
2002 609,616 13.4% (115,436)
2003 576,720 12.6% 64,131
2004 803,329 14.5% (35,061)
2005 674,153 11.7% 343,140
2006 786,044 13.2% 80,851
Industrial
2001 493,010 5.5% 312,289
2002 908,228 9.6% 23,643
2003 970,554 10.1% 124,350
2004 670,911 5.8% 514,574
2005 851,337 7.2% 78,638
2006 1,110,247 9.3% 190,622
Note: Increase between 2003 and 2004 due to a change in reporting methodology by CoStar
Source: CoStar Group, Inc.; Economic & Planning Systems
H:\17830-Mason Corridor Economic Study\Data\[17830-Office & Industrial Historical.xls]Vacancy & Absorpt. Summary
Vacancy Net
Absorption
CORRIDOR MARKET CONDITIONS
The South College corridor includes approximately 1.5 million square feet of commercial space
(office and industrial, based on a Sperry Van Ness report) or approximately 8.2 percent of the total
Larimer County inventory. The trade area inventory includes a range of products from new office
space to functionally obsolete industrial space used for light manufacturing and storage.
Approximately 91,000 square feet of the trade area inventory is currently vacant, which equates to a
vacancy rate of approximately 6 percent.
Lease rates, for commercial space in the trade area, range from $4 to $22 triple net (NNN). The
wide range of lease rates corresponds to the range of products available. New and recently
constructed office space is asking $17 to $22 NNN. Existing Class B and Class C office space ranges
from $11 to $16 NNN. Functionally obsolete industrial space leases at the low end of the range from
$4 to $10 NNN.
EMPLOYMENT DEVELOPMENT POTENTIALS
The current market conditions in Larimer County create an extremely competitive environment for
additional employment development. Based on current zoning, over 700 acres of employment land
exists in the City largely clustered along Harmony Road and near existing employment uses.
Approximately 5.0 acres of employment land is located at the northern end of the corridor near the
intersection of College Avenue and Fossil Creek Drive. Plans for the area include up to six additional
SOUTH COLLEGE CORRIDOR PLAN
118 APPENDIX B – SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT
office buildings totaling approximately 100,000 square feet of development. This planned office
development will consume approximately 6.5 percent of the forecast growth in office development
between 2006 and 2015. This is an adequate amount of land for future office space in the corridor.
It is unlikely the corridor will capture additional office development south of this node, at least until
this project is built out.
Industrial and RTD development will be attracted to the Harmony corridor because of the ample land
supply and access to Interstate 25. It is unlikely that any of these major employment uses will
consider the South College corridor for development. However, many small parcels exist along the
corridor currently zoned to allow for small service industrial uses (e.g., car repair, appliance repair,
sign construction, etc.). Service industrial uses cannot afford high rent or land prices; therefore,
these uses will only be attracted to the corridor as long as land values remain low.
Community Development & Neighborhood Services
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522.0580
970.416.2740
970.224.6134- fax
fcgov.com
Planning, Development & Transportation Services
MEMORANDUM
DT: September 26, 2013
TO: Members of the Planning and Zoning Board
TH: Laurie Kadrich, Director of Community Development and Neighborhood Services
Cameron Gloss, Planning Manager
FM: Lindsay Ex, Senior Environmental Planner
RE: Work Session Read Before Memo: Urban Agriculture Code Changes – Phase Two –
Standards for the Raising of Farm Animals and Hoop Houses
In 2012 and 2013, staff worked with the Planning and Zoning Board and the community to allow the
practice of urban agriculture as a principal use throughout the City, allowed farmers markets in
mixed-use zone districts, and allowed additional types and increased numbers of farm animals to be
raised (Phase One Changes). Each of these amendments was designed to further the City’s goal of
supporting local food production (City Plan Principle Safety and Wellness 3).
During public and City Council deliberation on the Phase One Changes, staff was asked to address
two other issues related to urban agriculture:
1. Develop standards for the raising of farm animals in the zone districts where they are
currently allowed (Urban Estate, Rural Lands , Residential Foothills, and River Conservation
Districts); and
2. Begin to remove barriers to year-round food production by allowing hoop houses.
Staff is planning to update the Board on the progress of the phase two of the urban agriculture code
changes during the October Work Session. This memo is intended to provide a brief update to the
Board regarding the project prior to that discussion.
Bottom Line: Staff is proposing to amend City Code to create standards for the raising of farm
animals, so these standards apply to existing lots where farm animals are raised. Delaying
implementation to allow for existing animals to be relocated (if existing numbers exceed what
would be allowed) may be necessary.
Staff is still developing the hoop house standards, but is seeking to address land use issues on hoop
houses in the Land Use Code via the urban agriculture license. Staff is proposing that hoop houses
be exempt from Building Permit requirements. Staff’s goal is to take the proposed changes to P&Z
for a recommendation in November and to Council in December.
Urban Agriculture Code Changes – Phase Two – Farm Animals and Hoop Houses
October 4, 2013 Work Session
Page 2
Farm Animals
Background. Council directed staff to develop standards for the raising of farm animals in the zone
districts where they are allowed (Urban Estate, Rural Lands, Residential Foothills, and River
Conservation Districts).
Process to Date. Staff conducted research on other communities’ standards for raising farm
animals, including communities across the state and those viewed as the leaders in urban
agriculture practices (see Attachment 1). Staff convened a focus group on September 24, 2013 that
included representatives from Colorado State University, Homeowners Associations, interested
citizens, and numerous City departments to discuss the project’s goal, which parameters were most
important to the group to include in the regulations, and concerns related to roosters. Larimer
Humane Society staff was not able to be present at the focus group, but we are coordinating with
them on the proposed changes.
Based on the focus group discussion, this portion of the project’s goal is to “continue allowing farm
animals to be raised within these zone districts, while still maintaining the quality of life in the
neighborhoods and protecting the welfare of the farm animals.”
During the discussion, staff also discussed the need to allow farm animals within the Public Open
Lands district to be consistent with City Code policies that allows Natural Areas to graze farm
animals on their lands.
Proposed Code Amendments. Based on a review of other communities and the focus group
discussion, staff is prepared to develop the following standards for raising farm animals:
• Setbacks – one of the most frequently cited issue in the focus group discussion was the
need for setbacks. Other communities have established setbacks that range from 15 feet
and up to more than 100 feet for raising roosters. The most common setbacks were 15-30
feet from a lot line and 50 feet from a residence or the closest structure.
• Number of animals per lot – From an animal welfare and a nuisance perspective, staff will
develop standards for the amount of open space required per animal, e.g., 4 goats per 9,000
square feet of open space as regulated by Wheat Ridge.
• Water Quality – The focus group discussed the need for buffering animals from water
sources, such as ditches and streams, to protect the water quality of these areas.
• General nuisance issues – The City already regulates nuisances, such as waste management
and odor issues in the City Code. However, staff will review existing standards and ensure
they are adequate for this issue.
• Public Open Lands – Staff is proposing to amend this district’s permitted land uses to
include farm animals to be consistent with City Code.
• Roosters – The focus group discussed the benefits (improved nutritional value of the eggs
and opportunity to raise roosters for 4-H) and drawbacks of raising roosters (noise) within
the City and determined the drawbacks outweighed the benefits. Staff is planning to
prohibit roosters within City limits.
Next Steps. Staff is seeking feedback from the Board around the proposed approach for regulating
farm animals. Staff will plan to hold an open house in late-October or early-November to discuss
these code changes with the public.
- 2 -
Urban Agriculture Code Changes – Phase Two – Farm Animals and Hoop Houses
October 4, 2013 Work Session
Page 3
Hoop Houses
Background. During the public outreach process and Council Work Session for the phase one code
changes, it was clear one of the greatest barriers to supporting year-round food production was
being able to erect hoop houses. Hoop houses are a temporary and generally more cost-friendly
than a greenhouse; they are constructed of a large hoops or bows, often made of plastic pipe, and
then covered with a layer of heavy greenhouse plastic. Hoop houses do not contain utilities (that
would be a greenhouse).
