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HomeMy WebLinkAbout12/20/2018 - Planning And Zoning Board - Agenda - Regular MeetingPlanning and Zoning Board Page 1 December 20, 2018 Jeffrey Schneider, Chair City Council Chambers Jeff Hansen, Vice Chair City Hall West Jennifer Carpenter 300 Laporte Avenue Michael Hobbs Fort Collins, Colorado Christine Pardee Ruth Rollins Cablecast on FCTV Channel 14 & Channel 881 William Whitley on the Comcast cable system The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224- 6001) for assistance. Regular Hearing December 20, 2018 6:00 PM • ROLL CALL • AGENDA REVIEW • CITIZEN PARTICIPATION Individuals may comment on items not specifically scheduled on the hearing agenda, as follows: • Those who wish to speak are asked to sign in at the podium. • The presiding officer will determine and announce the length of time allowed for each speaker. • Each speaker should state their name and address and keep their comments to the allotted time. • Any written materials should be provided to the Secretary for record-keeping purposes. • A timer will beep once and the time light will turn to yellow to indicate that 30 seconds of speaking time remain and will beep again and turn red when a speaker’s time to speak has ended. • CONSENT AGENDA The Consent Agenda is intended to allow the Planning and Zoning Board to quickly resolve items that are non-controversial. Staff recommends approval of the Consent Agenda. Anyone may request that an item on this agenda be “pulled” for consideration within the Discussion Agenda, which will provide a full presentation of the item being considered. Items remaining on the Consent Agenda will be approved by the Planning and Zoning Board with one vote. The Consent Agenda generally consists of Board Minutes for approval, items with no perceived controversy, and routine administrative actions. Planning and Zoning Board Hearing Agenda Packet Pg. 1 Planning and Zoning Board Page 2 December 20, 2018 1. Draft Minutes for the P&Z November Hearing The purpose of this item is to approve the draft minutes of the November 15, 2018, Planning and Zoning Board hearing. 2. Kechter Enclave Annexation PROJECT DESCRIPTION: This is a City-initiated request to annex and zone an 8.4-acre single-parcel enclave located in southeast Fort Collins, abutting Ziegler Road to the east and situated between Trilby Road and the Fossil Creek Reservoir. The requested zone district is Low Density Mixed-Use Neighborhood. APPLICANT: City of Fort Collins c/o Community Development and Neighborhood Services STAFF ASSIGNED: Kai Kleer, City Planning Senior Coordinator 3. Trilby Substation Enclave Annexation PROJECT DESCRIPTION: This is a City-initiated request to annex and zone a 1.797-acre enclave consisting of a single parcel. The parcel is located in southwest Fort Collins, abuts West Trilby Road to the north, and is situated between Hazaleus and Colina Mariposa Natural Areas. The requested zone district is Public Open Lands (P-O-L). APPLICANT: City of Fort Collins c/o Community Development and Neighborhood Services STAFF ASSIGNED: Kai Kleer, City Planning Senior Coordinator 4. Friendly Fire Enclave Annexation PROJECT DESCRIPTION: This is a City-initiated request to annex and zone a 2.057-acre 3-parcel enclave located in northwest Fort Collins, abutting Laporte Avenue to the south and is situated between Grandview Avenue and North Bryan Avenue. The requested zone district is Limited Commercial. APPLICANT: City of Fort Collins c/o Community Development and Neighborhood Services STAFF ASSIGNED: Kai Kleer, City Planning Senior Coordinator 5. Downtown District Expansion Rezoning PROJECT DESCRIPTION: This is a City-initiated request to rezone 467 acres into an expanded Downtown (D) zone district. The resulting Downtown district, including the existing and expanded area, will comprise 687 acres. The properties are currently zoned in a combination of predominantly non-residential districts. This rezoning request places the area into one zoning district based on the Downtown Plan designation and which includes six new character subdistricts. APPLICANT: City of Fort Collins c/o Community Development and Neighborhood Services STAFF ASSIGNED: Cameron Gloss, Long Range Planning Manager Packet Pg. 2 Planning and Zoning Board Page 3 December 20, 2018 6. Kyle Ave Solar Array PROJECT DESCRIPTION: This is a request for consideration of a Final Development Plan for the construction of a medium-scale solar energy system capable of generating up to 998 kilowatts of electricity. The solar energy system, featuring rows of ground- mounted solar panels, would be enclosed by perimeter fencing and landscaping and establish a 35-foot habitat buffer zone between the Prairie Dog Meadows Natural Area and the development. The project site is located at 6422 Kyle Avenue and is located in the Urban Estate (U-E) Zone District. APPLICANT: Heath Mackay Namaste Solar 6707 Winchette Circle Ste. 700 Boulder, CO 80304 OWNER: Ann McSay 6422 Kyle Avenue Fort Collins, CO 80525 STAFF ASSIGNED: Kai Kleer, City Planning Senior Coordinator 7. Waterfield Amended Overall Development Plan PROJECT DESCRIPTION: This is a request for an Amended Overall Development Plan (ODP) for a parcel of land located generally at the northwest corner of East Vine Drive and North Timberline Road. The ODP includes Suniga Road as the new east-west arterial street that is planned to replace the arterial designation currently along East Vine Drive. The primary purpose of the amendment is to adjust the phasing, increase the anticipated residential density from 191 to 498 dwelling units, and to blend the four required housing types across the project versus by zone district. APPLICANT: Thrive Home Builders c/o Ripley Design 419 Canyon Avenue, Suite 200 Fort Collins, CO 80521 OWNER: Thrive Home Builders 1875 Lawrence Street, Suite 900 Denver, CO 80202 STAFF ASSIGNED: Ted Shepard, Senior City Planner • DISCUSSION AGENDA 8. Strauss Cabin Enclave Annexation PROJECT DESCRIPTION: This is a City-initiated request to annex and zone a 35.036-acre 8-parcel enclave located in southeast Fort Collins, abuts Kechter Road to the south and is bisected by Strauss Cabin Road. The requested zone district is Urban Estate. A Structure Plan amendment is also requested to change the designation of the property east of Strauss Cabin Road from Rural Open Lands to Urban Estate. APPLICANT: City of Fort Collins c/o Community Development and Neighborhood Services STAFF ASSIGNED: Kai Kleer, City Planning Senior Coordinator Packet Pg. 3 Planning and Zoning Board Page 4 December 20, 2018 9. Historic Preservation Code Updates PROJECT DESCRIPTION: Revisions to Land Use Code Section 3.4.7, Historic and Cultural Resources, as they relate to standards governing the review of developments affecting historic resources. APPLICANT: City of Fort Collins STAFF ASSIGNED: Karen McWilliams, Historic Preservation Manager Maren Bzdek, Senior Historic Preservation Planner • OTHER BUSINESS • ADJOURNMENT Packet Pg. 4 Agenda Item 1 Item 1, Page 1 AGENDA ITEM SUMMARY December 20, 2018 Planning and Zoning Board STAFF Shar Gerber, Customer and Administrative Manager SUBJECT MINUTES OF THE NOVEMBER 15, 2018 P&Z HEARING EXECUTIVE SUMMARY The purpose of this item is the consideration and approval of the draft minutes of the November 15, 2018 Planning & Zoning Board hearing. ATTACHMENTS 1. Draft November 15, 2018 P&Z Minutes Packet Pg. 5 DRAFT Jeff Schneider, Chair City Council Chambers Jeff Hansen, Vice Chair City Hall West Jennifer Carpenter 300 Laporte Avenue Michael Hobbs Fort Collins, Colorado Christine Pardee Ruth Rollins Cablecast on FCTV Channel 14 & William Whitley Channel 881 on Comcast The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224- 6001) for assistance. Regular Hearing November 15, 2018 Chair Schneider called the meeting to order at 6:00 p.m. Roll Call: Carpenter, Hansen, Hobbs, Pardee, Rollins, Schneider and Whitley Absent: None Staff Present: Everette, Yatabe, Tatman-Burruss, Mounce, Birks, Gloss, Wray, and Gerber Chair Schneider provided background on the board’s role and what the audience could expect as to the order of business. He described the following procedures: • While City staff provides comprehensive information about each project under consideration, citizen input is valued and appreciated. • The Board is here to listen to citizen comments. Each citizen may address the Board once for each item. • Decisions on development projects are based on judgment of compliance or non-compliance with city Land Use Code. • Should a citizen wish to address the Board on items other than what is on the agenda, time will be allowed for that as well. • This is a legal hearing, and the Chair will moderate for the usual civility and fairness to ensure that everyone who wishes to speak can be heard. Agenda Review Development Review Manager Everette reviewed items on the Consent and Discussion agendas, stating that item 6 - Historic Preservation Code Updates has been removed from the agenda. All other items will be heard as originally advertised. Planning and Zoning Board Minutes ITEM 1, ATTACHMENT 1 Packet Pg. 6 DRAFT Planning & Zoning Board November 15, 2018 Page 2 of 5 Public Input on Items Not on the Hearing Agenda: Eric Sutherland, 3520 Golden Currant; spoke to a proposed student housing complex South of Creekside Park. Mr. Sutherland provided a date: 11/19/2018, for a decision by the judge for litigation, for failure to follow the Land Use Code alleging abuse to the discretion by City Council. He feels there should have been dedication of right-of-way on the project and adequate definitions provided. He is dissatisfied with the Board. No comments provided by staff or City attorney. Consent Agenda: 1. Draft Minutes from October 18, 2018, P&Z Hearing 2. Annual Work Plan 3. 2018 Three-Mile Plan Update Public Input on Consent Agenda: None noted Chair Schneider did final review of items on consent and reiterated that those items will not have a separate presentation unless pulled from the consent agenda. Member Hobbs made a motion that the Planning and Zoning Board approve the Consent agenda for the November 15, 2018 Planning and Zoning Board hearing consisting of the draft minutes from the October 18, 2018 P&Z hearing, the 2019 P&Z work plan and the 2018 Three-Mile plan update. Member Carpenter seconded the motion. Chair Schneider verified with Board that they had opportunity to see the revised minutes. Vote: 7:0. Discussion Agenda: 4. Proposed College and Drake Urban Renewal Plan Project Description: The purpose of this item is for the Planning & Zoning Board to review the proposed College and Drake Urban Renewal Plan (URP) for conformance with City Plan, the City of Fort Collins adopted comprehensive plan. The proposed URP is still in draft form. However, portions of the plan that must comply with City Plan are complete and will only minor changes, such as grammatical edits. The P&Z Board must review and evaluate the URP before it can be formally adopted by City Council, currently scheduled for January 15, 2019, and make a recommendation related to the URP’s conformance with City Plan. Recommendation: Approval Secretary Gerber reported that there were no citizen emails for this item, and that 1 new attachment had been received: attachment 3, titled “Resolution – Fort Collins Planning Commission – UR Plan confo”. Staff Presentation Josh Birks, Director of Economic Sustainability, gave brief verbal/visual overview of this project. Public Input (3 minutes per person) Eric Sutherland, 3520 Golden Currant; Wanted to know if there was a representative of the applicant available. Mr. Sutherland offered a few statistics and feels tax dollars should go to the schools. He feels the City is on track with the City Plan and (the City) is in compliance. Mr. Sutherland’s question to the Board; Isn’t this pledge of sales taxes dollars completely unenforceable and is the applicant not taking a huge chance that some future Council will simply refuse to pay it? ITEM 1, ATTACHMENT 1 Packet Pg. 7 DRAFT Planning & Zoning Board November 15, 2018 Page 3 of 5 Rory Heath, City Park Dr.; His strong ask is that public safety, different traffic patterns and integration of those traffic patterns, the Mason corridor and the awkward railroad corridor along that area are taken into account. He reiterated the emphasis for public good versus development. Staff Response Director Birks deferred to Caitlin Quander, Council to the Urban Renewal Authority, to respond to the questions asked by the citizens. Ms. Quander responded to Mr. Sutherlands questions. First being that the Urban Renewal Authority is the entity that advances the process. Chair Schneider sought clarification on who the applicant was, Ms. Quander responded that the URA is a sperate entity from the City which is why there is separate legal counsel. As for the question regarding sales tax; within the statutory role, the Board is looking at if this proposed plan is in conformance with the City Comprehensive Plan and that City sales tax is in conversation with the City and the URA at the appropriate time when those allocation agreements come forward before the City Council. Chair Schneider asked if the sales tax dollars are enforceable based on the complaint filed by Mr. Sutherland. Ms. Quander deferred to City Attorney Yatabe. Mr. Yatabe responded that he did not have any information as he has not been involved with the issue. Member Pardee wanted to know about the legal structure of the URA Board. Ms. Quander replied that it is a quasi- governmental entity much like a metropolitan district or a business improvement district, yet slightly different as it is made up of City Council along with appointees and has different statutory authority. Board Questions / Deliberation Member Hansen commented that this is a complicated plan and that he is glad the Board does not have to be involved in the nuts and bolts other than compliance with the City Plan and the Comprehensive Plan. The parcels can use some help and as for the role of the Board, this is an appropriate check box for approval. Attorney Yatabe; the Board has been provided with a written resolution where the stature requires that in reviewing conformance with he Comprehensive Plan and the City Plan that the findings that you make the recommendation regarding that issue be put down in writing so that can be communicated to City Council, who will be the ultimate decision maker. The request is for the Board to adopt the Resolution and direct the Chair to sign the Resolution. Chair Schneider; The Board can state the resolution, we do not have to read the whole resolution? Attorney Yatabe, responded that was correct. Member Hansen made a motion that the Fort Collins Planning and Zoning Board approve Resolution 012018, a resolution of the Fort Collins Planning and Zoning Board finding that the Drake and College Urban Renewal Plan is in conformance with the City Plan and the Fort Collins Comprehensive Plan. Member Carpenter seconded. Member Rollins commented that it is not only in compliance, but it is supportive of the plans and is happy to support. Member Whitley supports this item. Chair Schneider; based on the Board’s role and what can be done, this does comply with City Plan and the Comprehensive Plan and helps improve the area. Vote: 7:0. 5. Downtown and Transition Area - LUC Updates Project Description: Revisions to Land Use Code Divisions 4.16 (Downtown) and 4.9 (Neighborhood Conservation Buffer) as they relate to development standards governing these two zone districts. Secretary Gerber reported that there were no citizen emails for this item, but that there were two (2) updated attachments: Division 4.9 NCB and Division 4.16 Downtown District and that Member Rollins recused herself from this item. Staff Presentation Comprehensive Planning Manager Gloss and Planner Wray gave a brief verbal/visual overview of this plan. ITEM 1, ATTACHMENT 1 Packet Pg. 8 DRAFT Planning & Zoning Board November 15, 2018 Page 4 of 5 Public Input (3 minutes per person) None noted Staff Response None noted Board Questions / Deliberation Member Hobbs requested that Planning Manager Gloss pull up the shading stepback. Member Hobbs wanted to know if this illustration is what the new requirement is, as it looks to be more of a setback than required. Planner Wray responded that the slide depicts close representation of the standard but is not exact. Member Carpenter questioned the preservation code and the stepbacks. Planning Manager Gloss responded that is does reflect what is existing and that it is contextual. The Preservation Standards require a match stepbacks when you are adjacent in historic structure. These standards are delayed and will be brought forward at a later date. The structure must be eligible for historic designation. Member Hansen wanted to know if the stepback should match the height across the street or step up one story. Planning Manager Gloss and the planning team considered this and decided that it would be cleaner and more straightforward to match what is the maximum. It was discussed that requirements are in both feet and stories. Member Hobbs questioned if the standards are held firm if the street or block face is the edge of the NCB and across the street is one of the residential. Planning Manager Gloss stated yes. Member Hansen likes that ambiguity in the code language will be eliminated. This will help developers, planners and designers interact with staff more predictably. He feels the section on material standards may continue to bring dissimilar opinions, but not any worse. Thanked for the hard work. Member Pardee commended staff. Member Whitley also commended staff for their clarity. Member Carpenter commended the staff for their efforts. Member Hobbs has felt the need for more codified transitions to the downtown area and he feels this goes along way in doing that and defining for people that may move into the area as a commercial property owner or as a resident. To have available for them what can happen around them or across the street. Member Whitley made a motion that the Fort Collins Planning and Zoning Board recommend to City Council the approval of the Downtown and Transition Area LUC Updates. The recommendation is based on agenda materials, the information that was presented during work session, this hearing and the Board discussion of this item. Member Hansen seconded. Chair Schneider commended the staff for their outreach and getting this completed. This is a useful tool for the Board. Vote: 6:0. 6. Historic Preservation Code Updates – Pulled from agenda Project Description: This is a request for Planning & Zoning Board consideration of a recommendation to City Council to adopt revisions to Land Use Code Section 3.4.7 (Historic and Cultural Resources). These codes direct the review and approval processes for developments affecting historic resources. Recommendation: Approval ITEM 1, ATTACHMENT 1 Packet Pg. 9 DRAFT Planning & Zoning Board November 15, 2018 Page 5 of 5 Other Business Planning Manager Everette shared that Board Member Carpenter was recently honored at the City’s Boards and Commissions event for her many years of service for the Planning and Zoning Board. Member Carpenter has one meeting left and will be leaving the Board in January. Adjournment Chair Schneider moved to adjourn the P&Z Board hearing. The meeting was adjourned at 7:21pm. Minutes respectfully submitted by Shar Gerber. Minutes approved by a vote of the Board on: ____________. Rebecca Everette, Development Review Manager Jeff Schneider, Chair ITEM 1, ATTACHMENT 1 Packet Pg. 10 Agenda Item 2 Item 2, Page 1 PROJECT NAME KECHTER ENCLAVE ANNEXATION AND ZONING, ANX180007. STAFF Kai Kleer, Associate Planner Ted Shepard, Chief Planner PROJECT INFORMATION PROJ ECT DESCRIPTION: This is a City-initiated request to annex and zone an 8.4-acre single-parcel enclave located in southeast Fort Collins, abutting Ziegler Road to the east and situated between Trilby Road and the Fossil Creek Reservoir. The requested zone district is Low Density Mixed-Use Neighborhood (L-M-N). APPLICANT: City of Fort Collins c/o Community Development and Neighborhood Services RECOMMENDATION: Staff recommends approval of the annexation and placement into the Low Density Mixed-Use Neighborhood (L-M-N) zone district and Residential Neighborhood Sign District. STAFF REPORT Planning and Zoning Board December 20, 2018 Packet Pg. 11 Agenda Item 2 Item 2, Page 2 EXECUTIVE SUMMARY This is a request to annex and zone an 8.4 acre, single-parcel enclave located in southeast Fort Collins, abutting Ziegler Road to the east and situated between Trilby Road and the Fossil Creek Reservoir. 