Process to Date. Currently, any building over 120 square feet in area or 8 feet in height requires a
building permit. Staff met with the Residential Code Committee, who is working with Building staff
as they update the City’s Building Codes to align with the 2012 International Building Code, in the
spring of 2013. During this discussion, the committee’s concerns related to hoop houses were
largely focused on land use concerns, e.g., setbacks from abutting parcels and overall appearance.
Given that these structures are temporary in nature and utilities are not allowed, the committee
was comfortable with regulating hoop houses through the Land Use Code.
Staff is planning to schedule a focus group to discuss hoop houses in the coming weeks and will also
discuss these standards in the proposed open house.
Proposed Code Amendments. As hoop houses are temporary in nature, they do not have a
foundation (thus, they would not be classified as a building by our Land Use Code, because buildings
have to be permanently affixed to the land). Instead, staff is proposing to classify hoop houses as
structures and to add them to the list of allowable accessory buildings, structures, and uses in
Section 3.8.1 of the Land Use Code.
Staff is also proposing to include standards related to setbacks and visual maintenance of hoop
houses in the urban agriculture license. Thus, farmers, producers, and interested citizens who wish
to erect a hoop house can do so within their urban agriculture license they would already need to
obtain.
Next Steps. Staff is seeking feedback from the Board around the proposed code amendments. Staff
will plan to hold an open house in late-October or early-November to discuss these code changes
with the public.
Specific Questions for the Board:
1. Are the areas proposed for regulations for farm elements the right elements? Are there
other standards the Board would suggest staff consider?
2. Are there concerns with the proposed approach for allowing hoop houses in all zone
districts? Are there any additional standards staff should consider besides setbacks?
3. As significant outreach was conducted for Phase One of the urban agriculture code changes,
staff is proposing to conduct an additional focus group around hoop houses and then one
larger open house for the overall regulations. Would the Board suggest additional outreach?
4. Regarding farm animals, one idea is to delay implementation of the proposed standards so
existing homes with animals can have time to come into compliance with the standards. If
so, would the Board suggest direct mailings to those homes to inform them of the timeline
to come into compliance? (There are approximately 1200 homes in the affected area).
- 3 -
Attachment 1 - URBAN AGRICULTURE - SUMMARY OF ANIMAL REGULATIONS – Draft 09.26.13
Wheat
Ridge
Steamboat Denver Boulder Colorado
Springs
Austin Portland Seattle Fort
Collins
Livestock &
Animal
Equivalencies
9,000 ft per
horse. 1 horse
= 4 goats, 2
llamas/ponies,
etc. 6,000 sqft
per additional
animal.
½ acre per
horse or
equivalent.
No more than
1 horse for
each ½ acre of
zone lot area.
½ acre per
animal,
including
horse, goat,
sheep, cow,
llama,
burro, or
other
equine
bovine.
Stables/
corrals for
up to (4)
horses,
ponies,
goats,
llamas,
potbellied
pigs must
include
37,00 sqft.
Enclosure for
livestock
must be 100
ft from
adjacent
property, and
50 ft from
residence.
Horses and
larger animals
require a
permit, must
be 50 ft from
any
residence.
Attachment 1 - URBAN AGRICULTURE - SUMMARY OF ANIMAL REGULATIONS – Draft 09.26.13
Wheat
Ridge
Steamboat Denver Boulder Colorado
Springs
Austin Portland Seattle Fort
Collins
Other
½ acre per
large farm
animal.
½ acre/5
small
animals.
Pigeons or
doves – 25
maximum.
Rabbits – 2
maximum.
No person
shall own or
keep any
swine, hogs,
or pigs.
Animals/
Fowl
permitted in
every district
with proper
enclosure.
Pot-bellied
pigs/miniatur
e pigs (up to
95 lbs) are
allowed, up
to 3 per lot.
No more
than one
potbelly pig,
no taller
than 22 in,
and no
greater than
150lbs.
Setbacks/
Enclosures
No enclosures
within 30 ft of
a residence or
the front lot
line, except for
lots over an
acre or if the
lot has no main
structure. The
fence must
enclose a min
of 800 sq ft for
the 1st animal
and an
Attachment 1 - URBAN AGRICULTURE - SUMMARY OF ANIMAL REGULATIONS – Draft 09.26.13
Wheat
Ridge
Steamboat Denver Boulder Colorado
Springs
Austin Portland Seattle Fort
Collins
Compliance
Procedures
After
complaint,
owner follows
manure mgmt
program
prescribed by
animal control,
which will
investigate all
citizen
complaints.
The max
penalty for a
1st or 2nd
conviction
within two
years, based
on date of
violation of
this section,
is a fine of
$500.00.
No person
shall operate
a facility
without a
permit. The
applicant
provides
insurance
docs within
10 days of
permit
issued.
Outlined in
the
Municipal
Code
regarding
citation
procedures
Waste
Disposal
Protocol,
Disease
Prevention
Manure or
liquid waste
shall not be
allowed to
accumulate so
ITEM NO __________________
MEETING DATE __________________
STAFF __________________
PLANNING & ZONING BOARD
STAFF REPORT
PROJECT: (TEMPLATE Project Name) Project Development Plan, PDP
#000000,
Modification of Standard to Section 4.20(D)(3)(a)(1) and
Modification of Standard to Section 4.20(D)(3)(a)(2).
APPLICANT: Andres Duany
street
city, state zip
OWNER: Donald Trump, Inc.
c/o John Doe
street
city, state zip
PROJECT DESCRIPTION:
This is a request for consideration of a Project Development Plan (P.D.P.) for
(PROJECT NAME). The project is located at... (list location and total acres).
The project proposes… summary of site program, square footage, parking, zoning,
building heights, site features and boundaries, special considerations. The proposed
uses are permitted in this zone district.
RECOMMENDATION: Approval of (PROJECT NAME) Project Development Plan, PDP
#000000, Modification of Standard to Section 4.20(D)(3)(a)(1) and Modification of
Standard to Section 4.20(D)(3)(a)(2), with Conditions.
EXECUTIVE SUMMARY:
The approval of (PROJECT NAME) Project Development Plan complies with the
applicable requirements of the City of Fort Collins Land Use Code (LUC), more
specifically:
• The P.D.P. complies with process located in Division 2.2 – Common
Development Review Procedures for Development Applications of Article 2 –
Administration.
• The P.D.P. is in conformance with the (PROJECT NAME) Overall
Development Plan approved by the Planning and Zoning Board on (DATE).
Planning Services 281 N College Ave – PO Box 580 – Fort Collins, CO 80522-0580
fcgov.com/developmentreview/ 970.221.6750
(PROJECT NAME) PDP #000000
(Planning & Zoning or Type 1 Hearing Date, 00, 0000
Page 2
• The Modification of Standard to Section 4.20(D)(3)(a)(1) and Modification of
Standard to Section 4.20(D)(3)(a)(2) that are proposed with this P.D.P. meet
the applicable requirements of Section 2.8.2(H), and the granting of these
Modifications would not be detrimental to the public good.
• The P.D.P. complies with relevant standards located in Article 3 – General
Development Standards, with conditions.
• The P.D.P. is in conformance with the two Modifications of Standard
approved by the Planning and Zoning Board, on (DATE).
• The P.D.P. complies with relevant standards located in Division 0.00,
(DISTRICT NAME) District (A-B-C) of Article 4 – Districts, provided that the
Modification of Standard to Section 4.20(D)(3)(a)(1) and Modification of
Standard to Section 4.20(D)(3)(a)(2) that are proposed with this P.D.P. are
approved.
• (ODP:) The (ODP NAME) O.D.P. complies with the applicable Overall
Development Plan criteria in Sections 2.3.2(H)(1-7) of the Land Use Code,
including all A-B-C District standards and general development standards that
can be applied at a level required for an Overall Development Plan submittal.