1. The annexation of this area is consistent with the policies and agreements between Larimer County and the City of Fort Collins as contained in the Intergovernmental Agreement for the Fort Collins Growth Management Area. 2. The area meets all criteria included in Colorado Revised Statues to qualify for enclave annexation to the City of Fort Collins. 3. The requested Low Density Mixed-Use Neighborhood (L-M-N) zone district is in conformance with the policies of City Plan, Structure Plan and Fossil Creek Reservoir Area Plan Land-Use Framework Map. 4. On November 20, 2018, City Council approved a resolution that accepted the annexation and determined the enclave was in compliance with State law. The resolution also initiated the annexation process for the property by establishing the date, time and place where a public hearing would be held regarding the readings of the Ordinances annexing and zoning the area. COMMENTS 1. Background: This is an involuntary annexation for a property located within the Growth Management Area. The project satisfies the requirements for involuntary annexation by being wholly surrounded by property within city limits and having been so for more than 3 years. The single parcel became an enclave with the annexation of the Kechter Farm Annexation on May 6, 2014. As of May 6, 2017 the City is authorized to annex the enclave by ordinance. One previous annexation, Fossil Lake Annexation No. 3, 2002, also contributed to the enclave. The surrounding zoning and land uses are as follows: Direction Zone District Existing Land Use North Low Density Mixed-Use Neighborhood Vacant, Kinard Junior High School South Low Density Mixed-Use Neighborhood Single Family Residence, Kechter Farm PLD 1st East Low Density Mixed-Use Neighborhood Single Family Residential, Fossil Lake PUD 1st West Low Density Mixed-Use Neighborhood Single Family Residential, Kechter Farm PLD 1st Packet Pg. 12 Agenda Item 2 Item 2, Page 3 3. Zoning Analysis The property is currently zoned FA1 - Farming as assigned by Larimer County. The proposed zoning for this annexation is the Low Density Mixed-Use Neighborhood (L-M-N) zone district. The proposed zoning complies with the City of Fort Collins Structure Plan and Fossil Creek Reservoir Land-Use Framework Plan. The parcel contains a combination of existing residential and agricultural related uses. The purpose of the Low Density Mixed-Use Neighborhood (L-M-N) zone district is as follows: “The Low Density Mixed-Use Neighborhood District is intended to be a setting for a predominance of low density housing combined with complementary and supporting land uses that serve a neighborhood and are developed and operated in harmony with the residential characteristics of a neighborhood. The main purpose of the District is to meet a wide range of needs of everyday living in neighborhoods that include a variety of housing choices, that invite walking to gathering places, services and conveniences, and that are fully integrated into the larger community by the pattern of streets, blocks, and other linkages. A neighborhood center provides a focal point, and attractive walking and biking paths invite residents to enjoy the center as well as the small neighborhood parks. Any new development in this District shall be arranged to form part of an individual neighborhood.” Existing development aligns with this purpose statement. 4. Fossil Creek Reservoir Area Plan The subject parcel is contained within the Fossil Creek Reservoir Area Plan. This Plan was adopted in 1999 and covers 5,062 acres of land in southeast Fort Collins. The creation of the sub-area plan was a joint effort between the City of Fort Collins and Larimer County and is an element of the Larimer County Land Use Plan. The Plan states: “The Land Use Framework Plan balances urban development with conservation of natural resources and compatibility with existing development in the area. Mixed-use Neighborhood development is concentrated in the northern portion of the area. The area around and south of the reservoir is largely identified as a resource management area targeted primarily for implementing strategies to protect the area from development. Estate Residential development will provide the transition from the more intensive development in the north to rural residential in the south…” “FC-LUF-3 Mixed-Use Neighborhoods (Low Density Mixed-Use Neighborhood). These neighborhoods will consist of a mix of housing types near parks, schools, and a neighborhood center. The density will be a minimum overall average of either 3 or 5 units per acre, with an overall maximum of 8 dwelling units per acre, and maximum of 12 units per acre for any single phase. This residential classification will require design and development standards agreed upon by both Larimer County and the City of Fort Collins.” According to the Fossil Creek Reservoir Framework Plan, the subject parcel should be placed into the Low Density Mixed-Use Neighborhood (L-M-N), zone district. The proposed zoning complies with the Subarea Plan. PUBLIC OUTREACH An outreach process is not required by Colorado Revised Statues or the City of Fort Collins Land Use Code. However, on September 26, 2018, City staff held a stakeholder meeting to answer questions and inform those affected by the Kechter Farm Enclave and Strauss Cabin Enclave of any changes that may result from being annexed into the City. In addition to the neighborhood meeting, Planning and Neighborhood Services use two strategies to reach the greater community and encourage participation, they are: 1. Posting ‘Development Proposal Under Review’ sign(s) that provides a contact phone number and project number to connect any interested party directly to staff. Staff is then available to answer any questions they may have. 2. An email newsletter called “This Week in Development Review” is sent to nearly 1,000 people weekly summarizing project submittals (such as the enclave annexation), hearings and other development review related events that happen throughout the City of Fort Collins. Packet Pg. 13 Agenda Item 2 Item 2, Page 4 As a result of the posted notice, staff received several phone calls to inquire if the site was being developed. At the time of those conversations our records indicated that the property was part of a conservation easement. However, after reviewing the development plan that was approved and recorded by the County, the property is not part of the Kechter Farm Conservation Easement and can be developed, subject to the rules and regulations of the City of Fort Collins. Findings of Fact Conclusion: In evaluating the request for the Kechter Enclave Annexation and Zoning, Staff makes the following findings of fact: A. The annexation of this area is consistent with the policies and agreements between Larimer County and the City of Fort Collins as contained in the amended Larimer County and City of Fort Collins Intergovernmental Agreements. B. The area meets the eligibility requirements included in State law to qualify for an involuntary enclave annexation to the City of Fort Collins. C. The requested zoning, Low Density Mixed-Use Neighborhood (L-M-N), is in conformance with the policies of the City’s Comprehensive Plan and Framework Plan of the Fossil Creek Reservoir Area Plan. D. This request is in conformance with Section 2.9, Amendment to the Zoning Map, of the City of Fort Collins Land Use Code. E. On November 20, 2018, City Council approved a resolution that accepted the annexation and determined the enclave was in compliance with State law. The resolution also initiated the annexation process for the property by establishing the date, time and place where a public hearing would be held regarding the readings of the Ordinances annexing and zoning the area. F. Since the parcel is located in an area that is mostly characterized as residential, Staff recommends that the parcel be included in the Residential Neighborhood Sign District. RECOMMENDATION Staff recommends approval of the 8.4-acre Kechter Enclave Annexation, ANX180007 and placement into both the Low Density Mixed-Use Neighborhood (L-M-N) zone district and Residential Neighborhood Sign District. ATTACHMENTS 1. Vicinity Map (PDF) 2. Zoning Map (PDF) 3. Structure Plan Map (PDF) 4. Fossil Creek Reservoir Area Plan Framework Map (PDF) 5. Outreach Q&A (DOCX) Packet Pg. 14 Ziegler Rd Shallow Pond Dr Zep h yr Rd EDr Trilby Rd Lady Moon Eagl e Roost Dr Tr e e Row Ln Twin W ash Sq Spruce Creek Dr F allin g Water Dr Kingfisher Ct Swai n sons Ha w k Pl Morning Light Pl Heronry Pl Rock Park Dr Sp r ing S eed Way Dripping Rock Ln Wi n db r eak Ct Crane Dr Spear m in t Ct Twin Heron Ct S p e a r m Ziegler Rd Shallow Pond Dr Zep h yr Rd EDr Trilby Rd Lady Moon Eagl e Roost Dr Tr e e Row Ln Twin W ash Sq Spruce Creek Dr F allin g Water Dr Kingfisher Ct Swai n sons Ha w k Pl Morning Light Pl Heronry Pl Rock Park Dr Sp r ing S eed Way Dripping Rock Ln Wi n db r eak Ct Crane Dr Spear m in t Ct Twin Heron Ct S p e a r m Ziegler Rd Shallow Pond Dr Ze p hyr R d Lady Moon Dr E Trilby Rd Eagl e Roost Dr Tr e e Row Ln Twin Wash Sq Spruce Creek Dr Falli n g Water Dr Kingfisher Ct Swai n sons Ha w k Pl Morning Light Pl Heronry Pl Rock Park Dr S p ring S eed Way Dripping Rock Ln Wi n db r eak Ct Crane Dr Spear m in t Ct Twin Heron Ct S p e a I N T E R S T A T E 2 5 E COUNTY ROAD 30 S T I M B E R L I N E R D E HARMONY RD E COUNTY ROAD 32 KECHTER RD E TRILBY RD Z I E G L E R R D CARPENTER RD S C O U N T Y R O A D 9 S COUNTY ROAD 7 S C O U N T Y R O A D 1 1 STRAUSS CABIN RD E COUNTY ROAD 36 I N T E R S T A T E 2 5 S C O U N T Y R O A D 9 ZIEGLER RD S TIMBERLINE RD S COUNTY ROAD 11 E COUNTY ROAD 36 Fossil Creek Reservoir Area Land Use Framework Plan 0 0.25 0 . 5 Miles Legend GMA City Limits Resource Management Area Parcels ProjectArea ProposedTrail Existing Trail Natural Areas Streams Loveland GMA WaterBodies Unified Development Plan Needed Potential Grade Separated Rail Crossing Potential Interchange Collector 2 Lanes Arterial 2 Lanes Arterial 4 Lanes MajorArterial 6 Lanes Interstate Collector 2 Lanes - Outside GMA Arterial 2 Lanes - Outside GMA Arterial 4 Lanes - Outside GMA MajorArterial 6 Lanes - Outside GMA Structure Plan Land Use Commercial Corridor District Neighborhood Commercial District Employment District Urban Estate Low Density Mixed-Use Neighborhoods Medium Density Mixed-Use Neighborhoods Rural Lands Community Separator Open Lands, Parks and Stream Corridors Poudre River Adjacent Planning Areas Adopted: March 28, 1998 1 Strauss Cabin & Kechter Enclave - FAQ Contents Intergovernmental Agreements ..................................................................................................................................2 Does Larimer County have anything to say about enclave annexations? .............................................................2 Enclave .......................................................................................................................................................................2 What is an enclave? ...............................................................................................................................................2 How is it that our properties became enclaves? ....................................................................................................2 What is an enclave annexation? ............................................................................................................................2 Is it normal for the City of Fort Collins to annex properties after the three-year period? .......................................3 Can you give us a recent example of an enclave annexation?..............................................................................3 How long will the annexation process take? ..........................................................................................................3 Zoning and Land Use .................................................................................................................................................3 What about City zoning? ........................................................................................................................................3 What if I am a legal existing use in Larimer County but not in the City of Fort Collins? ........................................3 What if our development has a private covenant, will the City of Fort Collins preempt the covenant, and how? .3 Utility Services ............................................................................................................................................................4 Why should we be responsible for this when the City of Fort Collins is annexing us unwillingly? .........................4 How will our electric service change over to City Light & Power? .........................................................................4 What about solar rebates? .....................................................................................................................................5 Will the tax on our phone bill change? ...................................................................................................................5 What is the difference between Fort Collins Light and Power and REA rates? .....................................................5 What is the Stormwater Fee? .................................................................................................................................7 What if my property is on septic? How will being part of the City of Fort Collins affect me? .................................9 Will my water or wastewater services change because of the annexation? ..........................................................9 Taxes ....................................................................................................................................................................... 10 How will our property taxes change? .................................................................................................................. 10 Will we be charged additional tax on our utility bills? .......................................................................................... 11 How will the assessor determine the value of our property? .............................................................................. 11 What is the difference between City sales tax and County sales tax? ............................................................... 12 Other City Regulations & Information ...................................................................................................................... 13 How many horses per acre are you allowed to have in the City as compared to the County? .......................... 13 How many chickens and roosters can I have on my property? .......................................................................... 13 Will our cat need to be registered when we are in the City of Fort Collins? ....................................................... 13 ITEM 2, ATTACHMENT 5 Packet Pg. 19 2 Is a wood burning stove permitted inside the City of Fort Collins? ..................................................................... 14 Will the school boundaries change and if so who is responsible for that change? ............................................. 14 What are some of the upsides of being annexed into the City of Fort Collins? .................................................. 14 What is Neighborhood Services? ........................................................................................................................ 15 What is the best way for me to contact the City of Fort Collins? ........................................................................ 15 Intergovernmental Agreements Does Larimer County have anything to say about enclave annexations? Yes, Larimer County encourages the cities of Fort Collins, Loveland, Berthoud and Estes Park to annex properties that have become enclaves and have been surrounded by no less than three years. The City of Fort Collins and Larimer County have entered into an Intergovernmental Agreement (I.G.A.) that establishes a Growth Management Area (G.M.A.). Within this G.M.A., the City and County have agreed that growth and development should be at an urban level and that the City, and/or special districts, is best able to provide an urban level of public services. Under the I.G.A., with regard to land located within the G.M.A., the City has agreed to pursue the annexation of enclaves as those areas become eligible according to state law. Enclave What is an enclave? An enclave is a property, or group of properties, that are in unincorporated Larimer County but, due to urban growth and development are now surrounded by the City of Fort Collins municipal boundary. How is it that our properties became enclaves? The properties contained within the Strauss Cabin annexation area became an enclave through a combination of five (5) previous annexations that happened between 2000-2009: • Strauss Cabin Enclave is approximately 30 acres in size, contains 8 parcels and a combination of residential, agriculture and institutional land uses. The Kechter Enclave contains a single property and became an enclave through a combination of three (3) previous annexations that happened between 2002 and 2014 • Kechter Enclave is approximately 8 acres in size, contains a single parcel and primary uses consist of residential and agricultural land uses. What is an enclave annexation? An enclave annexation is a growth management technique used by municipalities that allows Cities and Towns to establish a unified jurisdiction that does not have pockets of unincorporated land. After an enclave is created, three years must elapse before the City or Town can annex the property or multiple properties. ITEM 2, ATTACHMENT 5 Packet Pg. 20 3 Is it normal for the City of Fort Collins to annex properties after the three-year period? Yes, it has long been the City’s practice to annex enclaves after three years. Can you give us a recent example of an enclave annexation? Yes, there were four Southwest Enclave Annexations totaling 1,603 acres (2.7 square miles) that were phased in over time and were adopted by City Council between 2006 and 2013. How long will the annexation process take? Typically, an annexation process takes between 3 and 4 months once the annexation process is initiated. Zoning and Land Use What about City zoning? The requested zoning district for the Kechter Enclave annexation is in conformance with the City’s Structure Plan and Fossil Creek Reservoir Area Plan Land-Use Framework Maps. However, because the conditions have changed considerably since the adoption of the 