COMMENTS:
1. Background:
The subject property was annexed from 1987 to 1997 through four separate ordinances:
• Link-n-Greens Annexation (October 1987, 37.3 acres)
• Link-n-Greens Second Annexation (April, 1988, 16.8 acres)
• Link-n-Greens Third Annexation (January, 1992, 44 acres)
• Link-n-Greens Fourth Annexation (July, 1997, 4.2 acres)
(or) The North College Marketplace property was annexed in pieces as part of the North
College Avenue Annexation in December, 1959; as the Nauta North College Annexation
in April, 1965; and as the East Willox Lane First Annexation in July, 1975.
(description) The property is mostly vacant at this time, with one existing single family
rental home in the southwest corner of the site. The site is covered predominantly with
non-native grasses with areas of residential and remnant farmstead tree stands.
(PROJECT NAME) PDP #000000
(Planning & Zoning or Type 1 Hearing Date, 00, 0000
Page 3
The surrounding zoning and land uses are as follows:
Direction Zone District Existing Land Uses
North Downtown (D) Commercial
South Community Commercial (CC) Single- and multi-family residential and
commercial
East Community Commercial (CC) Multi-family residential and commercial
West Community Commercial (CC) Multi-family residential
Zoning History (most recent to past):
• The property is currently located in the Community Commercial – North
College District (CCN). The current CCN District was adopted in 1995 and
was revised to include supermarkets in 2002 and more recently, to include
large retail establishments in 2007.
• Prior to the adoption of the Land Use Code and the rezoning to a CCN
District, the property was zoned Business Center (BC). Note, the BC zone
was essentially renamed to the CCN District because there is little distinction
between the permitted uses.
• Prior to the BC zoning it was zoned Highway (HB) and Limited Industrial (IL)
as recent as 1995.
• In 1976 the property was zoned HB and MM for medium density mobile
home, but it is unclear when it was rezoned from MM to IL.
The Planning and Zoning Board, on August 21, 2008, approved a request for the
Addition of Permitted Uses, being Drive-in Restaurants and Gasoline Stations, per
Section 1.3.4 of the LUC.
The Planning and Zoning Board, on January 15, 2009, approved the North College
Marketplace, Overall Development Plan.
The Planning and Zoning Board, on April 16, 2009, approved requests for modifications
of standards set forth in Section 3.2.2(L) Parking Stall Dimensions and Section 3.5.3(B)
Relationships of Buildings to Streets, Walkways, and Parking, Subsection 3.5.3(B)(1)
Orientation to a Connecting Walkway.
(PROJECT NAME) PDP #000000
(Planning & Zoning or Type 1 Hearing Date, 00, 0000
Page 4
2. Compliance with Article 4 of the Land Use Code – Harmony Corridor (H-C):
The project complies with all applicable Article 4 standards as follows:
A. Section 4.26(A) and (B) – Permitted Uses
The proposed land uses are consistent with…
B. Section 4.26(D) – Land Use Standards
1) Section 4.26(D)(3)(a) describes a maximum…
2) The project is in compliance with Section 4.26(D)(3)(b)...
C. Section 4.26(E) – Development Standards
1) Section 4.26(E)(1) requires that all development in the H-C Harmony
Corridor District shall also comply with the applicable Harmony
Corridor design standards. The project is in compliance with all
applicable design standards as follows:
• The required 80’ landscaped setback...
• The landscape pattern, berming, plant section, and sidewalk
alignment are consistent with the Harmony standards…
• Buildings are designed…
2) With regards to the position of the main hospital building on the site,
the project is in compliance with Section 4.26(E)(3)(b), which...
D. Section 4.20(D) – Development Standards (C-C-R examples)
1) 4.20(D)(3)(a) Buildings, Massing and Placement:
Detailed building elevations are shown for…
2) 4.20(D)(3)(b)(2) Character and Image, Windows:
Glass curtain walls are utilized within portions…
3) 4.20(D)(4)(a) Site Design, Landscaping/Vegetation Protection:
(PROJECT NAME) PDP #000000
(Planning & Zoning or Type 1 Hearing Date, 00, 0000
Page 5
The project meets this standard which requires that…
Request for Modification:
The applicant requests a modification that is applicable to Section 4.20(D):
1) 4.20(D)(3)(a)(1) Height/Mass: A Modification of Standard is requested for
Buildings D and E. Buildings D and E, located on Lot 3, are proposed to be
two stories. These buildings are required to step down to one story directly
abutting the natural area protection buffer.
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.
(PROJECT NAME) PDP #000000
(Planning & Zoning or Type 1 Hearing Date, 00, 0000
Page 6
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).
Applicant’s Justification:
The following is the applicant’s written justification (or summarize):
While a new allowed use called "Campus Employment" was added to the C-C-R
zone district with the Link-n-Greens ODP for this site, the definition of the use
does not contain specific standards for building massing and placement.
Accordingly, the Applicant requests that the building height limit of one (1) story
adjacent to the river buffer as set forth in 4.20(D)(3)(a)(1) of the Fort Collins Land
Use Code ("LUC") be modified to allow two (2) stories in order to accommodate
the current development plan for the property. The following is an explanation of
how the proposed PDP meets…
Staff Finding
Staff finds that the request for a Modification of Standard to Section
4.20(D)(3)(a)(1) Height/Mass is justified by the applicable standards in 2.8.2(H)
for Buildings D and E located on Lot 3 of the Project Development Plan. This is
because:
A. The granting of the Modification would not be detrimental to the public
good. (an explanation is optional) The plan provides substantial
enhancements to the natural area buffer adjacent to the proposed
buildings. The proposed landscape canopy adjacent to the buildings
provides transition and helps reduce the massing of the buildings. The
plan as proposed for Lot 3 with two-story buildings provides a more varied
edge along the buffer than a plan would provide larger one-story building
footprints along the River buffer as a result of a strict interpretation of the
standard.
B. The request satisfies Criteria 4 (2.8.2(H)(4): The plan as submitted does
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. The majority of development within the entire 100 acre
plan provides for additional buffer with deeper setbacks and screening, so
that parking and buildings that are not directly adjacent to the buffer, but
rather set back from the buffer.
(PROJECT NAME) PDP #000000
(Planning & Zoning or Type 1 Hearing Date, 00, 0000
Page 7
3. Compliance with Article 3 of the Land Use Code – General
Development Standards
The project complies with all applicable General Development Standards; with the
following relevant comments provided:
A. Division 3.2 – Site Planning and Design Standards
1) 3.2.1 Landscaping and Tree Protection:
• A detailed tree mitigation plan is provided with this P.D.P. in
coordination and with the approval of the City Forester. In order to
provide maximum benefit, street trees provided with the project will be
upsized to meet the mitigation requirements;
• “Full Tree Stocking” is provided along…;
• Trees are planted in the parking lot interior and perimeter…;
• Ground cover areas in parking lots and at building foundations are...
2) 3.2.2 Access, Circulation and Parking:
• Sidewalk connections are...;
• Two transit stops are proposed with...;
• The parking and circulation...;
• Parking requirements in terms of numbers and dimensions...;
• As required, the sidewalk system provided contributes to the
attractiveness of the development.
3) 3.2.4 Site Lighting:
• A photometric plan was submitted for the project. As proposed, the
project complies with...
B. Division 3.4 – Environmental, Natural Area, Recreational and Cultural
Resource Protection Standards
1) 3.4.1 Natural Habitats and Features:
(PROJECT NAME) PDP #000000
(Planning & Zoning or Type 1 Hearing Date, 00, 0000
Page 8
• The project’s Ecological Characterization Study reports that....
• Aside from potentially significant trees, the property does not...
• Wildlife use of the...
C. Division 3.5 – Building Standards
• All building elevations provide a recognizable base and top treatment
in accordance with Section 3.5.3(D)(6).