1999 Fossil Creek Reservoir Area Plan the City will be recommending a Structure Plan Amendment to change the recommended zoning on the east side of Strauss Cabin Rd from Rural Lands District (R-U-L) to Urban Estate (U-E). Once the property was annexed into the City, Larimer County zone districts would be replaced with City of Fort Collins zone districts. What if I am a legal existing use in Larimer County but not in the City of Fort Collins? Legal existing uses are grandfathered-in however if the nonconforming use is discontinued for 24 consecutive months the nonconforming use is then considered “abandoned” and will not be able to continue. To find more information on nonconforming uses and structures visit Division 1.5 in the City of Fort Collins Land Use Code. https://www.municode.com/library/co/fort_collins/codes/land_use What if our development has a private covenant, will the City of Fort Collins preempt the covenant, and how? Yes, in some cases the City will preempt a private covenant as outlined in under Section 12-122 of the Municipal Code which states, “ No person shall create, cause to be created, enforce or seek to enforce any provision contained in any restrictive covenant which has the effect of prohibiting or limiting the installation or use of Xeriscape landscaping, solar/ photovoltaic collectors (if mounted flush upon any established roof line), clothes lines (if located in back yards), or odor-controlled compost bins, or which has the effect of requiring that a portion of any individual lot be planted in turf grass”. ITEM 2, ATTACHMENT 5 Packet Pg. 21 4 Utility Services All properties are served by Poudre Valley REA and once annexed, will be switched over to Municipal Light and Power (likely during future development or redevelopment of any property within the enclave). The eventual switch will require the customer to pay a 25% pass-through electric surcharge. Why should we be responsible for this when the City of Fort Collins is annexing us unwillingly? There is a Colorado statute that requires annexing utilities, such as Fort Collins Light & Power, to pay to the Rural Electric Association 25% of revenue every month for a period of 10 years after the electric service is transferred (not from the date of annexation). Each customer’s rate will be based on the normal Light & Power rates + this 25%. At the end of the 10-year period, the REA surcharge is discontinued. Even with the 25% adder, the Fort Collins Light & Power residential rates are less than the Poudre Valley REA rates for most classes of customers. Background: In 1988, the various REA’s in Colorado had a state statute approved by the legislature requiring municipal electric utilities to pay what is called a “service rights fee” to the local REA when provision of electric service is changed. This statute requires municipal electric utilities that transfer electric service after an annexation to pay the local REA 25% of all revenue from existing customers (5% for new customers) starting on the date of electric transfer for a period of 10 years. The REA perspective is that this pays for their lost revenue. The municipal utility perspective is it is an attempt to discourage transferring electric customers to the municipal utility. Some municipal utilities in Colorado choose to absorb the service rights fee. Fort Collins Light & Power, at the direction of City Council, passes this expense on to the transferred customers. Fort Collins Light & Power also purchases the REA infrastructure in addition to the service rights fee. This infrastructure purchase cost is not passed on to the annexed customers. For further information, please contact Phil Ladd, Utilities Financial Operations Manager, 970-221-6751 or pladd@fcgov.com How will our electric service change over to City Light & Power? The City of Fort Collins Light and Power Utility will not assume responsibility for providing your electrical service on the effective date of the annexation. Rather, the changeover will occur when the City’s electrical distribution system is extended to serve the annexed parcels. Light and Power will provide service at the existing service level at the time service is transferred to Light and Power. Currently, you have the option of upgrading to a larger service if you so desire. Any upgrade over 150 amps will be assessed a capacity fee consistent with the current fee structure. A new smart meter will replace the existing meter in the same location at the time of service transfer. If you would like to change the location of the meter, Light and Power staff will work with you to extend or relocate the secondary service wire on a time and materials basis. Otherwise, the new meter will be installed into the existing socket. Light and Power staff will contact you once the project has been assigned to a Project Manager. In addition, you will be contacted by the Crew Chief prior to the service being transferred. There will be an electrical shut down for about one to two hours while the new system is installed. If you have any questions regarding the electrical changeover, please contact Janet McTague, 224-6154, jmctague@fcgov.com ITEM 2, ATTACHMENT 5 Packet Pg. 22 5 What about solar rebates? Currently, rebates are available for approximately 300 residential customers and multiple projects up to 1- megawatt total for commercial customers. You will receive full credit for the electricity generated by your PV system through our net metering program (see rates here). Information about federal tax incentives is available at Energy Star and the Solar Energy Industries Association. Available Rebates1 Residential: up to $1,500 Commercial: up to $100,000 Application Timeline Utilities will begin accepting and confirming rebate applications for the 2017 rebate program on Jan. 1, 2017 Will the tax on our phone bill change? No. According to the Colorado Department of Revenue the only taxes that will exist on mobile service will be E911 1.4% surcharge and a 9.44% Colorado State Wireless Tax. What is the difference between Fort Collins Light and Power and REA rates? Fort Collins Light and Power is a municipally owned service that provides power to the City of Fort Collins residents for over 70,500 homes and businesses and over 55 square miles of land. The service is one of the most reliable electric distribution systems in the country and is over 99% underground. Poudre Valley REA has several variable fee structures that include both a set rates and On Peak/Off Peak rates, the City of Fort Collins Utilities, is transitioning to On-Peak/Off-Peak electric pricing for all residential customers in October 2018 (prices will be reflected on November bills). With TOD pricing, when you use electricity is as important as how much electricity you use. The price you pay changes based on the time of day, the day of the week and the season, and includes off-peak and on-peak hours. Off-peak hours cost approximately 30 percent less than current electric rates with higher prices during on-peak hours. More than 80 percent of the time, the price will be going down. This transition is a rate structure change and not a rate increase. What this means is how you are billed for your electric use is changing. Fort Collins Utilities does not anticipate additional revenue. It will take a comparison of your current PVREA bill to determine how kWh rates will change according to your current structure. The graphic below describes how the new On-Peak/Off-Peak rates will be assessed. 1 Rebate amounts are based on a $0.50/Watt, 20-year Renewable Energy Credit (REC) purchase ITEM 2, ATTACHMENT 5 Packet Pg. 23 6 ITEM 2, ATTACHMENT 5 Packet Pg. 24 7 TOD has two levels of pricing: off-peak and on-peak, and two seasons: non-summer and summer. Off-peak hours cost approximately 30 percent less than current electric rates with higher prices during on-peak hours. Price comparison of average TOD pricing to current electric rates. • Off-peak hours: 19-20 hours each weekday (depending on the season), all weekend hours and major holidays* o More than 80 percent of the time, the price you pay for electricity will be going down. • On-peak non-summer (October-April) hours: 5-9 p.m., weekdays only • On-peak summer (May-September) hours: 2-7 p.m., weekdays only Lower off-peak prices offer an incentive to shift a portion of your electric use from the more expensive on-peak hours, which can help you save money and reduce strain on the electric grid. The city of Fort Collins Utilities Department has created a Time-of-Day Price Estimator that can help you determine how your monthly bill may change. Please visit https://www.fcgov.com/utilities/tod-estimator/ for more information. What is the Stormwater Fee? Fort Collins Utilities charges a monthly rate to pay for construction and maintenance of Fort Collins' stormwater system, which helps protect residents and businesses during storms and floods on a citywide basis. This includes ongoing maintenance of regional stormwater quality and detention ponds, underground storm drainage pipe systems, and culverts. All developed properties within city limits pay stormwater rates, which are based on impervious surface and lot size. Below is an example calculation of a stormwater fee for Example: Address Estimated Lot SF Estimated Impervious Surface Estimated 2017 Monthly Fee2 2521 Kechter Rd 218,745 SF (5.02 Acres) 3,484 SF $16.75 2 This is an estimated fee based on 2017 rates. A stormwater fee specialist will be able to calculate the exact fees. ITEM 2, ATTACHMENT 5 Packet Pg. 25 8 Formula: Lot Size - lot area in square feet , plus the customer's share of open space in the development, if applicable Base Rate - $0.00 Rate Factor3 - based on the percentage of impervious area (surfaces that do not absorb water) such as buildings, parking lots and concrete Formula for Estimated Monthly Rates: Single-family Lots Less than 12,000 Square Feet Monthly Rate = Lot Size x $0.0041454 x Rate Factor Single-family Lots Over 12,000 Square Feet4 Monthly Rate = 12,000 x $0.0043527 x Rate Factor plus (Lot Size - 12,000) x $0.0043527 x Rate Factor x 0.25 Rate Factor Table: Rate Factor Percent of Impervious Area (based on land use) Rate Factor Category (based on land use) .25 0 - .30 Very Light .4 .31 - .50 Light** .6 .51 - .70 Moderate .8 .71 - .90 Heavy .95 .91-1.0 Very Heavy **typical for residential For further information, please contact Jill White, Utility Fee Rate Specialist, 970-416-2139, jiwhite@fcgov.com 3 See table on next page. 4 These lots receive a reduction in fees on that portion of the lot greater than 12,000 feet. ITEM 2, ATTACHMENT 5 Packet Pg. 26 9 What if my property is on septic? How will being part of the City of Fort Collins affect me? The City of Fort Collins does not regulate septic systems. However, if your current septic system fails and your property line is within 400 feet of the municipal sewer system you will be required to connect. Septic Systems are solely regulated by Larimer County Department of Health and Environment. If you have any additional questions, please contact the Larimer County Health Department by phone at (970) 498-6700 or visit http://www.co.larimer.co.us/health/ehs/isds.asp. Will my water or wastewater services change because of the annexation? No. The City of Fort Collins does not take over any other utility service except electric. Annexed properties will continue to be served by Fort Collins Loveland Water District and South Fort Collins Sanitation District (if not currently on septic). For Water and Sewer, please contact the Fort Collins Loveland Water District and the South Fort Collins Sanitation District both of which can be contacted by phone at (970) 226-3104 or visit http://www.fclwd.com/contact/. ITEM 2, ATTACHMENT 5 Packet Pg. 27 10 Taxes How will our property taxes change? Property taxes will go down after being annexed into the City of Fort Collins. The resulting 0.798 mil reduction ($0.80 for every $1,000 in property valuation) in property tax is caused by the replacement of the Poudre Valley Fire District 10.595 mil with the Fort Collins 9.797 mil. Below is a comparison of tax-rates between that the City of Fort Collins and Larimer County. Mill Levy :5 Tax Authority 2018 Fort Collins 2018 Larimer County Poudre R-1 General Fund 38.683 38.683 Larimer County 22.092 22.092 Poudre R-1 Bond Payment 13.947 13.947 Poudre Valley Fire District 0 10.595 Fort Collins6 9.797 0 Poudre River Public Library District 3.000 3.000 Health District of North Larimer County 2.167 2.167 East Larimer County Water District 0 0 Northern Colorado Water Conservation District 1.000 1.000 Larimer County Pest Control District 0.142 0.142 SUBTOTAL 90.828 91.626 Boxelder Sanitation District - - TOTAL 90.828 91.626 5 The mill levy is the “tax rate” that is applied to the assessed value of a property in order to fund a variety of services. One mill is one dollar per $1,000 dollars of assessed valuation. (0.001) 6 The County’s Poudre Fire District Mill Levy is replaced by the City of Fort Collins upon Annexation. The Fort Collins Mill Levy is lower by 0.798 Mill. ITEM 2, ATTACHMENT 5 Packet Pg. 28 11 Will we be charged additional tax on our utility bills? Xcel Energy Because you are becoming part of the City, you will be provided with Municipal electric service. However, if your home requires the use of natural gas, Xcel energy continue to be your service provider and a local tax of 3.85% will be assessed. Wireless Service Yes, a local tax of 3.85% will be applied.to each bill. Comcast Yes, a local tax of 3.85% will be applied to each bill. Fort Collins Municipal Electric Yes, a local tax of 3.85% will be applied to each bill. Fort Collins Loveland Water District No, sales tax is not assessed to the Fort Collins Loveland Water District. South Fort Collins Sanitation District No, sales tax is not assessed to the South Fort Collins Sanitation District. How will the assessor determine the value of our property? According the Assessor’s office: The County Assessor is responsible for valuing all real and personal property, including mobile homes, residential and commercial properties and agricultural land for property tax purposes. The Assessor determines the equitable value of property to ensure that each taxpayer pays only his or her fair share of the taxes. Anyone who disagrees with changes in the actual value of real property can object or file a protest with the Assessor in May. Protests for Commercial Business Personal Property accounts should be filed with the Assessor between June 15 and July 5. ITEM 2, ATTACHMENT 5 Packet Pg. 29 12 2015/2016 Reappraisal Cycle Colorado property tax law requires assessors to conduct countywide reappraisals every two years in odd- numbered years, and that a specific date, June 30th of the year preceding the reappraisal year, be used to benchmark all property values throughout the state. The benchmark, or "level of value,” for this reappraisal cycle is June 30, 2014. For the 2015/2016 reappraisal cycle, Larimer County is using 60 months of data. That means our sales study period extends from July 1, 2009 through June 30, 2014. All sales are trended up or down to the level of value date, June 30, 2014, depending on market factors in the different areas of Larimer County. For 2016, only owners that saw a change in value or ownership from the previous year were mailed a notice with the new value and have the option to protest online. The majority of property values do not change in even numbered years because Colorado is on a two-year reappraisal cycle. If you do not have the Notice of Value you may complete and mail a 2015 Protest Form to our office no later than June 1, 2016. Protests can also be filed in person, by letter or fax. We cannot accept appeals sent in by email or taken over the phone. Properties that are appealed during our protest period will be reviewed and a Notice of Determination will be sent to those property owners on June 30, 2016. If you are satisfied with the value after this review, the process ends and your tax will be based on the value reflected in the notice of determination. If you disagree with the Assessor's decision, the next step will be to file an appeal with the County Board of Equalization. More details will be provided in the Notice of Determination that will be sent June 30, 2016. What is the difference between City sales tax and County sales tax? Tax Rates effective January 1, 2018: State of Colorado 2.9% Larimer County 0.55% Total Sales Tax (Larimer County) 3.45% City of Fort Collins 3.85% 3.85% Tax includes • 2.25% Base Rate • .25% Community Capital Improvement Program (Expires 2025) • .25% Street Maintenance (Expires 2025) • .25% Open Space (Expires 2030). • .85%Keep Fort Collins Great (Expires 2020) Total Sales Tax (City of Fort Collins) 7.40% Fort Collins Lodging Tax (in addition to above) 3.0% Total Accommodations Tax 10.30% Fort Collins Tax on Food For Home Consumption (contact State of Colorado regarding taxability) 2.25% Total Food Tax 2.25% For further information, please contact Tiana Smith, tjsmith@fcgov.com ITEM 2, ATTACHMENT 5 Packet Pg. 30 13 Other City Regulations & Information How many horses per acre are you allowed to have in the City as compared to the County? Municipal Code Section 4-72. - Minimum size of pasture area for horses or ponies. Horses or ponies may be kept for the use of occupants of a lot and their guests provided that at least one-half (½) acre of pasture area is available for each horse or pony. City of Fort Collins Larimer County Horses per Acre ½ Acre / Horse ½ Acre / Horse7 How many chickens and roosters can I have on my property? • May keep up to 8 chicken hens • No roosters Will our cat need to be registered when we are in the City of Fort Collins? Yes. You will be required to register your cat. The cities of Fort Collins, Wellington and Loveland require all cats and dogs be registered. Larimer County and Timnath require the registration of dogs only. Registration is simple. Simply provide proof that your pet's rabies shots are current, complete the application and provide the required fee(s). Fees are as follows: Animals 4 months to one year of age: $12.00 Animals 1 year and older, spayed or neutered: $12.00 Animals 1 year and older, not spayed or neutered: $35.00 Fees for Senior Citizen pet guardians (age 62 and older): Animals under one year of age: $5.00 Animals 1 year and older, spayed or neutered: $5.00 Animals 1 year and older not spayed or neutered: $35.00 Optional Cat Licensing Where Not Required: $5.00. Larimer County and Timnath residents may elect to purchase a voluntary Cat License for $5.00. Replacement tags are $2.50. For more information you can contact the Larimer County Humane Society at (970) 226-3647 extension 201 or visit www.larimerhumane.org 7 If the number of horses on the property exceeds one horse per one-half acre, minor special review approval is required unless the chart and formula indicate that special review approval is required. ITEM 2, ATTACHMENT 5 Packet Pg. 31 14 Is a wood burning stove permitted inside the City of Fort Collins? City Code for Wood Burning Only wood burning units certified by the U.S. Environmental Protection Agency (EPA) may be installed in Fort Collins. Only clean, dry, untreated wood may be burned in a wood stove or fireplace. "Pellets" burned in pellet stoves and manufactured fire logs such as DuraFlame burned in a fireplace are acceptable. Burning of garbage and treated wood is prohibited. After the first 15-minutes of start-up, smoke from the chimney must be at or less than 20% opacity (smoke should be barely visible looking at it with your back to the sun). Violation of City Code can result in a summons to appear in municipal court resulting in a fine of up to $1,000 