• The overall design satisfies the institutional building requirements of
Section 3.5.3. “Variation in massing” requirements are...
• Areas of wall plane where stories are expressed over large expanses
receive...
• Significant attention is given to the variation in patterns and textures
used in the masonry materials. In addition...
• In accordance with Section 3.5.1(G), a view analysis was provided.
This Section requires that buildings or structures that exceed 40 feet in
height provide a view analysis. The view analysis must satisfy the
following review criteria:
1. Views. A building or structure shall not substantially alter the
opportunity for, and quality of, desirable views from public places,
streets and parks within the community. Desirable views are views by
the community of the foothills, mountains and/or significant local
landmarks (i.e., Long's Peak, Horsetooth Mountain).
Staff analysis: Opportunities for views by the community from public
places are not substantially altered by the proposed project. The main
building mass on the site is set back from Harmony Road allowing
western views through the Harmony Corridor to be preserved.
2. Light and Shadow. Buildings or structures greater than 40 feet in
height shall be designed so as not to have a substantial adverse
impact on the distribution of natural and artificial light on adjacent
public and private property.
Staff analysis: The shadow analysis provided demonstrates that the
proposed buildings do not cast substantial shadows onto adjacent
public or private property. There is some slight shadow on perimeter
(PROJECT NAME) PDP #000000
(Planning & Zoning or Type 1 Hearing Date, 00, 0000
Page 9
street sidewalks, particularly Lady Moon Drive, however this shadow
impact is minor and the same as what would normally be expected by
buildings that are less than 40’ in height. Shadows shown in the
southwest corner of the site are cast by the two-story medical office
building which is less than 40’ in height.
3. Privacy. Buildings or structures greater than 40 feet in height shall
be designed to avoid infringing on the privacy of adjacent public and
private property, particularly adjacent residential areas and public
parks.
Staff analysis: No residential areas or public parks exist adjacent to
the project that could be impacted.
4. Neighborhood Scale. Buildings or structures greater than 40 feet in
height shall be compatible with the scale of the neighborhoods in which
they are situated in terms of relative height, height to mass, length to
mass, and building or structure scale to human scale.
Staff analysis: The project is situated on a portion of the Harmony
Technology Park Overall Development Plan in which vacant land
exists to the south and east that provides opportunities for transition to
existing residential neighborhoods.
D. Division 3.6 – Transportation and Circulation
1) 3.6.3 Street Pattern and Connectivity Standards:
• The project continues to comply with the general framework
established with the Overall Development Plan. The project provides
for access points to...
• The City Traffic Operations and Engineering Departments have
reviewed the proposed intersection locations and found...
2) 3.6.4 Transportation Level of Service Requirements:
• The Traffic Operations and Engineering Departments have reviewed
the Transportation Impact Study that was submitted to the City for
review and have determined that the vehicular, pedestrian and bicycle
facilities proposed with this P.D.P are consistent with the standards
contained in Part II of the City of Fort Collins Multi-modal
Transportation Level of Service Manual. Street improvements to be
(PROJECT NAME) PDP #000000
(Planning & Zoning or Type 1 Hearing Date, 00, 0000
Page 10
constructed meet the Level of Service requirements and are
summarized as follows:
Phase One:
• Construction of Le Fever Drive from Lady Moon Drive to Cinquefoil
Lane as a commercial local street, 72’ ROW.
• Construction of Cinquefoil Lane from Le Fever to Harmony Road as a
minor collector, 82’ ROW.
• 245’ extension of the center median on Lady Moon Drive. The median
ranges in width from 7 to 15 feet and will be landscaped in accordance
with recently adopted City streetscape standards.
• Two right turn lanes will be constructed on east-bound Harmony Road,
turning right onto Lady Moon Drive and Cinquefoil Lane.
Final Phase:
• In addition to the Phase One improvements, the project will provide
dual left turn lanes at Lady Moon Drive turning left onto Harmony
Road. Currently one left turn lane exists at this location.
4. Neighborhood Meeting
Two neighborhood meetings were held for the proposed project, and a staff summary of
the neighbor’s concerns and applicant’s responses is included below. Detailed meeting
minutes and letters from the neighbors are attached with this staff report.
(PROJECT NAME)
Neighborhood Meeting Concerns & Response Summary
Concern Response
Text text
Text text
Text text
5. Findings of Fact/Conclusion
In evaluating the request for the (PROJECT NAME) Development Plan, Staff makes the
following findings of fact:
(PROJECT NAME) PDP #000000
(Planning & Zoning or Type 1 Hearing Date, 00, 0000
Page 11
A. The Modification of Standard to Section 4.20(D)(3)(a)(1) regarding
Height/Mass that is proposed with this P.D.P. would not be detrimental to
the public good and the Modification meets the applicable requirements of
Section 2.8.2(H)(4). This is because the majority of development within
the entire 100 acre plan provides for additional buffer with deeper
setbacks and screening so that parking and buildings are not directly
adjacent to the buffer, but rather set back from the buffer, and therefore
the plan as submitted does 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.
B. The Modification of Standard to Section 4.20(D)(3)(a)(2) to allow parking
lots between buildings and the River that is proposed with this P.D.P.
would not be detrimental to the public good and the Modification meets the
applicable requirements of Section 2.8.2(H)(1). This is because the
proposed plan will promote the general purpose of the standard equally
well or better than a plan which complies with the standard due to the
extensive landscape buffers provided that are intended to screen parking
lots and vehicle use areas when viewed from the River equally well or
better than buildings that would be used for the same purpose in
compliance with the standard.
C. The P.D.P. complies with process located in Division 2.2 – Common
Development Review Procedures for Development Applications of Article
2 – Administration.
D. The P.D.P. is in conformance with the Link-n-Greens Overall Development
Plan approved by the Planning and Zoning Board, on September 13,
2012.
E. The P.D.P. is in conformance with the two Modifications of Standard
approved by the Planning and Zoning Board, on September 13, 2012.
F. The P.D.P. complies with relevant standards located in Article 3 – General
Development Standards, provided that the Modification of Standard to
Section 4.20(D)(3)(a)(1) and Modification of Standard to Section
4.20(D)(3)(a)(2) that are proposed with this P.D.P. are approved, with
conditions.
G. The P.D.P. complies with relevant standards located in Division 4.20,
Community Commercial – Poudre River District (C-C-R) of Article 4 –
Districts, provided that the Modification of Standard to Section
4.20(D)(3)(a)(1) and Modification of Standard to Section 4.20(D)(3)(a)(2)
that are proposed with this P.D.P. are approved.
(PROJECT NAME) PDP #000000
(Planning & Zoning or Type 1 Hearing Date, 00, 0000
Page 12
In evaluating the request for the Link-n-Greens O.D.P., Staff makes the following
findings of fact:
A. The O.D.P. is in compliance with the 2.3.2 Overall Development Plan
Procedures and complies with the standards of Section 2.3.2(H)(1) through
(7), summarized as follows:
(1) The O.D.P. is in consistent with the permitted uses as well as Article 3
general development standards and Article 4 zone district standards that
are application at the level of detail required for an O.D.P. plan.
(2) The O.D.P. does not include any residential uses and therefore
compliance with the required density range of residential uses is not
applicable.
(3) The O.D.P. conforms to the Master Street Plan requirements and the
street pattern connectivity requirements pursuant to Sections 3.6.1 and
3.6.1(A) through (F). The O.D.P. identifies appropriate transportation
connections and conforms to the Transportation Level of Service
Requirements as contained in Section 3.6.4.
(4) The O.D.P. is in compliance with Section 3.6.3(F) and Section
3.2.2(C)(6) that require transportation connections to adjoining properties
from neighboring properties for vehicular, pedestrian, and bicycle
movement.
(5) The O.D.P. shows the general location and approximate size of all
natural areas, habitats and features within its boundaries and indicates the
applicant’s proposed rough estimate of the natural area buffer zones as
required pursuant to Section 3.4.1(E).
(6) The O.D.P. is consistent with the appropriate Drainage Basin Master
Plan.
(7) The O.D.P. does not include any residential uses and therefore
compliance with the criterion that any standards relating to housing density
and mix of uses will be applied over the entire O.D.P. and not on each
individual P.D.P. is not applicable.
RECOMMENDATION:
(PROJECT NAME) PDP #000000
(Planning & Zoning or Type 1 Hearing Date, 00, 0000
Page 13
Staff recommends approval of the (PROJECT NAME) Project Development Plan, PDP
#130003.
ATTACHMENTS:
1. Statement of Planning Objectives
2. Site Plan
3. Landscape Plans
4. Building Elevations
5. View and Shadow Analysis
7. Overall Development Plan
8. Ecological Characterization Study
9. Transportation Impact Study
10. Hazardous Material Impact Analysis
11. Neighborhood Meeting Staff Summary
12. Neighborhood Meetings 1 and 2 Minutes, comments and responses
13. Letters from Neighbors
as to cause a
nuisance as
regulated by
Wheat Ridge
Code of Laws,
chapter 15
Coops &
enclosures
must be kept
sanitary and
be cleaned
on a regular
basis to avoid
pests and
odors.
An
enclosure is
unclean
when it
contains
more than
one day's
elimination
of each
animal
enclosed
therein.
Fecal waste
placed in
closed
flytight
containers,
every 3 to 7
days. Code
Enforce.
Officer may
order more
frequent
removal.
Maintained in
a sanitary
condition
that does not
allow flies to
breed or
cause an odor
offensive to
an adjacent
residence or
business; and
Waste is
regulated
in nuisance
sections of
the
Municipal
Code, dogs,
cats, and
goats must
be
vaccinated
for rabies
Neighborhood
Notification
Multifamily,
commercial,
and mobile
home zone
districts:
letter of
approval
from
neighborhoo
d association.
To exceed
occupancy
requires a
permit:
includes
neighbor
notification &
pre-
inspection
approval.
When
more than
1 acre and
want more
than 12
chickens,
notify
abutting
property
owners
additional 100
sq ft for each
addtl animal
Enclosures
shall be no
closer than 15
ft to a side or
rear lot line.
Coops shall
meet min.
structure
setback
requirement.
Pens and
corrals shall
be located at
least 30 ft
from all
property
boundaries.
Enclosures
shall be
located so
that they are
located at
the rear area
(backyard) of
the property.
Enclosures
shall be a
minimum of
two hundred
(200) square
feet per
small animal.
No enclosure
may be closer
than 15 ft to a
structure on
an abutting
zone lot
containing a
dwelling or on
the same lot
not containing
the keeper.
On any
residential
zone lot, the
animals shall
be maintained
in the rear
50% of the
Zone Lot
Depth.
An
enclosure is
overcrowde
d unless its
area is at
least the
square of
the
following
sum for
each animal
confined
therein: the
sum of the
length of
the animal
in inches
(tip of nose
to base of
tail) plus six
inches.
All
buildings
and corrals
must be
constructed
at least fifty
five feet
(55') from
the building
envelope of
the
adjoining
lot.
An enclosure
used to keep
ten+ small
animals must
be located at
least 50 ft
from an
adjacent
residence. An
enclosure for
livestock
must be
at least 100 ft
from
adjoining
property and
at least 50
feet from a
house. Mini
Livestock: up
to 2: 10 ft, up
to 6: 50 ft, 6+
100 ft. 2 or
more fowl: 50
ft.
Enclosure at
least 15 ft
from any
residence,
not including
owner’s
home. Any
walkway,
street, park,
etc, that is
less than 150
ft away shall
be protected
by a six foot
hedgerow,
partition,
fence.
Structures
housing
domestic
fowl must be
located at
least 10 feet
away from
any
residential
structure on
an adjacent
lot.
Allowed on
lots over
20,000 sqft.
10,000 sqft
per animal
and
enclosures
must be 50 ft
from closest
structure.
½ acre per
horse.
No
standards
for other
animals.
Miniature
Livestock &
Goats
Minimum
square feet
based on horse
equivalents.
No permit.
No less than
2 goats, no
more than 3.
No bucks.
200 sq
ft/goat. Only
allowed in
single family
or duplexes.
2 per lot, &
min of 130 sq
ft/goat. Must
be maintained
in rear 50% of
lot in or next
to a
residential
zone. Can
increase #’s
with a zoning
permit.
½ acre per
animal (see
above).
(See
above…)
1-2 must be
located at
least 10 ft
from adjacent
home. 2-6
must be 50 ft.
6+ must be
100 ft. Males
must be
neutered.
3 or less
chickens,
ducks, doves,
pigeons,
pygmy goats,
or rabbits per
lot as a use by
right.
3 small
animals per
lot; 20,000
sqft = 4 small
animals;
each addt
5,000 sqft =
1 animal.
Goats must
be mini,
dehorned
and
neutered.
Allowed in
all zone
districts. 2
per lot,
must be
maintained
in rear 50%
in or
adjacent to
a
residential
zone.
Annual
license.
Chickens &
Roosters
Does not set a
maximum
number, but
does define
structure
requirements.
5 hens/lot as
a use by
right; can
increase with
a permit, in
all zone
districts
except 3
No Roosters.
Up to 8
chickens/duck
s combined
per lot. 16 sq
feet per
chicken. Use
by right.
Up to 50
fowl per
acre in
residential
districts.
Crowing is
prohibited.
Enclosures
for fowl
must have
4 sqft per
bird, and
residents
should not
exceed
more than
10 fowl.
An enclosure
for 2 or more
fowl must be
50 ft from a
neighbor.
(See above)
Up to 8 fowl.
In comm.
gardens or
urban farms
over 10,000
sqft, 1 addt
fowl per
1,000 sq ft.
No Roosters.
Hens
allowed
based on
lot size 4
square feet
per
hen/duck
Requires
permit.
Not a Priority A Low Priority A Moderate Issue A Serious Issue A Critical Issue
improved traffic controls had the highest prioritization, with
21 percent of respondents indicating it is the most or
second most important improvement. The other significant
improvement was the quality of commercial buildings, which
had a combined average of 12.5 percent of respondents.
The apparent satisfaction with South College Corridor
conditions speaks to the current stability of businesses and
the conditions under which they operate.
To provide further indication of Corridor stability, business
owners that own the property on which their business is
located were asked their timeframe for selling. A majority of
52 percent indicated that they were not interested in selling
their property, as shown in Figure 46. An additional ten
percent responded that they had interest in selling their
property in a time period between 11 and 20 years.
Responses
Less than 1 year 3%
1-5 years 26%
6-10 years 16%
11-20 years 30%
21 years or more 25%
Source: RRC Associates, Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Models\[17864-Business owner Survey Results.xls]Years as Owne
similarities between spending trends confirms the retail
demand conclusions of the report.
Almost all shopping for convenience oriented goods
such as supermarkets/grocery stores occur away from
the South College Corridor.
Clear demand for supermarket/grocery stores exists
based on respondents stated preferences and
spending habits away from the Corridor, confirming
previous retail demand conclusions.
who visit businesses less than monthly, at 29.8 percent. A
total of 43 percent of respondents visit South College
businesses once a week or more. The results indicate that
the business mix is weighted towards specialized uses with
infrequent patronage.