and 180 days in jail. Will the school boundaries change and if so who is responsible for that change? The City of Fort Collins is not involved in determining school boundaries. This is the sole responsibility of the Poudre School District. According to the Poudre School District’s Long-Range Planning: Boundary Committee they often recommend “clean-up” of boundaries that have little to no student impact and include modifications like adjusting boundary lines such that they do no bisect fields or lots, adjusting boundary lines to follow the mid-line of roads as opposed to bisecting properties, etc. Ultimately, the responsibility of changing school district lines start as a recommendation from the Boundary Committee then is approved by the Superintendent and Colorado Board of Education. In the Poudre School District’s 2015 Majority and Minority Reports, it shows proposed changes to the Kruse Elementary School / Werner Elementary School – Middle School and High School Boundary that will affect 0 students. What are some of the upsides of being annexed into the City of Fort Collins? • Faster police response time • Voting for a Mayor and Council Member (District 1) • Less Expensive Electric Rates • Urban level services • Rebates through energy audit programs (i.e., Solar Installation Incentives) However, these are just a few advantages of being part of the City it is not an exhaustive list. Please visit our website at http://www.fcgov.com/ to find out more. ITEM 2, ATTACHMENT 5 Packet Pg. 32 15 What is Neighborhood Services? Neighborhood Services offers a variety of services and programming to promote quality neighborhoods, including: • Assistance in organizing your neighborhood or meeting facilitation, • Free use of our copier for a neighborhood newsletters or fliers, • A Neighborhood Grant Program for help financially with big projects or events, • An Adopt-A-Neighbor Program for residents who need help shoveling snow, • Helpful wording for common neighborhood letters or emails, • A free, bimonthly e-newsletter called Neighborhood News with articles for your newsletter, and • Free welcome bags for new neighbors. What is the best way for me to contact the City of Fort Collins? Access Fort Collins is an easy way to contact the City with your questions, comments, and service requests whenever it is most convenient for you. By visiting the website, https://www.fcgov.com/contactus/ you will be able to submit a question, comment or service request on myriad topics 24 hours a day, seven days a week. ITEM 2, ATTACHMENT 5 Packet Pg. 33 Agenda Item 3 Item 3, Page 1 PROJECT NAME TRILBY SUBSTATION ENCLAVE ANNEXATION AND ZONING, ANX180006. STAFF Kai Kleer, Associate Planner Ted Shepard, Chief Planner PROJECT INFORMATION PROJECT DESCRIPTION: This is a City-initiated request to annex and zone a 1.797-acre enclave consisting of a single parcel. The parcel is located in southwest Fort Collins, abuts West Trilby Road to the north, and is situated between Hazaleus and Colina Mariposa Natural Areas. The requested zone district is Public Open Lands (P-O-L). APPLICANT: City of Fort Collins c/o Community Development and Neighborhood Services RECOMMENDATION: Staff recommends approval of the annexation and placement into the Public Open Lands (P-O-L) zone district and placement into the Residential Neighborhood Sign District. STAFF REPORT Planning and Zoning Board December 20, 2018 Packet Pg. 34 Agenda Item 3 Item 3, Page 2 EXECUTIVE SUMMARY This is a request to annex and zone a 1.797-acre parcel located in southwest Fort Collins, which abuts West Trilby Road to the north and is situated between Hazaleus and Colina Mariposa Natural Areas 1. The annexation of this area is consistent with the policies and agreements between Larimer County and the City of Fort Collins as contained in the Intergovernmental Agreement for the Fort Collins Growth Management Area. 2. The area meets all criterial included in Colorado Revised Statues to qualify for enclave annexation to the City of Fort Collins. 3. The requested Public Open Lands (P-O-L) zone district is in conformance with the policies of City Plan, Structure Plan. 4. On November 20, 2018, City Council approved a resolution that accepted the annexation and determined the enclave was in compliance with State law. The resolution also initiated the annexation process for the property by establishing the date, time and place where a public hearing would be held regarding the readings of the Ordinances annexing and zoning the area. COMMENTS 1. Background: This is an involuntary annexation for a property located within the Growth Management Area. The project satisfies the requirements for involuntary annexation by being wholly surrounded by property within city limits and having been so for more than 3 years. The three parcels became an enclave with the annexation of the Timan First Annexation on June 7, 1988. As of June 7, 1991, the City is authorized to annex the enclave by ordinance. One previous annexation, Trilby Heights Third Annexation, 1981, also contributed to the enclave. 1. The surrounding zoning and land uses are as follows: Direction Zone District Existing Land Use North Public Open Lands (P-O-L) Hazaleus Natural Area South Low Density Mixed-Use Neighborhood Colina Mariposa Natural Area East Low Density Mixed-Use Neighborhood Colina Mariposa Natural Area West Low Density Mixed-Use Neighborhood Colina Mariposa Natural Area 2. Zoning Analysis The property is currently zoned FA1 – Farming, as assigned by Larimer County. The proposed zoning for this annexation is the Public Open Lands (P-O-L) zone district. The existing use of the enclaved parcel is as a Poudre Valley Rural Electric Association (PVREA) electric substation, which is classified as a minor public facility and is a listed permitted use in the P-O-L zone district. The Land Use Code describes this zone district as follows: “A district for large publicly-owned parks and open lands which have a community-wide emphasis or other characteristics which warrant inclusion under this separate designation rather than inclusion in an adjoining neighborhood or other District designation.” Existing development aligns with this purpose statement. PUBLIC OUTREACH Packet Pg. 35 Agenda Item 3 Item 3, Page 3 An outreach process is not required by Colorado Revised Statues or the City of Fort Collins Land Use Code. However, on September 26, 2018, City staff held a stakeholder meeting to answer questions and inform Poudre Valley Rural Electric Association (PVREA) and others affected by the Kechter Farm Enclave and Strauss Cabin Enclave of any changes that may result from being annexed into the City. Though a representative was not present at the meeting, staff followed up with PVREA over the phone to outline the process and answer any questions. PVREA did not express any objections or concerns over the annexation. In addition to the neighborhood meeting, Planning and Neighborhood Services use two strategies to reach the greater community and encourage participation, they are: 1. Posting ‘Development Proposal Under Review’ sign(s) that provides a contact phone number and project number to connect any interested party directly to staff. Staff is then available to answer any questions they may have. 2. An email newsletter called “This Week in Development Review” is sent to nearly 1,000 people weekly summarizing project submittals (such as the enclave annexation), hearings and other development review related events that happen throughout the City of Fort Collins. Findings of Fact Conclusion: In evaluating the request for the Trilby Substation Enclave Annexation and Zoning, Staff makes the following findings of fact: A. The annexation of this area is consistent with the policies and agreements between Larimer County and the City of Fort Collins as contained in the amended Larimer County and City of Fort Collins Intergovernmental Agreements. B. The area meets the eligibility requirements included in State law to qualify for an involuntary enclave annexation to the City of Fort Collins. C. The requested zoning, Public Open Lands (P-O-L), is in conformance with the policies of the City’s Comprehensive Plan. D. This request is in conformance with Section 2.9, Amendment to the Zoning Map, of the City of Fort Collins Land Use Code. E. On November 20, 2018, City Council approved a resolution that accepted the annexation and determined the enclave was in compliance with State law. The resolution also initiated the annexation process for the property by establishing the date, time and place where a public hearing would be held regarding the readings of the Ordinances annexing and zoning the area. F. Since the parcel is located in an area that is mostly characterized as residential, Staff recommends that the parcel be included in the Residential Neighborhood Sign District. RECOMMENDATION Staff recommends approval of the 1.797-acre Trilby Substation Enclave Annexation, ANX180006, with placement into both the Public Open Lands (P-O-L) zone district and Residential Neighborhood Sign District. ATTACHMENTS 1. Vicinity Map (PDF) 2. Zoning Map (PDF) 3. Structure Plan Map (PDF) Packet Pg. 36 La Eda Ln _____, HAZALEUS NATURAL AREA L-------------: -=====���w�--�Ir�il_-bY � ;,.,B�_dii,�""--.--------- --, ci5 32 Q) ..c (f) (f) -,� , .... , o, d '-------'-- L------Truxtun Dr---,----� --1 COLINA MARIPOSA NATURAL AREA !! 1-1--__j__J.e z _Intrepid Dr _D_ewey Dr 0 1 inch = 333 feet Trilby Substation Enclave Annexation Vicinity Map ITEM 3, ATTACHMENT 1 Packet Pg. 37 S Shields St W Trilby Rd Truxtun Dr Enterprise Dr Reeves Dr Dewey Dr Intrepid Dr Saipan Ct Nimitz Dr Kitty H a wk Ct Forrestal Dr L a Eda Ln LMN UE POL Trilby Substation Enclave Annexation © Zoning Map 1 inch = 333 feet Site ITEM 3, ATTACHMENT 2 Packet Pg. 38 S Shields St W Trilby Rd Truxtun Dr Enterprise Dr Reeves Dr Dewey Dr Intrepid Dr Saipan Ct Nimitz Dr Kitty H a wk Ct Forrestal Dr La Eda Ln Urban Estate Urban Estate Urban Estate Low Density Mixed-Use Residential Rural Open Lands and Stream Corridors Trilby Substation Enclave Annexation © Structure Plan Map 1 inch = 333 feet Site ITEM 3, ATTACHMENT 3 Packet Pg. 39 Agenda Item 4 Item 4, Page 1 PROJECT NAME FRIENDLY FIRE ENCLAVE ANNEXATION AND ZONING, ANX180005. STAFF Kai Kleer, Associate Planner Ted Shepard, Chief Planner PROJECT INFORMATION PROJ ECT DESCRIPTION: This is a City-initiated request to annex and zone a 2.057-acre, 3-parcel enclave located in northwest Fort Collins, abutting Laporte Avenue to the south and situated between Grandview Avenue and North Bryan Avenue. The requested zone district is Limited Commercial (C-L). APPLICANT: City of Fort Collins c/o Community Development and Neighborhood Services RECOMMENDATION: Staff recommends approval of the annexation, placement into the Limited Commercial (C-L) zone district and placement into the Residential Neighborhood Sign District. STAFF REPORT Planning and Zoning Board December 20, 2018 Packet Pg. 40 Agenda Item 4 Item 4, Page 2 EXECUTIVE SUMMARY This is a request to annex and zone a 2.057 acre, 3-parcel enclave located in northwest Fort Collins, abutting Laporte Avenue to the south and situated between Grandview Avenue and North Bryan Avenue. 1. The annexation of this area is consistent with the policies and agreements between Larimer County and the City of Fort Collins, as contained in the Intergovernmental Agreement for the Fort Collins Growth Management Area. 2. The area meets all criterial included in Colorado Revised Statues to qualify for enclave annexation to the City of Fort Collins. 3. The requested Limited Commercial (C-L) zone district is in conformance with the policies of City Plan, Structure Plan and Northwest Subarea Plan Land-Use Framework Map. 4. On November 20, 2018, City Council approved a resolution that accepted the annexation and determined the enclave was in compliance with State law. The resolution also initiated the annexation process for the property by establishing the date, time and place where a public hearing would be held regarding the readings of the Ordinances annexing and zoning the area. COMMENTS 1. Background: This is an involuntary annexation for a property located within the Growth Management Area. The project satisfies the requirements for involuntary annexation by being wholly surrounded by property within city limits and having been so for more than 3 years. The three parcels became an enclave with the annexation of the Forney Annexation on September 18, 2012. As of September 18, 2015, the City is authorized to annex the enclave by ordinance. As aforementioned, the property became an enclave (fully surrounded by City limits) with the annexation of the Forney Annexation. However, three previous annexations also contribute to the enclave and are listed below: 1. Babbitt Addition, 1926 2. Radio City Annex, 1957 3. Frey Annexation, 1967 The surrounding zoning and land uses are as follows: Direction Zone District Existing Land Use North Transition (T) Professional Office (Salud Medical Center), Commercial Retail (Boo Bicycles) South Neighborhood Conservation Low Density District (N-C-L) Single Family Residence East Low Density Mixed-Use Neighborhood Residential (Leeper Mobile Home Park), Commercial (Micromat Laundromat) West Transition (T) Professional Office (Salud Medical Center) 2. Zoning Analysis The property is currently zoned I – Industrial, as assigned by Larimer County. The proposed zoning for this annexation is the Limited Commercial (C-L) zone district. The proposed zoning complies with the City of Fort Collins Structure Plan and Northwest Subarea Framework Plan. The parcels contain a combination of existing residential and commercial uses. The purpose of the Limited Commercial (C-L) zone district is as follows: “The Limited Commercial District is intended for areas primarily containing existing, small commercial uses that are adjacent to residential neighborhoods. Many of these areas have transitioned over time from residential to commercial uses. The purpose of this district is to allow small scale nonresidential uses to continue to exist or to expand while still protecting surrounding residential areas, provided that such areas have been designated Packet Pg. 41 Agenda Item 4 Item 4, Page 3 under an adopted subarea plan as being appropriate for the C-L District. Existing development aligns with this purpose statement. 3. Northwest Subarea Plan The subject parcels are contained within the Northwest Subarea Plan boundary, which was adopted in 2006 and covers 4.3 square miles in the general area between Mulberry Street, Overland Trail, County Road 50 and Shields Street. The Plan was jointly adopted by both the City of Fort Collins and Larimer County. The Plan states the following about the Limited Commercial Zone district: “Where it Applies: The Framework Plan designates Limited Commercial in discreet portions of the Subarea (along Laporte, North of the cemetery, near Shields and Vine and Taft Hill and Laporte intersections). These locations generally correspond to existing commercial activities, where additional infill or redevelopment may be possible. Any new commercial development would be small in scale and designed to be compatible with the adjacent neighborhoods it serves. These designated areas contain a mix of activities and uses, including a distribution company, a furniture store, a gas station and other uses, most of which are independently owned and have been in the area for many years.” (page 18) “Purpose and Intent. The City and County anticipate and will encourage reinvestment and redevelopment on these sites, as properties begin to change hands, to ensure that new uses are compatible with nearby residential neighborhoods. The intent for future development is to recognize pre-existing commercial uses in the Northwest Subarea while at the same time allowing flexibility for private reinvestment. Uses and activities beneficial to and compatible with the neighborhoods should continue to occur. New development should be screened, have only limited amounts of outdoor storage, and be attractive.” (p 19) “Current Zoning. These locations are currently zoned FA-Farming, Industrial, C-Commercial, LMN- Low Density Mixed-Use Neighborhood, and O-Open.” According to the Northwest Subarea Plan Framework Plan, the subject parcel should be placed into the Limited Commercial zone district. The proposed zoning, Limited Commercial, complies with the Subarea Plan. PUBLIC OUTREACH An outreach process is not required by Colorado Revised Statues or the City of Fort Collins Land Use Code. However, on October 11, 2018, City staff held a stakeholder meeting to answer questions and inform residents and owners of property within the Friendly Fire Enclave Annexation of any changes that may result from annexing into the City. However, no one was in attendance for the meeting. Subsequent to the meeting staff followed up with one property owner over-the-phone and sent a FAQ sheet (Attachment 4) . In addition to the neighborhood meeting, Planning and Neighborhood Services use two strategies to reach the greater community and encourage participation: 1. Posting ‘Development Proposal Under Review’ sign(s) that provides a contact phone number and project number to connect any interested party directly to staff. Staff is then available to answer any questions they may have. 2. An email newsletter called “This Week in Development Review” is sent to nearly 1,000 people weekly summarizing project submittals (such as the enclave annexation), hearings and other development review related events that happen throughout the City of Fort Collins. Findings of Fact Conclusion: In evaluating the request for the Friendly Fire Enclave Annexation and Zoning, Staff makes the following findings of fact: A. The annexation of this area is consistent with the policies and agreements between Larimer County and the City of Fort Collins as contained in the amended Larimer County and City of Fort Collins Intergovernmental Agreements. B. The area meets the eligibility requirements included in State law to qualify for an involuntary enclave annexation to the City of Fort Collins. C. The requested zoning, Limited Commercial (C-L), is in conformance with the policies of the City’s Comprehensive Plan and Framework Plan of the Northwest Subarea Plan. Packet Pg. 42 Agenda Item 4 Item 4, Page 4 D. This request is in conformance with Section 2.9, Amendment to the Zoning Map, of the City of Fort Collins Land Use Code. E. On November 20, 2018, City Council approved a resolution that accepted the annexation and determined the enclave was in compliance with State law. The resolution also initiated the annexation process for the property by establishing the date, time and place where a public hearing would be held regarding the readings of the Ordinances annexing and zoning the area. F. Since the parcel is located in an area that is mostly characterized as residential, Staff recommends that the parcel be included in the Residential Neighborhood Sign District. RECOMMENDATION Staff recommends approval of the 2.057-acre Friendly Fire Enclave Annexation, ANX180005, with placement into both the Limited Commercial (C-L) zone district and the Residential Neighborhood Sign District. ATTACHMENTS 1. Vicinity Map (PDF) 2. Zoning Map (PDF) 3. Structure Plan Map (PDF) 4. Northwest Subarea Plan Framework Map (PDF) 5. Annexation FAQ (DOCX) Packet Pg. 43 Laporte Ave W Mountain Ave S Bryan Ave Richards Pl Maple St Collins Ct Layland Ct N Bryan Ave Frey Ave Grandview Ave W Mountain Ave Grandview Cemetery City Park Nine Golf Course City Park Friendly Fire Enclave Annexation © Vicinity Map 1 inch = 208 feet Site ITEM 4, ATTACHMENT 1 Packet Pg. 44 Laporte Ave W Mountain Ave S Bryan Ave Richards Pl Maple St Collins Ct Layland Ct N Bryan Ave Frey Ave Grandview Ave W Mountain Ave Grandview Cemetery City Park Nine Golf Course City Park POL T LMN LMN RL NCL Friendly Fire Enclave Annexation © Zoning Map 1 inch = 208 feet Site ITEM 4, ATTACHMENT 2 Packet Pg. 45 Laporte Ave W Mountain Ave S Bryan Ave Richards Pl Maple St Collins Ct Layland Ct N Bryan Ave Frey Ave Grandview Ave W Mountain Ave Low Density Mixed-Use Residential Commercial Corridor District Rural Open Lands and Stream Corridors Grandview Cemetery City Park Nine Golf Course City Park Friendly Fire Enclave Annexation © Structure Plan Map 1 inch = 208 feet Site ITEM 4, ATTACHMENT 3 Packet Pg. 46 Northwest Subarea Plan 1 2 Chapter 3 — Land Use Framework Figure 5 - Framework Plan Friendly Fire Enclave Site ITEM 4, ATTACHMENT 4 Packet Pg. 47 1 Friendly Fire Enclave Annexation - FAQ Contents Enclave .......................................................................................................................................................................3 What is an enclave? ...............................................................................................................................................3 How is it that our properties became enclaves? ....................................................................................................3 What is an enclave annexation? ............................................................................................................................3 Is it normal for the City of Fort Collins to annex properties after the three-year period? .......................................3 Can you give us a recent example of an enclave annexation?..............................................................................3 How long will the annexation process take? ..........................................................................................................3 Intergovernmental Agreements ..................................................................................................................................4 Does Larimer County have anything to say about enclave annexations? .............................................................4 Zoning and Land Use .................................................................................................................................................5 What about City zoning? ........................................................................................................................................5 What if I am a legal existing use in Larimer County but not in the City of Fort Collins? ........................................5 What if our development has a private covenant, will the City of Fort Collins preempt the covenant, and how? .5 Utility Services ............................................................................................................................................................6 How will our electric service change? ....................................................................................................................6 What about solar rebates? .....................................................................................................................................6 Will the tax on our phone bill change? .................................................................. Error! Bookmark not defined. What is the Stormwater Fee? .................................................................................................................................7 What if my property is on septic? How will being part of the City of Fort Collins affect me? .................................8 Will my water or wastewater services change because of the annexation? ..........................................................8 Taxes ..........................................................................................................................................................................9 What will I pay sales tax on when my residence becomes annexed into the City? ...............................................9 Business Tax ..........................................................................................................................................................9 Do I need a City of Fort Collins Sales and Use Tax/Business License? ...............................................................9 Are there any other City licenses I should obtain? .................................................................................................9 What are the requirements for renting a room in a house or the entire home? .....................................................9 What type of City of Fort Collins tax applies to my business? ...............................................................................9 Are there any types of sales that are exempt from tax? ..................................................................................... 10 Do I owe use tax on business equipment I owned prior to becoming annexed into the City? ............................ 10 Would use tax be due on inventory I have on hand that is for resale to a customer. ......................................... 10 What if I am tax exempt as a religious, charitable or government organization? ............................................... 10 ITEM 4, ATTACHMENT 5 Packet Pg. 48 2 Additional Resources: ......................................................................................................................................... 10 How will our property taxes change? .................................................................................................................. 11 Will we be charged additional tax on our utility bills? .......................................................................................... 12 What are Payment in Lieu of Taxes (PILOTs) and how do they affect utilities customers? ............................... 12 How will the assessor determine the value of our property? .............................................................................. 12 What is the difference between City sales tax and County sales tax? ............................................................... 13 Other City Regulations & Information ...................................................................................................................... 14 How many horses per acre are you allowed to have in the City as compared to the County? .......................... 14 How many chickens and roosters can I have on my property? .......................................................................... 14 Will our cat need to be registered when we are in the City of Fort Collins? ....................................................... 14 Is a wood burning stove permitted inside the City of Fort Collins? ..................................................................... 15 Will the school boundaries change and if so who is responsible for that change? ............................................. 15 What are some of the upsides of being annexed into the City of Fort Collins? .................................................. 15 What is Neighborhood Services? ........................................................................................................................ 16 What is the best way for me to contact the City of Fort Collins? ........................................................................ 16 ITEM 4, ATTACHMENT 5 Packet Pg. 49 3 Enclave What is an enclave? An enclave is a property, or group of properties, that are in unincorporated Larimer County but, due to urban growth and development are now surrounded by the City of Fort Collins municipal boundary. How is it that our properties became enclaves? The properties contained within the Friendly Fire annexation area became an enclave through a combination of four (4) previous annexations that happened between 1925-2012: • Friendly Fire Enclave is approximately 1.8 acres in size, contains 4 parcels and a combination of residential and commercial land uses. What is an enclave annexation? An enclave annexation is a growth management technique used by municipalities that allows Cities and Towns to establish a unified jurisdiction that does not have pockets of unincorporated land. After an enclave is created, three years must elapse before the City or Town can annex the property or multiple properties. Is it normal for the City of Fort Collins to annex properties after the three-year period? Yes, it has long been the City’s practice to annex enclaves after three years. Can you give us a recent example of an enclave annexation? Yes, there were four Southwest Enclave Annexations totaling 1,603 acres (2.7 square miles) that were phased in over time and adopted by City Council between 2006 and 2013. How long will the annexation process take? Typically, an annexation process takes between 3 and 4 months once the annexation process is initiated. ITEM 4, ATTACHMENT 5 Packet Pg. 50 4 Intergovernmental Agreements Does Larimer County have anything to say about enclave annexations? Yes, Larimer County encourages the cities of Fort Collins, Loveland, Berthoud and Estes Park to annex properties that have become enclaves and have been surrounded by no less than three years. The City of Fort Collins and Larimer County have entered into an Intergovernmental Agreement (I.G.A.) that establishes a Growth Management Area (G.M.A.). Within this G.M.A., the City and County have agreed that growth and development should be at an urban level and that the City, and/or special districts, is best able to provide an urban level of public services. Under the I.G.A., with regard to land located within the G.M.A., the City has agreed to pursue the annexation of enclaves as those areas become eligible according to state law. ITEM 4, ATTACHMENT 5 Packet Pg. 51 5 Zoning and Land Use What about City zoning? The requested zoning district for the Friendly Fire Enclave annexation is Limited Commercial (C-L) which is in conformance with the City’s Structure Plan and Northwest Subarea Plan Land-Use Framework Maps. Once the property is annexed into the City, Larimer County zone districts would be replaced with City of Fort Collins zone districts. What if I am a legal existing use in Larimer County but not in the City of Fort Collins? Legal existing uses are grandfathered-in however if the nonconforming use is discontinued for 24 consecutive months the nonconforming use is then considered “abandoned” and will not be able to continue. To find more information on nonconforming uses and structures visit Division 1.5 in the City of Fort Collins Land Use Code. https://www.municode.com/library/co/fort_collins/codes/land_use What if our development has a private covenant, will the City of Fort Collins preempt the covenant, and how? Yes, in some cases the City will preempt a private covenant as outlined in under Section 12-122 of the Municipal Code which states, “ No person shall create, cause to be created, enforce or seek to enforce any provision contained in any restrictive covenant which has the effect of prohibiting or limiting the installation or use of Xeriscape landscaping, solar/ photovoltaic collectors (if mounted flush upon any established roof line), clothes lines (if located in back yards), or odor-controlled compost bins, or which has the effect of requiring that a portion of any individual lot be planted in turf grass”. ITEM 4, ATTACHMENT 5 Packet Pg. 52 6 Utility Services How will our electric service change? All properties within the Friendly Fire Enclave are already served by Municipal Light and Power and all other service will remain the same after annexation. What about solar rebates? Currently, rebates are available for approximately 300 residential customers and multiple projects up to 1- megawatt total for commercial customers. You will receive full credit for the electricity generated by your PV system through our net metering program (see rates here). Information about federal tax incentives is available at Energy Star and the Solar Energy Industries Association. Available Rebates1 Residential: up to $1,500 Commercial: up to $100,000 Application Timeline Utilities will begin accepting and confirming rebate applications for the 2017 rebate program on Jan. 1, 2017 1 Rebate amounts are based on a $0.50/Watt, 20-year Renewable Energy Credit (REC) purchase ITEM 4, ATTACHMENT 5 Packet Pg. 53 7 What is the Stormwater Fee? Fort Collins Utilities charges a monthly rate to pay for construction and maintenance of Fort Collins' stormwater system, which helps protect residents and businesses during storms and floods on a citywide basis. This includes ongoing maintenance of regional stormwater quality and detention ponds, underground storm drainage pipe systems, and culverts. All developed properties within city limits pay stormwater rates, which are based on impervious surface and lot size. Below is an example calculation of a stormwater fee for Example of Monthly Fees: Address Estimated Lot SF Rate Factor Estimated 2018 Monthly Fee2 1804 Laporte Ave 8,500 SF 0.25 (Very Light) $14 1802 Laporte Ave 41,800 SF 0.4 (Light) $72 1760 Laporte Ave 47,605 SF 0.8 (Heavy) $165 Monthly fee = (lot or parcel area) × (rate factor) × (base) The base rate for the stormwater utility fee shall be $0.0043526 per square foot per month for all areas of the City. Formula: Lot Size - lot area in square feet, plus the customer's share of open space in the development, if applicable Base Rate - $0.00 Rate Factor3 - based on the percentage of impervious area (surfaces that do not absorb water) such as buildings, parking lots and concrete Formula for Estimated Monthly Rates: Single-family Lots Less than 12,000 Square Feet Monthly Rate = Lot Size x $0.0041454 x Rate Factor Single-family Lots Over 12,000 Square Feet4 Monthly Rate = 12,000 x $0.0043527 x Rate Factor plus (Lot Size - 12,000) x $0.0043527 x Rate Factor x 0.25 2 This is an estimated fee based on 2017 rates. A stormwater fee specialist will be able to calculate the exact fees. 3 See table on next page. 4 These lots receive a reduction in fees on that portion of the lot greater than 12,000 feet. ITEM 4, ATTACHMENT 5 Packet Pg. 54 8 Rate Factor Table: Rate Factor Percent of Impervious Area (based on land use) Rate Factor Category (based on land use) .25 0 - .30 Very Light .4 .31 - .50 Light** .6 .51 - .70 Moderate .8 .71 - .90 Heavy .95 .91-1.0 Very Heavy **typical for residential For further information, please contact Jill White, Utility Fee Rate Specialist, 970-416-2139, jiwhite@fcgov.com What if my property is on septic? How will being part of the City of Fort Collins affect me? The City of Fort Collins does not regulate septic systems. However, if your current septic system fails and your property line is within 400 feet of the municipal sewer system you will be required to connect. Septic Systems are solely regulated by Larimer County Department of Health and Environment. If you have any additional questions, please contact the Larimer County Health Department by phone at (970) 498-6700 or visit http://www.co.larimer.co.us/health/ehs/isds.asp. Will my water or wastewater services change because of the annexation? No. Annexed properties will continue to be served by City of Fort Collins water and sewer services. ITEM 4, ATTACHMENT 5 Packet Pg. 55 9 Taxes The City of Fort Collins is a home rule municipality. This means the City administers its own sales and use tax regulations. This guide has information and answers to frequently asked questions for residents and homeowners, businesses, charitable and government organizations. Residents and Homeowners: Once your home becomes annexed into the City, you will be subject to City sales tax. This tax is in addition to any State or County tax that may apply. What will I pay sales tax on when my residence becomes annexed into the City? The City taxes tangible personal property and some services. Examples include items delivered to your home, such as furniture and landscaping materials. Taxable services include the purchase of gas, electric and telecommunications services. Additionally, if you purchase a vehicle or pull a building permit, these transactions are subject to City tax. Business Tax If your business is in an area that will be part of a future annexation, you may find the information below helpful. Do I need a City of Fort Collins Sales and Use Tax/Business License? Yes, a business located inside Fort Collins City limits needs to have a Sales and Use Tax License. If you already have a City of Fort Collins Sales and Use Tax License, you don’t need to apply again. However, the filing frequency may need to be updated. Are there any other City licenses I should obtain? It’s possible that based on the type of business you operate there are additional City licenses that are needed. For example, if you operate a hotel, your business will need a Lodging Tax License. If you operate a business out of your home, you may need a Home Occupation License. If you plan to operate a Short-Term Rental, you will need a Short-Term Rental License. What are the requirements for renting a room in a house or the entire home? If you plan to operate a Short-Term Rental out of a home, you will need a Sales and Use Tax License, Lodging Tax License and Short-Term Rental License. In addition to City sales tax, there is a City lodging tax on stays less than 30 consecutive days. What type of City of Fort Collins tax applies to my business? In addition to the State and County sales tax your business already collects on taxable sales, you will now be required to collect the City of Fort Collins sales tax if the item is picked up in Fort Collins or delivered to an address in the city limits of Fort Collins. The City sales tax collected will be remitted directly to the City (not the State). Any taxable items, such as furniture and office supplies, that you use in your business will be subject to City sales or use tax. The City may tax items differently than the State and County and you should verify if the items sold are taxable. Also, please check the current tax rates in effect at the time your business is annexed. ITEM 4, ATTACHMENT 5 Packet Pg. 56 10 Are there any types of sales that are exempt from tax? Yes. Sales to government and qualifying religious and charitable organizations may be tax exempt. Also, if you operate a business that sells farm machinery for use in farming operations, these sales are exempt from City tax. However, the exemption does not apply to repair parts for farm machinery. Please see Section 25-73 (c)(14) & (15) for additional information and check with the State and County for their requirements. What is use tax? Use tax applies to items used, stored or distributed in Fort Collins that are not items for resale to a customer. Examples include furniture and office supplies. Use tax can be described as a complement to sales tax. You pay one or the other. If you pay City sales tax, you do not need to pay City use tax. Do I owe use tax on business equipment I owned prior to becoming annexed into the City? No, you do not have to pay use tax for equipment you owned prior to becoming annexed into the City. The City municipal code has a specific exemption for this. Would use tax be due on inventory I have on hand that is for resale to a customer. No, use tax is not due on items for resale. Sales tax should be charged to the customer. Religious, Charitable and Government Organizations: What if I am tax exempt as a religious, charitable or government organization? If you are a religious or charitable organization, you can apply for a City tax exempt organization license at