Figure 37 - Frequency of visits to Corridor
Frequency Responses % of Total
Responses
Daily 31 9.6%
Few Times a week 45 14.0%
Once a week 64 19.9%
Once a month 70 21.7%
Less than monthly 96 29.8%
Never 16 5.0%
Total 322 100%
Avg. 54
Source: RRC Associates, Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Models\[17864-Homeowner Survey Results.xls]Frequency
neighborhood level. The College Corridor north of
Harmony and Loveland geographies captured the largest
percentage of survey respondents spending at “Discount
Stores and Supercenters,” which are 42.0 and 23.7 percent
respectively. Loveland’s large percentage of spending in
the discount and supercenter category reflects the influence
of the new Wal-Mart Supercenter on Garfield Avenue and
65th Street in North Loveland approximately 1.5 miles south
of Carpenter Street.
information to derive current year trend data for specific
geographies. A higher rate of response among higher
income residents is typical for household surveys.
Figure 32 - Household survey respondents by income range
Trade Area
Income %%
Less than $10,000 0.9% 5.4%
$10,000 to $29,999 3.3% 18.5%
$30,000 to $49,999 7.9% 19.9%
$50,000 to $69,999 12.2% 21.5%
$70,000 to $89,999 20.4% 14.0%
$90,000+ 56.3% 20.8%
Source: RRC Associates, Claritas, Economic & Planning Systems
H:\17864-Fort Collins South College Corridor\Models\[17864-Homeowner Survey Results.xls]Respondant Income
Survey
improvements to the ditch corridor, which could
include pedestrian and bike trails, and natural
buffers between developments.
City, Louden Ditch
Company, Developers X X X
30. Incorporate sustainable Best Management
Practices into improvements where practical.
City, CDOT X X X
31. Consider implementing regional detention and
conveyance facilities.
City, Developers X X X
City Advance Planning
X
Goal CAD 3: Create a sense of arrival into Fort Collins.
19. Amend the Land Use Code to implement design
standards for the South College Gateway Area.
City Advance Planning X
(with Plan
adoption)
COMMUNITY PARTNERSHIPS AND FINANCING
Goal CP 1: Increase collaboration and mutual understanding between Corridor business owners, property
owners, and residents.
20. Organize a meeting of local business leaders to
discuss potential for a business organization.
City Neighborhood
Services, Chamber of
Commerce
X
21. Create a formal business advocacy group such as
a South College or South Fort Collins business
association. Or, in lieu of a formal business
association, identify official liaisons from
neighborhoods and local businesses that can
speak on behalf of the area.
Property and Business
Owners, with support
from the Chamber of
Commerce X
22. Actively participate in local organizations and
events that support economic development along
South College.
Property and Business
Owners X X X
Owners, Residents, City X X X
Goal LU 3: Capitalize on Mason Corridor and Transit-Oriented Development (TOD) opportunities
9. Collect site information and market sites identified for
transit-oriented development.
City, Property Owners,
Brokers X X
TRANSPORTATION
Goal T 1: Improve traffic safety along the highway for all users.
10. The highest priority transportation improvements
are:
Sidewalks along College Avenue, particularly
north of Trilby Road.
Short term Access Control Plan improvements
particularly safety related.
Sidewalks along Skyway west of College to
connect Foothills Gateway to the transit stops.
Improvements to the Trilby intersection.
Sidewalks along Trilby Road.
Safer access to transit stops at
College/Skyway.
City, CDOT
X X X
entire South College Corridor area is valued at about $108
million. A 10-mil assessment would generate about
$300,000 per year at current valuations. A property valued
at $600,000 would pay about $1,740 per year.
Tax Increment Financing (TIF)
An urban renewal plan could be created for the South
College Corridor to provide tax increment financing for
public improvements. Tax increment financing allows the
City’s Urban Renewal Authority (URA) to leverage the
increased property taxes resulting from new development
or improvements within a district. The URA (which is
currently made up of members of Fort Collins City Council)
could initiate an Urban Renewal Plan for any part of the
area. TIF does not increase taxes; it simply allows the URA
to capture a portion, or increment, of taxes already
collected. TIF could be used to enhance transportation
infrastructure, provide stormwater drainage or floodplain
improvements, expand or upgrade utility infrastructure, and
provide amenities that benefit the public including
streetscapes, enhanced architecture and building materials,
façade renovations, or special site improvements.
Special Improvement Districts
A municipality has the authority to create a Special
Improvement District (SID) to finance the cost of local
improvements. A SID can be initiated by petition of a
majority of property owners. The City usually expects a
super-majority of property owners be in favor. The City
Council then considers a resolution of intent to create a
district, sends notice of a hearing, and conducts a hearing
on creation of the district.
Typically, a SID would be created to improve substandard
streets so that they can become part of the City maintained
system. One potential SID area is the South 13 subdivision,
where some owners have discussed this possibility.
Use, Enlargement of Structures, and Redevelopment
projects that meet the Plan vision. One barrier that has
already been addressed during the South College
Corridor Plan process is the deferral of funding for
transportation improvements on minor Change of Use
projects. There may be other issues that could have a
similar, positive outcome for these types of projects.
Bureau.
The City should conduct periodic outreach efforts to the
local business community to address concerns and
gauge satisfaction with City policies and actions. One
method could be to conduct an annual survey using
similar questions as provided on the South College
Corridor Plan business/property owner survey.
“Consistently, persistently focus on
specific priorities.”
“The polite, squeaky wheel gets the
grease.”
“The City shares many of your same
interests. They have good intentions and
are willing to work with you.”
David May, President & CEO, Fort Collins
Area Chamber of Commerce
“Form an association that works with the
City well.”
“Your association will help make the area
into what you want it to be.”
“The City listens to us now. We have a
voice. I think it makes a lot of
difference.”
Dean Hoag, President, North Fort Collins
Business Association and Owner, Rocky
Mountain Battery Service of Fort Collins
constructing future below-grade drainage “conduits” across
South College to also serve as pedestrian and bike
crossings. Areas where this would be beneficial and where
the topography supports this type of crossing are located at
Carpenter Road and at a point approximately one-quarter
mile north of Trilby Road. Care should be taken to protect
the natural values.
Foothills Gateway. The future need to convey stormwater
across South College may present opportunities to install
underpasses that combine drainage functions, utilities, and
pedestrian and bicycle connections, similar to the ped/bike
underpass at Fossil Creek and College.
T 3.4 - Trail Connections. Create community trail systems
that link important destinations through the Corridor. As a
first priority, create an off-street trail system on the west
side of College that links neighborhoods to the Fossil Creek
and Mason Corridor trail systems. Create another trail on
the north side of Benson Lake between South College and
the Pelican Marsh Natural Area trail system. Support efforts
to provide a regional trail system between Fort Collins and
Loveland using the BNSF right-of-way or another location
with the South College Corridor. Where environmental
concerns or resource conflicts are identified, trails will be
located, to the extent possible, to less sensitive areas (see
Figure 29).
Potential
Neighborhood
Retail
Potential
Neighborhood
Center
Neighborhood
Commercial
District
(supermarket)
create or enhance clusters of similar businesses with
walkable connections between them.
more clarity around goals and ideas that relate to specific
locations. Goals and policies follow the Plan’s five main
elements:
Land Uses and Business Activity (LU)
A Complete Transportation System (T)
Community Appearance and Design (CAD)
Community Partnerships and Financing (CP)
Natural Resources and Drainageways (ND)
retail and service commercial activity. That overall image
will not simply be a function of commercial intensity or type;
rather, it will be achieved by balancing a mixture of land
uses, including open space, new residential growth,
supporting neighborhood retail, and recreational amenities.
We envision neighborhood services.
Creating a desirable living and working environment for
residents means more banks, restaurants, and shops
catering to daily needs. Additional housing will increase
market support for neighborhood-serving retail uses. New
residential development will occur on vacant or
underutilized lands. Existing neighborhoods will remain
largely unchanged. With additional residential growth and
neighborhood services, the Corridor will become a more
complete district where all citizens - business owners,
employees, and residents alike - have the opportunity to
live near where they work, shop, and recreate. Additional
travel options will be provided, thereby relieving the
transportation system and reducing air pollution. Directing
growth to the Corridor where utilities are already in place
saves money and makes more efficient use of the existing
public investment in infrastructure improvements.
major utility impacts are foreseen at this time, condition of
the systems will deteriorate over time, new methodologies
for delivery of services may develop, and direction by future
Boards and governing bodies may require significant
additions and/or improvements to the utility system; hence
the need for continuous coordination.