https://www.fcgov.com/salestax. This will exempt the organization from sales tax on purchases made when used in the conduct of the organization’s regular activates to foster its religious or other expressed chartable purpose. Government organizations are exempt from otherwise taxable purchases when they are made with organization funds. Note that the City does not issue a tax-exempt license for governmental organizations as it does for charitable organizations. Additional Resources: For additional tax information, please visit https://www.fcgov.com/salestax or contact the Sales Tax Department at 970.221.6780. ITEM 4, ATTACHMENT 5 Packet Pg. 57 11 How will our property taxes change? Property taxes will go down after being annexed into the City of Fort Collins. The resulting 0.798 mil reduction ($0.80 for every $1,000 in property valuation) in property tax is caused by the replacement of the Poudre Valley Fire District 10.595 mil with the Fort Collins 9.797 mil. Below is a comparison of tax-rates between that the City of Fort Collins and Larimer County. Mill Levy:5 Tax Authority 2018 Fort Collins 2018 Larimer County Poudre R-1 General Fund 38.683 38.683 Larimer County 22.092 22.092 Poudre R-1 Bond Payment 13.947 13.947 Poudre Valley Fire District 0 10.595 Fort Collins6 9.797 0 Poudre River Public Library District 3.000 3.0 Health District of North Larimer County 2.167 2.167 Northern Colorado Water Conservation District 1.000 1.0 Larimer County Pest Control District 0.142 0.142 TOTAL 90.828 91.626 Example of Property Tax Changes Property Larimer County Property Tax Liability Fort Collins Property Tax Liability Difference 1804 Laporte Ave $2,015 $1,997 $17 1802 Laporte Ave $7,861 $7,793 $68 1760 Laporte Ave $15,491 $15,356 $135 5 The mill levy is the “tax rate” that is applied to the assessed value of a property in order to fund a variety of services. One mill is one dollar per $1,000 dollars of assessed valuation. (0.001) 6 The County’s Poudre Fire District Mill Levy is replaced by the City of Fort Collins upon Annexation. The Fort Collins Mill Levy is lower by 0.798 Mill. ITEM 4, ATTACHMENT 5 Packet Pg. 58 12 Will we be charged additional tax on our utility bills? Xcel Energy If your home or business requires the use of natural gas, Xcel energy continue to be your service provider and a local tax of 3.85% will be assessed. Wireless Service Yes, a local tax of 3.85% will be applied.to each bill. According to the Colorado Department of Revenue an existing E911 1.4% surcharge and a 9.44% Colorado State Wireless Tax will also remain. Comcast Yes, a local tax of 3.85% will be applied to each bill. Fort Collins Municipal Electric Yes, a local tax of 3.85% will be applied to a portion of usage for each bill, see PILOTs FAQ below for more information on how this is calculated. Fort Collins Water No added tax is assessed to this service. Fort Collins Wastewater No added tax is assessed to this service. What are Payment in Lieu of Taxes (PILOTs) and how do they affect utilities customers? City utilities only charge tax on electric services. The tax is computed by removing the PILOTs part of the electric charges and then multiplying by the 3.85% rate. Here’s an example: total electric charges = $100 ; removing the PILOTs is done by $100 / 1.06 = $94.34 ; sales tax then computed as $94.34 * 3.85% = $3.63. How will the assessor determine the value of our property? According the Assessor’s office: The County Assessor is responsible for valuing all real and personal property, including mobile homes, residential and commercial properties and agricultural land for property tax purposes. The Assessor determines the equitable value of property to ensure that each taxpayer pays only his or her fair share of the taxes. Anyone who disagrees with changes in the actual value of real property can object or file a protest with the Assessor in May. Protests for Commercial Business Personal Property accounts should be filed with the Assessor between June 15 and July 5. ITEM 4, ATTACHMENT 5 Packet Pg. 59 13 2015/2016 Reappraisal Cycle Colorado property tax law requires assessors to conduct countywide reappraisals every two years in odd- numbered years, and that a specific date, June 30th of the year preceding the reappraisal year, be used to benchmark all property values throughout the state. The benchmark, or "level of value,” for this reappraisal cycle is June 30, 2014. For the 2015/2016 reappraisal cycle, Larimer County is using 60 months of data. That means our sales study period extends from July 1, 2009 through June 30, 2014. All sales are trended up or down to the level of value date, June 30, 2014, depending on market factors in the different areas of Larimer County. For 2016, only owners that saw a change in value or ownership from the previous year were mailed a notice with the new value and have the option to protest online. The majority of property values do not change in even numbered years because Colorado is on a two-year reappraisal cycle. If you do not have the Notice of Value you may complete and mail a 2015 Protest Form to our office no later than June 1, 2016. Protests can also be filed in person, by letter or fax. We cannot accept appeals sent in by email or taken over the phone. Properties that are appealed during our protest period will be reviewed and a Notice of Determination will be sent to those property owners on June 30, 2016. If you are satisfied with the value after this review, the process ends and your tax will be based on the value reflected in the notice of determination. If you disagree with the Assessor's decision, the next step will be to file an appeal with the County Board of Equalization. More details will be provided in the Notice of Determination that will be sent June 30, 2016. What is the difference between City sales tax and County sales tax? Tax Rates effective January 1, 2018: State of Colorado 2.9% Larimer County 0.55% Total Sales Tax (Larimer County) 3.45% City of Fort Collins 3.85% 3.85% Tax includes • 2.25% Base Rate • .25% Community Capital Improvement Program (Expires 2025) • .25% Street Maintenance (Expires 2025) • .25% Open Space (Expires 2030). • .85% Keep Fort Collins Great (Expires 2020) Total Sales Tax (City of Fort Collins) 7.30% Fort Collins Lodging Tax (in addition to above) 3.0% Total Accommodations Tax 10.30% Fort Collins Tax on Food For Home Consumption (contact State of Colorado regarding taxability) 2.25% Total Food Tax 2.25% For further information, please contact Tiana Smith, tjsmith@fcgov.com ITEM 4, ATTACHMENT 5 Packet Pg. 60 14 Other City Regulations & Information How many horses per acre are you allowed to have in the City as compared to the County? Municipal Code Section 4-72. - Minimum size of pasture area for horses or ponies. Horses or ponies may be kept for the use of occupants of a lot and their guests provided that at least one-half (½) acre of pasture area is available for each horse or pony. City of Fort Collins Larimer County Horses per Acre ½ Acre / Horse ½ Acre / Horse7 How many chickens and roosters can I have on my property? • May keep up to 8 chicken hens • No roosters Will our cat need to be registered when we are in the City of Fort Collins? Yes. You will be required to register your cat. The cities of Fort Collins, Wellington and Loveland require all cats and dogs be registered. Larimer County and Timnath require the registration of dogs only. Registration is simple. Simply provide proof that your pet's rabies shots are current, complete the application and provide the required fee(s). Fees are as follows: Animals 4 months to one year of age: $12.00 Animals 1 year and older, spayed or neutered: $12.00 Animals 1 year and older, not spayed or neutered: $35.00 Fees for Senior Citizen pet guardians (age 62 and older): Animals under one year of age: $5.00 Animals 1 year and older, spayed or neutered: $5.00 Animals 1 year and older not spayed or neutered: $35.00 Optional Cat Licensing Where Not Required: $5.00. Larimer County and Timnath residents may elect to purchase a voluntary Cat License for $5.00. Replacement tags are $2.50. For more information you can contact the Larimer County Humane Society at (970) 226-3647 extension 201 or visit www.larimerhumane.org 7 If the number of horses on the property exceeds one horse per one-half acre, minor special review approval is required unless the chart and formula indicate that special review approval is required. ITEM 4, ATTACHMENT 5 Packet Pg. 61 15 Is a wood burning stove permitted inside the City of Fort Collins? City Code for Wood Burning Only wood burning units certified by the U.S. Environmental Protection Agency (EPA) may be installed in Fort Collins. Only clean, dry, untreated wood may be burned in a wood stove or fireplace. "Pellets" burned in pellet stoves and manufactured fire logs such as DuraFlame burned in a fireplace are acceptable. Burning of garbage and treated wood is prohibited. After the first 15-minutes of start-up, smoke from the chimney must be at or less than 20% opacity (smoke should be barely visible looking at it with your back to the sun). Violation of City Code can result in a summons to appear in municipal court resulting in a fine of up to $1,000 and 180 days in jail. Will the school boundaries change and if so who is responsible for that change? The City of Fort Collins is not involved in determining school boundaries. This is the sole responsibility of the Poudre School District. According to the Poudre School District’s Long-Range Planning: Boundary Committee they often recommend “clean-up” of boundaries that have little to no student impact and include modifications like adjusting boundary lines such that they do no bisect fields or lots, adjusting boundary lines to follow the mid-line of roads as opposed to bisecting properties, etc. Ultimately, the responsibility of changing school district lines start as a recommendation from the Boundary Committee then is approved by the Superintendent and Colorado Board of Education. In the Poudre School District’s 2015 Majority and Minority Reports, it shows proposed changes to the Kruse Elementary School / Werner Elementary School – Middle School and High School Boundary that will affect 0 students. What are some of the upsides of being annexed into the City of Fort Collins? • Faster police response time • Voting for a Mayor and Council Member (Gerry Horak, Mayor Pro Tem, District 6) • Urban level services • Rebates through energy audit programs (i.e., Solar Installation Incentives) However, these are just a few advantages of being part of the City it is not an exhaustive list. Please visit our website at http://www.fcgov.com/ to find out more. ITEM 4, ATTACHMENT 5 Packet Pg. 62 16 What is Neighborhood Services? Neighborhood Services offers a variety of services and programming to promote quality neighborhoods, including: • Assistance in organizing your neighborhood or meeting facilitation, • Free use of our copier for a neighborhood newsletters or fliers, • A Neighborhood Grant Program for help financially with big projects or events, • An Adopt-A-Neighbor Program for residents who need help shoveling snow, • Helpful wording for common neighborhood letters or emails, • A free, bimonthly e-newsletter called Neighborhood News with articles for your newsletter, and • Free welcome bags for new neighbors. What is the best way for me to contact the City of Fort Collins? Access Fort Collins is an easy way to contact the City with your questions, comments, and service requests whenever it is most convenient for you. By visiting the website, https://www.fcgov.com/contactus/ you will be able to submit a question, comment or service request on myriad topics 24 hours a day, seven days a week. ITEM 4, ATTACHMENT 5 Packet Pg. 63 Agenda Item 5 Item 5, Page 1 PROJECT NAME DOWNTOWN EXPANSION REZONING STAFF Cameron Gloss, Long-Range Planning Manager PROJECT INFORMATION PROJ ECT DESCRIPTION: This is a City-initiated request to rezone 467 acres into an expanded Downtown (D) zone district. The resulting Downtown district, including the existing and expanded area, will comprise 687 acres. The properties are currently zoned in a combination of predominantly non- residential districts. This rezoning request places the area into one zoning district based on the Downtown Plan designation and which includes six new character subdistricts. APPLICANT: City of Fort Collins c/o Community Development and Neighborhood Services RECOMMENDATION: Staff recommends that the Planning and Zoning Board forward a recommendation of approval to the City Council to amend the Zoning Map in accordance with the Downtown Plan, a detailed subarea plan that is component of City Plan. STAFF REPORT Planning and Zoning Board December 20, 2018 Packet Pg. 64 Agenda Item 5 Item 5, Page 2 EXECUTIVE SUMMARY This is a quasi-judicial rezoning located within an area that has evolved over time to provide a concentration of retail, civic, employment and cultural uses in addition to complementary uses such as hotels, entertainment and housing, located along the backdrop of the Poudre River Corridor. The proposal satisfies the requirements for rezoning. The recommended zoning is based on the adopted Downtown Plan. The item is scheduled for first reading by City Council on February 4, 2019. STAFF ANALYSIS UBACKGROUND Zoning History within the Request Area 1929 – The City’s first zoning district map (see Attachment 1) designated land north and east of Jefferson and Maple Streets as “F” Industrial, with the exception of Buckingham Neighborhood which was zoned “C” residence. The “F” Industrial district allowed any use not in conflict with the nuisance ordinance. Certain uses, such as fuel refining, garbage dumps, and cement plants, all of which were previously located near the Poudre River, required review and approval by the Board of Adjustment. The building height limit was 75 feet. With the exception of lots fronting on Laurel Street, all areas within the Campus North subdistrict were zoned residential. 1964 – The “F” Industrial District was replaced by a new I Industrial District designation. Most of the area within the proposed Campus North subdistrict was upzoned to a “D” Commercial zone district which permitted a range of retail, service and light industrial uses. 1965 – the I-G General Industrial District replaced the I District and permitted any commercial, industrial or manufacturing use, provided that certain smoke, noise, odor, and fume performance standards were met. This district was expanded east along Lincoln Avenue to include what is now Odell Brewing. A Commercial zone district was applied to properties fronting Riverside Avenue in the area now proposed as the Downtown-Entryway Corridor. 1976 – The balance of the area proposed as the Innovation subdistrict, including those properties along the north and south sides of Vine Drive, were brought into the I-G district. The area now proposed as the Campus North subdistrict was zoned General Business. The northern portion of the North Mason district was rezoned to Commercial. 1986 – Light Industrial (I-L) designation applied to properties on the north side of Lincoln Avenue, east of the Buckingham neighborhood. The former powerplant building and properties fronting N. College, north of the River, received a new zoning of Highway Business. The Vine Drive corridor east of N. College was upzoned to Commercial. 1993 – Properties bounded by Riverside and Lemay, from Lincoln to Mulberry were zoned under a new River Corridor (RC) district, and those fronting the west side of Riverside were rezoned to a new district called Limited Commercial (CL). 1997 – Comprehensive City-wide rezoning results in the creation of several new zone districts: Downtown (D), along with three Downtown subdistricts (Canyon Avenue, Civic, Old City Center); River Downtown Redevelopment (RDR); Community Commercial (CC); Community Commercial River (CCR); Employment (E); River Conservation (RC); Public Lands (POL), and Low Density Mixed Use Neighborhood (LMN). Packet Pg. 65 Agenda Item 5 Item 5, Page 3 2002 – The Oxbow site was rezoned from Transition (T) to Community Commercial River (CC-R) Downtown Plan Since the time of the latest City Plan Update in 2011, and subsequent Structure Plan amendments, the City adopted a new Downtown Plan that replaced the 1989 Downtown Plan and 2004 Downtown Strategic Plan. The Downtown Plan process acknowledged that the Downtown areas has evolved substantially from the historic core of “Old Town", and now incorporates areas planned and zoned for commercial activities, stretching from Vine Drive south to the Colorado State University campus and from Canyon Avenue eastward to Lemay Avenue. The boundary has evolved since the 1989 Downtown Plan to include additional commercial areas and correspond to existing zoning district boundaries. Due to the variety of design characteristics present throughout Downtown, the Downtown Plan area was divided into distinct character subdistricts. These nine subdistricts each have attributes that create unique identities in terms of building patterns, streetscapes and outdoor space configurations. Each subdistrict's desired future character is distinct, but all subdistricts are unified by the principles of urban design. These nine Subdistricts are:  Historic Core Subdistrict (same boundary/formerly named Old City Center)  Civic Subdistrict  Canyon Avenue Subdistrict  River Subdistrict (formerly River Redevelopment (RDR) zone district)  River Corridor Subdistrict (formerly in the POL zone district)  Entryway Corridor (formerly CL zone district)  Innovation Subdistrict (formerly a combination of I, CCN and CCR zone districts)  North Mason Subdistrict (formerly CC zone district)  Campus North Subdistrict (portions formerly LMN zone district) The last six of the subdistricts listed lie beyond the boundaries of the current Downtown zone district. UCompliance with Applicable Land Use Code StandardsU The applicable Land Use Code Standards are in Article 2, Division 2.9, Amendment to Text of Code and/or Zoning Map. Staff finds that the request complies with all applicable standards in Division 2.9 governing amendments to the Zoning Map. Specifically, the request is consistent with the City’s Comprehensive Plan (City Plan) and is warranted by changed conditions within the area, thus meeting the requirements stated in subsection 2.9.4(H)(2), Mandatory Requirements for Quasi-judicial Zonings or Rezonings. UPUBLIC OUTREACH Multiple public meetings were held over a three-year period to critique and debate the merits of expanding the Downtown district and creating new policies and design standards governing the area. Engagement activities were varied, from traditional open houses and workshops, listening sessions and surveys, to more interactive events like subdistrict walking and bike tours, online wiki-mapping, and events at festivals. In total, the Downtown Plan outreach included 38 workshops, open houses, or general events, 36 working group meetings, 2 working group roundtables, 57 presentations to 17 City Boards and Commissions, numerous coffee discussion get-togethers, and thousands of individual interactions, survey responses, and comments. A key component of Plan engagement included an email newsletter with over 900 subscribers. Staff held three Land Use Code open house events, multiple one-on-one and small group meetings with property owners and designers, and presented the rezoning and draft code concepts to the DDA, DBA, Board of Realtors, Chamber of Commerce, members of the Downtown and Old Town Packet Pg. 66 Agenda Item 5 Item 5, Page 4 Neighborhoods Plan efforts, and several advisory boards and commissions. The first open house was held on February 28P th P at The Elizabeth Hotel, and was well-attended by members of the design and development community. A second open house was an all-day event on April 18P th P. Over 1,500 affected property owners within the Downtown rezone area were invited to the last open house held on July 25P th P. Since the time of the last open house, staff has continued to meet with area property owners to understand any issues or concerns with the proposed rezoning and regulations. All these events and meetings have helped to inform staff on the level of public support. FINDINGS OF FACT AND CONCLUSION: In evaluating the request for the Downtown Expansion Rezoning – REZ# 180001, staff makes the following finding of fact and conclusions: The request complies with all applicable Land Use Code standards, which are found in Article 2, Division 2.9, Amendment to Text of Code and/or Zoning Map. Specifically, the requirement that the request is consistent with the City’s Downtown Plan, which an adopted component of the Comprehensive Plan, is met and that the rezone is warranted by changed conditions within the subject area. RECOMMENDATION: Staff recommends that the Planning and Zoning Board forward a recommendation of approval for the Downtown Expansion Rezoning – REZ#180001, to zone the properties (D) Downtown, including six character subdistricts. Packet Pg. 67 Agenda Item 5 Item 5, Page 5 ATTACHMENTS 1. 