The City of Fort Collins Fossil Creek Master Plan and the
Stone Creek Basin Master Plan have delineated floodplain
and floodways within the Corridor, and provide a
reasonable representation of the impacts that could be
expected during various frequency storm events.
The Stone Creek basin, which is located along both sides of
South College between the Skyview subdivision and
Benson Lake, contains a small floodplain just within the
South College Corridor study area adjacent to
Provincetowne. The floodplain affects a portion of one
vacant residential property. Thus, overall floodplain
regulations will have limited impact on new development
along the Corridor.
Detention and stormwater requirements constrain some
vacant properties west of South College, as the highway
acts as an impoundment to east-draining water. As a result,
several small wetlands to the west of South College would
need to be incorporated or mitigated into future
development plans, and no new pipes are anticipated under
South College.
Figure 15 - Natural areas and features
the City’s standards for quality design. Over time, it is
probable some existing commercial properties will
redevelop and/or some building facades will be improved.
Figure 14 - Year built
Other issues included unsafe left hand turns, insufficient
turn lanes, and a desire for additional traffic signalization.
Business survey respondents thought that the lack of
adequate traffic controls was the most critical issue that
needs to be addressed. It is not a coincidence then that the
transportation plans described in Chapter 1 aim to resolve
many of the issues repeatedly raised by the community.
Short- and long-term strategies are in place to improve
lighting, provide better transit access, increase the number
and connectivity of sidewalks, and landscaping the right-of-
way. These long-term plans propose improving the
functionality of the Corridor not only for motorists, but for
pedestrians, bicyclists, and transit users.
As a state highway, the final design of any potential traffic
improvement on South College would be led by CDOT.
Because the conceptual layout of improvements is tailored
to this stretch of the highway rather than a one-size-fits-all,
it provides greater flexibility for businesses to comply with
CDOT standards than if an ACP were not in place.
As access control measures are implemented, businesses
fear that customers may have difficulty reaching their
stores. Should South College be widened, a back-loaded
frontage road and reconfigured parking would be necessary
for certain businesses. Property owners are concerned
about the effects these improvements might have on
property values and business functions.
As a result, property and business owners need to be
closely involved with any future transportation projects.
Stakeholders have requested that future highway design be
context-sensitive, that costs are distributed fairly, and that
as the Corridor evolves and as land uses intensify, highway
improvement projects be built to balance transportation for
all modes with the needs of adjacent businesses and
development.
itself can support approximately 1,800 new residential units.
As the area approaches buildout, the demand for
alternative residential products such as townhomes,
duplexes, and apartments will increase. The Corridor’s
visibility (from US 287), freeway access (from Harmony
Road and Carpenter Road), and convenience (employment
and entertainment opportunities) make it especially
appealing to apartment projects. The Corridor can likely
support an apartment development of 150 to 250 units.
5. The trade area is currently underserved by neighborhood
retail and community service uses. In particular, a typical
supermarket anchored neighborhood shopping center
between 75,000 to 125,000 square feet would be
supportable immediately. A supermarket would typically
consume between 55,000 and 65,000 square feet of space,
with the remaining available retail space housing ancillary
retailer and personal care services not currently in the area,
such as a dry cleaner. A new supermarket has been
proposed along College near Carpenter (and had been
approved by the City only to expire for non-action), and so
remains a possibility to accommodate neighborhood retail.
6. The demand for regional retail is anticipated to grow
across the City of Fort Collins and Larimer County;
however, the South College Corridor in not an ideal regional
retail location, which will cause these uses to develop
elsewhere in the city. Competitive disadvantages compared
to other locations in the region include a comparative lack
of anticipated residential growth, and competition from
existing and planned regional centers (e.g., Harmony
Road).
7. The current market conditions in Larimer County create
an extremely competitive environment for additional office
development. As such, the South College Corridor is not
ideally suited for major office development; however, the
Corridor can expect to capture a small amount (50,000 to
75,000 square feet) of additional community and
neighborhood serving office space. Most of this
development for South College is likely to occur between
Harmony Road and Fossil Creek Drive - and may be
completely absorbed by the Redtail Office Park, which
1. Improved Traffic Controls
2. Need for Additional Residential Growth
3. Quality of Commercial Buildings
4. Lower Traffic Speed Limits
5. Crime
Figure 12 - Issues in order of priority for household and
business survey respondents
0% 5% 10% 15% 20% 25% 30% 35% 40% 45% 50%
Quality of Commercial Buildings
Improved Pedestrian Access
Improved Bicycle Access
More Landscaping/Beautification
More Open Space
Crime
New Street Lighting
Improved Traffic Controls
Improved Access to Transit Service
Improved Commercial Signs
Improved Communication
Improved Storm Drainage
Additional Residential Growth
Lower Traffic Speed Limits
Issues for Households
Issues for Businesses
Quality of Commercial Buildings
Improved Pedestrian Access
Improved Bicycle Access
More Landscaping/Beautification
More Open Space
Crime
New Street Lighting
Improved Traffic Controls
Improved Access to Transit Service
Improved Commercial Signs
Improved Communication
Improved Storm Drainage
Additional Residential Growth
Lower Traffic Speed Limits
0% 5% 10% 15% 20% 25% 30% 35% 40% 45% 50%
moderate intensity uses which can help provide a transition
and a link between surrounding residential areas and the
commercial area.
Area D includes two options: (1) Urban Estate, or (2)
Commercial (Limited). Option 1 is the existing land use
designation, allowing up to two dwelling units per acre.
Option 2 allows a wide variety of commercial and residential
uses. Option 2 recognizes that the site may be undesirable
for large lot residential uses due to its proximity to the Kel-
Mar Strip, and could accommodate low-intensity
commercial uses. Citizen responses were split between the
two options.
Area E shows a Commercial designation, which is its
current zoning. There have been a variety of proposals on
this site in the past, from a grocery store to an auto
dealership. Citizen responses generally supported
commercial uses, with some negative comments on auto
sales uses.
Area F, at Trilby and College, includes two options: (1)
Residential (Low Density Mixed-Use Neighborhood), and
(2) Residential/Limited Commercial. Option 1 is the current
designation, allowing residential densities of up to eight
dwelling units per acre and a neighborhood center. Option 2
would also allow the same residential densities, but could
accommodate additional commercial uses along the front
half of the area. The front portion of this area has several
existing commercial uses including a landscape supply
yard, offices, a veterinary clinic, and small warehouses.
Citizen responses were split between the two options.
Area G, at the intersection of two state highways - US 287
and State Highway 392 - includes three options: (1) Urban
Estate, (2) Multi-Family Residential, or (3) Limited
Commercial/Commercial. Option 1 is the existing land use
designation, allowing up to two dwelling units per acre.
Option 2 would allow multi-family housing. Option 3 places
some restrictions on the types of commercial and
residential uses that could be accommodated, such as
excluding drive-in restaurants and other auto-related uses.
Citizen responses favored Limited Commercial/
Commercial, with a desire for adequate residential buffers.
neighborhoods adjacent to the Corridor and expansive
views of Benson Lake and the Front Range dominate, as
more than 75% of the land in this area is agricultural,
vacant, or open space. The remainder is made up of
several low-intensity commercial businesses. Carpenter
Road marks the Growth Management Area boundary and
the Fort Collins-Loveland Community Separator where
unincorporated Larimer County and, further south, the City
of Loveland begin.
ideas for the future.
Chapter 4: Framework Plan, Goals, and Policies represent
the Plan’s big ideas in physical form (the Framework Plan
Map) and policy form (Goals and Policies), drafting a
blueprint for each idea: Land Uses and Business Activity, a
Complete Transportation System, Community Appearance
and Design, Community Partnerships and Financing, and
Natural Resources and Drainageways.