1929 Zoning Map (PDF) 2. Downtown Framework Map (PDF) 3. Downtown Plan Character Subdistricts Map (PDF) 4. Existing and Proposed Zoning Maps (PDF) Packet Pg. 68 ITEM 5, ATTACHMENT 1 Packet Pg. 69 PLAN FRAMEWORK COLORADO COLO STATE UNIVVVVEEERRSITY U NRSITY VV 287 287 14 14 EASTSIDE EA EAAA A S SS T TS S DE D E NEIGHBORHOOD N EE GH GGH G H HBO HB HHB BO OO O R HO HH H OO OODD OO OD D WESTSIDE W WES WESSTTSI E ST T SI S D E EE NEIGHBORHOO NE N NNEIG NEEIGHH E G GG H HB HBO BO BORR OO O R H HOOOOD O OO O ODDD OOOD OO CHERRY CHERRRRRY ST E LAUU LAUREL LAU URE UR E EL EEL ST E MULBERRY ST REMINGTON ST ST TOVER ST S MASON SON ON ST S N MASON S ST LEMAY AVE N LEMAY AVE N COLLEGE AVE AV S COLLEGE LEG EG AVE S HO HOWES ES ST N HO HOWES ST LINDEN LINDEEN EN ST E LINCO LINCOLN AAVE AVE A BUCKINGHAM ST VINE DR RIVERSIDE AVE ENTRYWAY YWAY WAY CO CORRIDOR E MOUNTAIN AVE LAPORTE AVE JEFFERSON ST WALNUT WALN LN LNUT ST Lee MMMMaartinez z Park PP a Old Ol O For ort rt Collins i Heritage i Park Udall Natural Area Cache C la Poudre River Eastside Easts Park Gustav Swanson NNatural Na Area Lincoln Center Mulbeerry Pool ol Old Ol ll d T To Tow ow owwn wn Sq SSSqua Squ qua uare ua ar re Oakk OOOak O k kS Str ree et Plaza Pla a Washingto Wa shing ton on o oo Park gg Civic C Center CCenter C Park ITEM 5, ATTACHMENT 3 Packet Pg. 71 ITEM 5, ATTACHMENT 4 Packet Pg. 72 Agenda Item 6 Item 6 Page 1 PROJECT NAME KYLE AVENUE SOLAR ARRAY, FDP180026. STAFF Kai Kleer, Associate Planner PROJECT INFORMATION PROJ ECT DESCRIPTION: This is a request for consideration of a Final Development Plan for the construction of a medium-scale solar energy system capable of generating up to 998 kilowatts of electricity. The solar energy system, featuring rows of ground-mounted solar panels, would be enclosed by perimeter fencing and landscaping and establish a 35-foot habitat buffer zone between the Prairie Dog Meadow Natural Area and the development. The project site is located at 6422 Kyle Avenue and is located in the Urban Estate (U-E) Zone District. APPLICANT: Heath Mackay Namaste Solar 6707 Winchette Circle Ste. 700 Boulder, CO 80304 OWNER: Ann McSay 6422 Kyle Avenue Fort Collins, CO 80525 RECOMMENDATION: Staff recommends approval of the Kyle Avenue Solar Array, FDP180026. STAFF REPORT Planning and Zoning Board December 20, 2018 Packet Pg. 73 Agenda Item 6 Item 6 Page 2 EXECUTIVE SUMMARY Staff finds the proposed Kyle Avenue Solar Array complies with the applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically: 1. The Project Development Plan complies with process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration. 2. The Project Development Plan complies with relevant standards of Article 3 – General Development Standards. 3. The Project Development Plan complies with relevant standards located in Division 4.2 Urban Estate (U-E) of Article 4 – Districts. COMMENTS 1. Background: The property was annexed into the City of Fort Collins as a part of the Southwest Enclave Annexation Phase Three in December 2009. Historically the land has never been developed and has been used by the property owner for agricultural uses. The surrounding zoning and land uses are as follows: Direction Zone District Existing Land Uses North Public Open Lands (P-O-L) Prairie Dog Meadow Natural Area South Urban Estate (U-E) Single-Family Homes East Employment (E), Public Open Lands (P-O-L) City of Fort Collins Electric Substation, Poudre School District Bus Depot, Prairie Dog Meadow Natural Area West Urban Estate (U-E) Former Larimer County Humane Society, Single-Family Homes, Prairie Dog Meadow Natural Area A zoning and site vicinity map can be found under Attachment 1. 2. Compliance with Article 4 of the Land Use Code – Urban Estate (U-E), Division 4.2: The project complies with all applicable Article 4 standards as follows: A. Section 4.2(B)(3)(d) – Permitted Uses The proposal is for a medium-scale solar energy system, a permitted use in the U-E District, subject to Planning and Zoning Board (Type 2) review. Recent Land Use Code provisions, adopted July 2014, defined solar energy systems and categorized their review process based on lot area. Section 3.8.23(D)(2)(a) of the Land Use Code defines a Medium-Scale Solar Energy System as being of a lot size between 0.5 and 5 acres. The proposed development is situated on a parcel 8.7 acres in size, with the solar energy system covering 4.03 acres of the lot. A previous Land Use Code Administrative Interpretation, #3-14, has clarified that the land area devoted to the solar energy system is the determining factor of lot size, and not the size of the lot upon which the system is sited. Packet Pg. 74 Agenda Item 6 Item 6 Page 3 3. Compliance with Article 3 of the Land Use Code – General Development Standards: The project complies with all applicable General Development Standards as follows: A. Section 3.2.1 – Landscaping and Tree Protection The proposed landscaping plan is consistent with the applicable requirements of Land Use Code Division 3.2.1, Landscaping and Tree Protection, with consideration of the applicant’s request for alternative compliance to Section 3.2.1(D)(1)(c), Tree Stocking. Explanation of this code section requirement and the proposed alternative compliance request are outlined below. B. Section 3.2.1(D)(1)(c) – Tree Stocking This Section requires all developments to provide “full tree stocking” within 50 feet of all buildings and structures by planting trees at 20’ to 40’ intervals depending on tree type. At least half of such trees to be planted must consist of canopy shade trees. The applicant has submitted a request for alternative compliance to this standard to substitute alternative landscape plantings around the solar panel structures in place of the tree stocking. Requests and evaluation of alternative compliance to landscaping and tree protection standards are governed by Section 3.2.1(N), which states: “Upon request by an applicant, the decision maker may approve an alternative landscape and tree protection plan that may be substituted in whole or in part for a landscape plan meeting the standards of this Section. 17TProcedure.17T Alternative landscape plans shall be prepared and submitted in accordance with submittal requirements for landscape plans. Each such plan shall clearly identify and discuss the modifications and alternatives proposed and the ways in which the plan will better accomplish the purposes of this Section than would a plan which complies with the standards of this Section. 17TReview Criteria.0T17T 0TTo approve an alternative plan, the decision maker must first find that the proposed alternative plan accomplishes the purposes of this Section equally well or better than would a plan which complies with the standards of this Section. In reviewing the proposed alternative plan for purposes of determining whether it accomplishes the purposes of this Section as required above, the decision maker shall take into account whether the alternative preserves and incorporates existing vegetation in excess of minimum standards, protects natural areas and features, maximizes tree canopy cover, enhances neighborhood continuity and connectivity, fosters non-vehicular access, or demonstrates innovative design and use of plant materials and other landscape elements.” In substitution to the requirements to plant trees around the solar panels to achieve full tree stocking, the alternative landscape plan proposes a mixture of shrubs and a low-grass seed mix throughout the site. The applicant’s primary purpose for these substituted landscape elements are to preserve solar access to the panels used to generate electricity that would otherwise be compromised by canopy tree shading. Packet Pg. 75 Agenda Item 6 Item 6 Page 4 Staff has reviewed the alternative compliance request and proposed landscape plan and determined the alternative compliance request accomplishes this section equally well or better than would a plan which complies with the standards of this section based on the following elements and analysis: The alternative incorporates existing and proposed vegetation in excess of minimum standards: • The substitution landscaping of a low-grass seed mix and shrubs exceeds the level of plantings in number and coverage were only trees to be planted at intervals of 30’ to 40’. As a means of screening, the shrubs and grass are more impactful at the same height level as the solar panels (5’ to 10’ off the ground) than would be provided strictly by trees. Protects natural areas and features: • The project protects natural areas and features by maintaining a 35 ft setback on the west, north and east edges of the site and is planted with several landscaping elements that feature pollinator friendly seed mixes and native shrubs which will help provide a transition from Prairie Dog Meadow Natural Area and a visual buffer from nearby residences. Protects access to sunshine: • Land Use Code Section 3.2.3(D), Access to Sunshine, states, “The elements of the development plan (e.g., buildings, circulation, open space and landscaping) shall be located and designed, to the maximum extent feasible, to protect access to sunshine for planned solar energy systems…” C. Section 3.4.1 – Natural Habitats and Features The project complies with applicable standards of Section 3.4.1. In addition, the project has been designed to be compatible with and complement the design and views of the surrounding Prairie Dog Meadow Natural Area and abutting neighborhood. Screening of the solar energy system will consist of native plantings and a perimeter fence style that is consistent with the open feel of the nearby natural area. D. Section 3.4.6 – Glare or Heat The solar panels are single-axis units that track the path of the sun throughout the day. A review of Glare Analysis finds that no glare is predicted at any of the five points of observation, which include abutting residences to the west and surrounding subdivisions to the northwest, north and northeast. The glass panel is also designed to maximize their absorption of the sun’s incoming rays and features an anti-glare coating. E. Section 3.8.32(D)(2) – Medium Scale Solar Energy Systems 1. Section 3.8.32(2)(a) – Lot Size To classify a solar array as Medium-Scale the area used by the installation of solar panels must be between 0.5 acre and 5 acres. The proposed project covers an area of 4.03 acres thus satisfying the classification requirements of a medium-scale solar energy system. 2. Section 3.8.32(2)(b) – Maximum Height The ground-mounted solar energy system components are single axis and range from its lowest point of approximately 5’ to its maximum height of just under 10’ tall, complying with the height limits for accessory buildings and structures in the Urban Estate zone district. 3. Section 3.8.32(2)(c) - Setbacks The solar energy system is located inside of all front, side, and rear building setback areas. Packet Pg. 76 Agenda Item 6 Item 6 Page 5 4. Section 3.8.32(2)(d) – Fencing/Access The solar energy system will be enclosed by a 7’ perimeter fence, with locked entrances and warning information placed along the perimeter and at the entrance to the facility. A Knox Box emergency access system at the entrance will be provided at the gated entry. 5. Section 3.8.32(2)(e) – Visual Appearance Landscaping is proposed both outside and inside the perimeter fencing to assist in screening the facility from the public rights-of-way along Kyle Avenue and adjacent properties. The use of native species, and the design and materials of the fence will help the facility blend into the existing environment. Lighting is not proposed as part of the solar energy system, all electrical interconnections within the project boundary will be located underground and electrical equipment will be screened by proposed landscaping of the area. 4. NEIGHBORHOOD MEETING A neighborhood meeting for the project was conducted on August 30, 2018 to share information about the development proposal. Key topics discussed at the meeting are presented below. The full summary of meeting notes can be found as an attachment to this staff report. • Use / Eligibility Under the Solar Power Purchase Program (SP3) During the meeting, several comments and questions were raised about a medium-scale solar system being allowed in the Urban Estate zone district and the projects eligibility under the City’s Solar Power Purchase Program (SP3). Resolution / Update The proposed project is a permitted use in the Urban Estate zone district subject to review by the Planning and Zoning Board. Utilities staff reviewed the City’s Solar Power Purchase Guidelines and found that funding small-scale and medium-scale solar on an Urban Estate zoned property does not violate the SP3 program guidelines and also noted that the program guidelines are not City Code. Staff further clarified that the intent of the SP3 program is to encourage larger ground-mounted photovoltaic installations. The SP3 initiative was endorsed by City Council for promoting the development of larger solar systems within the community, and whereas the commercial customer class was targeted within the program guidelines, there would be no prohibition against reviewing other projects, and that other projects are subject to the permissibility as regulated by the Land Use Code. The process of selling energy to the Light and Power Utility via the SP3 Solar Power Purchase Program requires that the owner of a solar system executes a legal contract with City Utilities (a Power Purchase Agreement). • Fencing / Landscaping During the meeting, several comments and questions were raised about the type of fencing or treatment to be used along the perimeter of the facility, with concerns for security, adjacent natural areas and aesthetics. Neighborhood meeting participants prefer to see a majority of the solar panels screened from their view across the natural area. Packet Pg. 77 Agenda Item 6 Item 6 Page 6 Resolution / Update: The facility will be fenced with a wood posts and wire mesh deer fence that is 7’ in height, as required by Land Use and Electric Code standards. The applicant also has proposed to deploy a ‘low-profile’ system that, at the system’s full range, will not exceed 10 feet in height and will closely follow the existing topography of the site. Land Use Code standards require fencing and/or landscaping to assist in screening along public right- of-way such as Kyle Avenue. The project has been designed with fencing and dense shrub-based landscaping that will cover a majority of views of the panels from Kyle Avenue Additionally, the applicant has proposed additional landscape screening on the west, north and east boundaries of the site that, once fully grown, will provide some screening of the solar array from residential views across the Prairie Dog Meadow Natural Area. Most landscape elements are located in the 35-foot natural habitat setback area of the site. • Will there be heat/glare? Do the panels generate noise? Several questions were raised as to what impacts the solar panels and associated equipment may generate onto neighboring properties and the nearby natural areas. Resolution / Update: Fencing, landscape screening, panel anti-glare coatings, and the orientation of the panels all serve to reduce the effects of glare. The result of the glare analysis concludes that from 5 reference points glare will not impact any of the neighboring properties. According to the applicant, there are expected to be three 2-horsepower electric motors moving the modules. The motors will produce 53 decibels and will dissipate to 43 decibels when measured at a 9- foot radius noise . The motors will move the array periodically at about 10-minute intervals as the sun makes its arc and will not operate in between movements. FINDINGS OF FACT / CONCLUSION In evaluating the request for the Kyle Avenue Solar Array, FDP180026, Staff makes the following findings of fact: 1. The Project Development Plan complies with the applicable procedural and administrative requirements of Article 2 of the Land Use Code. 2. The Project Development Plan complies with relevant standards located in Article 3 – General Development Standards. 