Chapter 5: Implementation outlines the barriers to change,
catalyst projects, and a list of actions for the City, business
and property owners, residents, and other partners to make
the Plan a reality.
Two appendices contain supplemental information about:
A. South College Corridor Plan Survey Results:
This describes the methodology along with the responses
from resident household and business/property owner
surveys.
B. South College Corridor Market Assessment:
This assessment summarizes current market conditions
and the project team’s conclusions regarding the potential
for additional development along the Corridor.
The North I-25 Draft Environmental Impact Statement
(DEIS) Package A alternative considers a double-tracked
commuter rail route that will extend from the end of the
planned FasTracks North Metro end-of-line station in
Thornton and terminate in Downtown Fort Collins. A Fort
Collins commuter rail station would be co-located with the
South Transit Station. The proposed commuter rail route
follows the existing BNSF alignment which generally
parallels the US 287 alignment within and south of Fort
Collins. In total, Package A includes five new commuter rail
stations in Loveland and Fort Collins, two feeder bus
routes, and one additional general purpose lane on I-25 in
each direction. A map of the commuter rail route with
station locations is provided in Figure 6.
Environmental Assessment can be downloaded at:
fcgov.com/mason
Development Standards for the TOD Overlay Zone
(Division 3.10) can be viewed through the City of Fort
Collins Land Use Code at: fcgov.com/cityclerk/codes.php
CDOT design requirements
construction of parallel streets to provide circulation
alternatives for local residents and businesses,
connecting to existing public streets where possible
The Plan is used to help guide long-term transportation
improvements along this Corridor by the City and CDOT.
The planning horizon for these plans is 20 years, which
means that improvements are designed for the growth in
traffic that is projected to take place along this Corridor over
the next 20 years. Therefore, some of the recommended
access and roadway improvements are likely not to happen
for many years - or until traffic conditions and development
in this part of the community change enough to warrant the
improvements.
However, some safety related improvements may be
needed sooner based upon existing conditions such as
traffic crash data/accident history, traffic volumes, sight
distance problems, etc. In that case, the City of Fort Collins,
Larimer County, and CDOT would work together to develop
either interim and/or long-term safety solutions. Property
owners, businesses, and residents in the affected area
would be consulted within the decision making process
when the improvements are designed. No public funding
has been identified for these types of access-related
improvements along South College at the time of this
writing. It is most likely that changes will occur over time in
conjunction with future development or redevelopment - or
potentially through a publicly funded capital improvement
project.
The South College Avenue Access Control Plan Update
can be downloaded at:
fcgov.com/transportationplanning/downloads.php
College @ Harmony High (15) $4.000
Harmony, College to Lemay High (15) $8.700
College @ Skyway Medium (47) $2.000
Carpenter, College to Lemay Medium (66) $6.000
College, Carpenter to Trilby Medium (66) $10.680
College, Trilby to Fossil Creek Medium (66) $10.680
Trilby, College to Lemay Medium (66) $4.005
Trilby @ College Medium (66) $3.000
Trilby, Shields to College Medium (66) $4.005
College @ Carpenter Medium (108) $3.000
Aran Street, Trilby to North of
Skyway
Low (162) $2.003
Avondale Drive Extension,
Avondale to Carpenter
Low (162) $0.668
College Parallel Streets, Trilby
to Skyway
Low (183) $2.003
Carpenter, College to I-25 Not ranked $15.000
Subtotal Street Projects $84.444
Bicycle Projects
Mason @ Harmony, Grade
Separated Crossing
11 $2.400
Carpenter, College to
Timberline, Bike Lanes
37 included
in street
Bikestation at South Transit
Center
76 $0.500
Trail Connection, BNSF RR to
Taft Hill
83 included
in rail
Pedestrian Projects
College, Carpenter to Trilby
Sidewalks
2 included
in street
College, Trilby to Fossil Creek
Parkway Sidewalks
3 included
in street
College, Fossil Creek Parkway
to Harmony Sidewalks
30 included
in street
Grand Total $87.344
The Master Street Plan (MSP) is a map-based component
of the TMP showing the functional classification (the
category of street, e.g. arterial, collector, etc.) of the
ultimate street network in the City of Fort Collins. The MSP
also helps guide the development of the future street
system for the City and its Growth Management Area. The
MSP provides a reference for planning and layout of
existing and future development's key transportation and
circulation connections.
low-density rural development, there are areas of “hard”
edges containing existing development that adjoin
communities.
The South College Corridor contains both “soft” and “hard”
edges. The Longview Open Space and areas of urban
estate density along Carpenter Road east of College
Avenue are examples of the soft-type edge, while a harder
edge exists south of Carpenter Road due to pre-existing
county-approved commercial and low-density residential
development.
Open lands at the southern end of the Corridor help to
establish the City’s unique identity and contrast it from the
adjoining county development. Also, the design of a new
Neighborhood Commercial District and surrounding
residential and commercial development will be future
components in defining the identity.
DATE PLAN
1981 Master Street Plan
1989 South College Avenue (US 287)
Access Control Plan
1990s A Plan for the Region Between
Fort Collins and Loveland
1998, 2000 Mason Corridor Plan (ongoing)
1999 Northern Colorado
Separator Study
1997/2004 City Plan, Transportation
Master Plan
2002 South College Avenue (US 287)
Access Control Plan Update
2004 US 287 South College Avenue
Bicycle Lane Project
2006 Land Conservation and
Stewardship Plan
2007 US 287 Environmental
Overview Study
In Progress North I-25 Environmental
Impact Statement
• A district that becomes more walkable
and contains a mix of activities over
time.
• A corridor that increases mobility,
provides transportation options, improves
the aesthetics of the pedestrian/transit
interface, and accommodates the flow of
goods and people.
• A redevelopment and infill area that
channels additional economic activity in
areas that benefit existing residents and
businesses.
• A regionally significant transportation
corridor that improves regional mobility
in a safe and efficient fashion.
• The southern transit connection for both
typical bus service and the Mason
Corridor Bus Rapid Transit system.
• A transit-oriented development area in
areas close to the Mason Corridor.
• A community gateway and separator that
creates an appropriate entryway into Fort
Collins.
• A pedestrian and bicycle friendly area
where new improvements should be
directed.
• An area with important natural values,
especially along the Fossil Creek Corridor
and the Benson Lake area.
vision.
While this plan’s content is important for the direction it
provides to the community, the planning process itself has
been invaluable for increasing collaboration and
cooperation between stakeholders. However, this planning
process is just the beginning for South College. For this
plan to be successful, the City, business owners, property
owners, residents, developers and others need to continue
the engagement and continue working on the vision for
South College.
purchases by location .........................................64
Figure 36 - Reasons for visiting South College
Corridor by activity..............................................64
Appendix B -
South College Corridor
Market Assessment ....................................71
We envision coordination. ................................................32
We envision connectivity.................................................. 33
We envision a variety of travel options............................. 33
Community Appearance & Design ....................................34
We envision renewal. ....................................................... 34
We envision an exciting gateway. ....................................34
Community Partnerships and Financing ...........................36
We envision collaboration. ...............................................36
We envision fair costs and benefits.................................. 36
Natural Resources and Drainageways..............................36
We envision creative, green infrastructure....................... 36
Chapter 4 -
Framework Plan, Goals, and Policies .......37
Introduction .......................................................................37
Framework Plan Map........................................................37
Land Uses and Business Activity ......................................37
Goal LU 1: Retain the eclectic business mix while
supporting new uses that strengthen the South College
market. .............................................................................38
Goal LU 2: Encourage neighborhood serving retail and
commercial uses in locations convenient to adjacent
neighborhoods.................................................................. 40
Goal LU 3: Capitalize on Mason Corridor and Transit-
Oriented Development (TOD) opportunities..................... 41
Thank you to all who contributed to this Plan.