3. The Project Development Plan complies with relevant standards located in Division 4.2 Urban Estate (U-E) of Article 4 – Districts. RECOMMENDATION Staff recommends that the Planning and Zoning Board make a motion to approve the Kyle Avenue Solar Array Final Development Plan, FDP180026 based on based on the Findings of Fact and Staff Analysis found in the staff report. ATTACHMENTS 1. Zoning & Site Vicinity Map 2. Applicant’s Statement of Planning Objectives 3. Planning Document Set (Site Plan, Landscape Plan, Utility Plan) 4. Land Use Code Administrative Interpretation #3-14 5. Applicant’s Letter for Alternative Compliance (Landscaping – Tree Stocking) 6. Glare Analysis 7. Project Ecological Characterization Checklist & Ecological Characterization Study 8. Neighborhood Meeting Summary Packet Pg. 78 ITEM 6, ATTACHMENT 1 Packet Pg. 79 Boulder Office Denver Office California Office New York Office Contact Us 6707 Winchester Cir., Ste 700 888 Federal Boulevard 1500 Palma Dr, 2nd Floor 122 Main Street 303-447-0300 Boulder, CO 80301 Denver, CO 80204 Ventura, CA 93003 New Paltz, NY 12561 Namastesolar.com PROJECT NARRATIVE PROJECT TITLE: NSE Kyle Avenue Solar PAST MEETING DATES Conceptual Design Review: July 19, 2018 Neighborhood Meeting: August 30, 2018 GENERAL INFORMATION Namasté Solar is seeking to develop a medium-scale solar PV project that will be part of the City of Fort Collins Utility’s Solar Power Purchase Program (SP3). The details of the proposed site for the project are as follows: • Address: 6422 Kyle Ave, Fort Collins, CO 870525 • Parcel Number: 9612300027 • Land Use District: Urban Estate (U-E) • Permitted solar development: Small-scale and medium-scale solar energy systems PROPERTY DESCRIPTION 6422 Kyle Ave is an ~8.75-acre parcel in south Fort Collins that is bordered by lands with the following uses/Land Use Districts: • City of Fort Collins Substation – Employment District Land Use Code • Poudre School District Transportation Depot - Employment District Land Use Code • Four residential properties – Urban Estate District Land Use Code • Prairie Dog Meadow Natural Area – Public Open Lands Land Use Code The majority of the parcel is open field and Namaste Solar has a binding lease with the landowner to develop a medium-scale solar project on up to six acres. The solar site is undeveloped and does not have any buildings, landscaping, parking/drive areas or existing natural features such as water bodies, wetlands, canals or irrigation ditches. Additionally, the site is not located within FEMA’s or the City’s identified floodplain risk areas SOLAR PROJECT DESCRIPTION The medium scale solar system will be situated on the northern section of the parcel that is open, undeveloped land. Namaste Solar is proposing to develop 6 acres, which will include the solar facility, detention pond, landscaping elements, and Natural Habitat Buffer Zone. The array footprint will be approximately 4.03 acres. The solar modules would be mounted in a single axis tracking system to maximize production of renewable electricity, with the maximum height of the modules being less than 10’ from the ground. The solar facility would match the existing contours of the land and thus, not change the existing drainage characteristics of the site. Electricity generated by the solar facility will be delivered directly to the FCU grid. The development of this project will not include the construction of new buildings, city streets, or off-street parking. Medium-scale solar development is an approved use for the Urban Estate LUD and thus, Namaste Solar is not requesting a zoning change for this project. ITEM 6, ATTACHMENT 2 Packet Pg. 80 Boulder Office Denver Office California Office New York Office Contact Us 6707 Winchester Cir., Ste 700 888 Federal Boulevard 1500 Palma Dr, 2nd Floor 122 Main Street 303-447-0300 Boulder, CO 80301 Denver, CO 80204 Ventura, CA 93003 New Paltz, NY 12561 Namastesolar.com PLANNING OBJECTIVES This project helps the City meet its planning objectives in several key areas: • Climate Action Plan – In March 2015, Council adopted updated goals to reduce emissions to 20% below 2005 levels by 2020; additionally, established the goals of reducing emissions to 80% below 2005 levels by 2030 and to be carbon neutral by 2050. Also, in 2015, Council adopted the 2015 Energy Policy, which includes a goal of achieving a 20% renewable electricity supply by 2020, with 2% from local installed distributed generation. Pursuant to City Council Resolution 2014-028, the Climate Action Plan (CAP) the transitioning of Fort Collins’ energy supply to clean, renewable resources as a central part of the Climate Action Plan framework. • Solar Power Purchase Program - In November 2016, City Council approved funding for the Solar Power Purchase Program (SP3). The purpose of the SP3 program is to incentivize the installation of new, local solar systems to help meet the Fort Collins Utility’s renewable energy goals. • City Plan – The plan specifically calls for the diversification of energy sources that serve the City. • 100% Renewable Resolution - On Tuesday, October 2, 2018, the Fort Collins City Council voted 6-1 to approve a resolution committing the community to shift away from fossil fuels and transition to 100 percent clean, renewable electricity by 2030. When complete, the Kyle Ave Solar project provide the following environmental benefits that further the goals of the City plans outlined above: • ~1,900,000 kWh of clean renewable electricity per year o Enough to power ~200 average homes • CO2 reduction of ~3,885,000 lbs per year • Equivalent of planting 150,000 trees DEVELOPMENT NARRATIVE To develop this renewable energy project plan Namaste Solar has engaged numerous City departments and completed an Environmental Characterization Study (ECS) to determine the most appropriate design considerations for the project and site. Since the site is adjacent to the Prairie Dog Meadow Natural Area, there was specific focus on limiting impacts to the natural area, enhancing pollinator/animal habitat, deploying landscaping that matches the prairie character of the area, and protecting the existing wetlands to the north of project. After consulting with Natural Areas, Forestry, Stormwater Engineering, Planning Services, and Environmental Planning, Namaste Solar has developed a development plan with the following characteristics: • A 35’ minimum Natural Habitat Buffer Zone around the entire array. o On the north side the of array the buffer zone is ~60’ • Landscaping along Kyle Avenue that features native shrubs and pollinator friendly plant species • Landscaping along the northern boundary of the project with native shrubs that enhances habitat adjacent to Prairie Dog Meadows and provides a visual buffer for nearby residences. • The use of a pollinator friendly seed mix for areas disturbed by the construction of the solar facility • A “dark sky” development – this project will not have any lighting Landscaping Plan Notes Prior to developing the landscaping plan for the project, Namaste toured the site with Natural Areas, Environmental Planning and Forestry, and discussed the scope and type of landscaping that would be appropriate. In addition, Forestry completed an existing tree inventory and subsequent mitigation plan. The inventory ITEM 6, ATTACHMENT 2 Packet Pg. 81 Boulder Office Denver Office California Office New York Office Contact Us 6707 Winchester Cir., Ste 700 888 Federal Boulevard 1500 Palma Dr, 2nd Floor 122 Main Street 303-447-0300 Boulder, CO 80301 Denver, CO 80204 Ventura, CA 93003 New Paltz, NY 12561 Namastesolar.com identified three trees that would be impacted by the project (see landscaping plan), only one of which required mitigation, which is to either plant one new tree or 12 native shrubs. Particular attention was focused on the surrounding Prairie Dog Meadows, a Natural Area that is dominated by open grassland with clusters of native shrubs and a large wetland array. Based on the level of development proposed and complexion of the surrounding landscape the consensus for the landscaping plan was the following: • Develop a landscaping buffer along Kyle Avenue with a minimum of 12 native shrubs to meet the requirements of the mitigation plan o Our plan for the Kyle Avenue landscaping buffer includes nearly 100 plants, including 31 shrubs in this area. • Plant native shrubs along the northern/northeast boundary of the project site to enhance habitat adjacent to the Natural Area that also provides for visual screening for the residents to the north. o Our plan includes 25 new shrubs in this area. • Utilize a pollinator friendly flower/grass seed mix (in lieu of a typical grass only seed mix) to restore areas within the project site that are disturbed by construction activities. Namaste Solar also consulted with the City’s Engineering and Traffic Operations Departments to determine appropriate improvements, if any, for Kyle Avenue. Since the development of this project will not increase traffic to the area once complete, it was determined that a Traffic Impact Study was not required, nor would it be necessary to install a gutter, curb and sidewalk along Kyle Avenue. For the fire access road shown on the enclosed site plan, Namaste Solar consulted with the Poudre Fire Authority on the design to ensure adequate access to this site would be available should an emergency situation arise. Finally, Namaste Solar has considered the feedback from the neighborhood meeting in developing this project plan. There were four main areas of concern identified in the neighborhood meeting. Below is a summary of these concerns and how they have been addressed: Concern #1: Is this type of project allowed in the U-E land use district and eligible for the SP3 program? Response: City staff confirmed the project is considered a medium-scale solar project that is an allowed use and that the project and is eligible for the SP3 program. Concern #2: Will there be glare from the solar panels that will impact nearby residences. Response: Included with this application is a glare study that demonstrates this project will not create significant glare impacts. Concern #3: Will this project negatively impact Prairie Dog Meadows Natural Area Response: Namaste Solar completed an Environmental Characterization Study and worked with Environmental Planning, Stormwater Engineering, Natural Areas and Forestry to develop a plan to limit impacts to the Prairie Dog Meadows and enhance pollinator/animal habitat at the site. Concern #4: The primary concern at the meeting revolved around potential visual impacts to residents who can see the project sites from their homes. ITEM 6, ATTACHMENT 2 Packet Pg. 82 Boulder Office Denver Office California Office New York Office Contact Us 6707 Winchester Cir., Ste 700 888 Federal Boulevard 1500 Palma Dr, 2nd Floor 122 Main Street 303-447-0300 Boulder, CO 80301 Denver, CO 80204 Ventura, CA 93003 New Paltz, NY 12561 Namastesolar.com Response: Namaste Solar takes the visual concerns of the neighbors seriously and has worked to reduce potential visual impacts from the project. Firstly, the solar facility will deploy a low-profile racking solution that will be under 10’ in height and closely follow the existing topography of the site. The two other medium-scale projects in Fort Collins (Riverside Community Solar and Laporte Solar) deployed higher profile structures that were ~15 tall. Secondly, Namaste Solar has proposed significant landscaping along Kyle Avenue and along the North/Northeast boundaries of the project site. Once fully grown, the native shrubs are expected to be ~8-10’ tall and will provide some screening of the solar facility. Finally, per the request of residents we have provided 3-D renderings of the solar facility from various viewpoints in the enclosed planning submittal package to provide residents with a better idea of how the project will look once finished. SOLAR PROJECT OWNER: The solar project will be owned by NSE Kyle Road Solar, LLC of which Heath Mackay is the Managing Director. PROPERTY OWNER: The entirety of the development plan area is on property owned by Ann Emery McSay whose address is 6422 Kyle Ave., Fort Collins, CO 80525. NAMASTE SOLAR CONTACT For questions about this project, please contact: Heath Mackay Director of Project Development 6707 Winchester Cir, Ste 700 Boulder, CO 303-447-0300 ext. 235 Heath.mackay@namastesolar.com ITEM 6, ATTACHMENT 2 Packet Pg. 83 6707 Winchester Cir, Boulder, CO 80301 888 Federal Blvd, Denver, CO 80204 www.NamasteSolar.com • 303.447.0300                                                                                       6707 Winchester Cir, Boulder, CO 80301 888 Federal Blvd, Denver, CO 80204 www.NamasteSolar.com • 303.447.0300                                                                  ITEM 6, ATTACHMENT 3 Packet Pg. 85 EAST TRILBY ROAD (Right-of-Way Width Varies) CHERYLEN STREET (60' Right-of-Way) Lot 3, Block 3 Lynn Acres Lot 6, Block 2 Lynn Acres Lot 5, Block 5 Lynn Acres Lot 6, Block 5 Lynn Acres Lot 1, Amended Plat of Lot 4 & 7, Block 5, Lynn Acres & a Portion of Kyle Avenue KYLE AVENUE (60' Right-of-Way) Lot 8, Block 5 Lynn Acres Lot 9, Block 5 Lynn Acres Lot 10, Block 5 Lynn Acres Lot 7, Block 7 Lynn Acres Tract B, Hansen MRD Tract A, Hansen MRD Unplatted Unplatted Unplatted Unplatted Tract B, South Side Service Center PUD Phase 2 KYLE AVENUE (60' Right-of-Way) -SUBJECT PROPERTY- 8.725 Acres (380,050 Sq. Ft.) EAST SKYWAY DRIVE SOUTH COLLEGE AVENUE EAST TRILBY ROAD SOUTH LEMAY AVENUE KYLE AVENUE 1 ALTA/NSPS LAND TITLE SURVEY Being a Portion of the East Half of the Southwest Quarter of Section 12, Township 6 North, Range 69 West of the 6th P.M., City of Fort Collins, County of Larimer, State of Colorado VICINITY MAP LEGEND ITEM 6, ATTACHMENT 3 Packet Pg. 86 CHERYLEN STREET (60' Right-of-Way) 3 Lot 5, Block 5 Lynn Acres Lot 6, Block 5 Lynn Acres Lot 1, Amended Plat of Lot 4 & 7, Block 5, Lynn Acres & a Portion of Kyle Avenue KYLE AVENUE (60' Right-of-Way) Lot 8, Block 5 Lynn Acres Lot 9, Block 5 Lynn Acres Lot 10, Block 5 Lynn Acres Lot 7, Block 7 Lynn Acres Unplatted Unplatted Unplatted Tract B, South Side Service Cente Phase 2 KYLE AVENUE (60' Right-of-Way) 6707 Winchester Cir, Boulder, CO 80301 888 Federal Blvd, Denver, CO 80204 www.NamasteSolar.com • 303.447.0300                                       ITEM 6, ATTACHMENT 3 Packet Pg. 88 ITEM 6, ATTACHMENT 3 Packet Pg. 89 ITEM 6, ATTACHMENT 3 Packet Pg. 90 Lot 6, Block 5 Lynn Acres Lot 1, Amended Plat of Lot 4 & 7, Block 5, Lynn Acres & a Portion of Kyle Avenue KYLE AVENUE (60' Right-of-Way) Lot 8, Block 5 Lynn Acres FIRE TRUCK TURNING EXHIBIT FIG 1 NO. DATE DES'D D'WN REVISION DESCRIPTION DESIGNED BY: DRAWN BY: CHECKED BY: JOB #: DATE: © JVA, INC. 6422 KYLE AVENUE SOLAR FINAL DEVELOPMENT PLAN SHEET NO. 3004c OCT 2018 BJC KRB KRB Boulder ● Fort Collins ● Winter Park Glenwood Springs ● Denver Lock to Lock Time Track Width : : : feet PFA Aerial Fire Truck 2017 6.0 8.50 9.50 14.00 22.00 52.00 Steering Angle : 45.0 ITEM 6, ATTACHMENT 3 Packet Pg. 91 6707 Winchester Cir, Boulder, CO 80301 888 Federal Blvd, Denver, CO 80204 www.NamasteSolar.com • 303.447.0300                                                                                      6707 Winchester Cir, Boulder, CO 80301 888 Federal Blvd, Denver, CO 80204 www.NamasteSolar.com • 303.447.0300                                                         1 MEMORANDUM TO: Interested Parties FROM: Laurie Kadrich, Director of Community Development and Neighborhood Services Cameron Gloss, Planning Manager DATE: September 26, 2014 SUBJECT: Administrative Interpretation #3-14 Regarding the Application of Sections 3.8.32(D)(1)(a), 3.8.32(D)(2)(a) and 3.8.32(D)(3)(a) of the Land Use Code – Solar Energy Systems. BACKGROUND: Ryan Mounce, on behalf of Planning Services, has submitted a request for interpretation of Land Use Code Sections 3.8.32(D)(1)(a), 3.8.32(D)(2)(a) and 3.8.32(D)(3)(a), defining the type and size of solar energy systems. A Project Development Plan for a solar energy system has been submitted that is on a parcel of land approximately 6.9 acres in size, but the land area dedicated to solar energy collection is approximately 3.5 acres in size. Small-Scale, Medium-Scale and Large-Scale Solar Energy Systems are regulated by lot size based on the specific text described in Section 3.8.32. The following question has been posed for interpretation: Is the lot size meant to be representative of the size of the area devoted to solar energy collection, or the size of the parcel of land on which the solar energy system will be situated? Within Article 5, Terms and Definitions, of the Land Use Code, “Solar energy system shall mean a system of solar collectors and other equipment that relies upon sunshine as an energy source and is capable of collecting, distributing and storing (if appropriate to the technology) the sun's radiant energy. A solar energy system includes, but is not limited to, ground-mounted and building- mounted photovoltaic, solar thermal or solar hot water panels, and light pole and electric charging station-mounted solar panels. Solar energy systems may be considered accessory uses to other uses on a lot, or principal uses if located on vacant lots.” Planning, Development & Transportation Community Development & Neighborhood Services 281 North College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 970.224.6046 970.224.6050 - fax fcgov.com ITEM 6, ATTACHMENT 4 Packet Pg. 94 2 Solar energy system is further defined based on the scale of the facility, as follows: Solar energy system, large-scale shall mean a solar energy system covering more than five (5) acres. Solar energy system, medium-scale shall mean a solar energy system covering between one half (0.5) acre and five (5) acres. Solar energy system, small-scale shall mean a solar energy system covering less than one-half (0.5) acre.” INTERPRETATION: Definitions within Article 5 accurately describe how land “coverage” of the solar energy system determines its size. It is the “footprint” of the system, including all of the attendant components, i.e.-solar arrays, inverters and security fencing, which provides the only consistent way to define the scale. Therefore, land area devoted to the solar energy system dictates the scale of the system, not the lot area upon which the system is sited. CONCLUSION: Land Use Code Sections 3.8.32(D)(1)(a), 3.8.32(D)(2)(a) and 3.8.32(D)(3)(a) should be amended to be consistent with the specific definitions for solar energy systems as contained in Article 5. ITEM 6, ATTACHMENT 4 Packet Pg. 95 10/9/2018 Kai Kleer City of Fort Collins Planning Services Re: Kyle Avenue Solar Project Landscaping Dear Kai: We would like to request the following Alternative Compliance for Landscape Requirements. The current standard calls for canopy trees to be planted around the project and along Kyle Avenue. The Kyle Avenue Solar Project is requesting an alternative compliance to this standard for the following reasons: 1. The project is a solar array that when shaded, severely reduces the production of clean, renewable electricity. Therefore, planting trees that will be tall enough to shade the solar panels is not recommended and will significantly impact the financial viability of the project. The request is in line with City Plan Policy ENV 5.2, which states: “Protect unobstructed sunlight in planning and development processes to promote the use of solar energy”. 2. The current condition at the site is an open field adjacent to Prairie Dog Meadows Open Space, a landscape with few trees and dominated by prairie grassland and native shrubs. To maintain the open views and match the existing landscape Namaste Solar is proposing a landscape plan that features native shrubs and plants typical for this ecosystem, as well as pollinator friendly seed mixes to restore areas of the site disturbed by construction activities. Namaste Solar worked extensively with Environmental Planning and Natural Areas to develop the proposed landscaping plan for this site that compliments the existing landscape and surrounding ecosystem. 3. The is currently no water or irrigation on the site and because the development of the solar project will not require any water, no water lines or irrigation are being proposed. Please contact with me with any questions about this request. Regards, Heath Mackay Director of Project Development Namaste Solar. ITEM 6, ATTACHMENT 5 Packet Pg. 96 1 | P a g e Solar Glare Analysis Report Kyle Road Solar Ground Mount, Single-Axis Tracking Solar PV System September 20th, 2018 Primary Contact Martin Beggs Commercial PV System Designer martin.beggs@namastesolar.com p. 303-447-0300 ext. 273 Headquarters 6707 Winchester Cir Boulder, CO 80301 Denver Office 888 Federal Blvd Denver, CO 80204 California Office 1500 Palma Drive, 2 nd Floor Ventura, CA 93003 New York Office 122 Main Street New Paltz, NY 12561 ITEM 6, ATTACHMENT 6 Packet Pg. 97 2 | P a g e Table of Contents 1 Executive Summary ...............................................................................................................................................3 1.1 Introduction ........................................................................................................................................................3 1.2 Scope of Services ...............................................................................................................................................3 2 Analysis Software ..................................................................................................................................................3 2.1 Platform and Features .......................................................................................................................................3 2.2 Model Assumptions and Inputs .......................................................................................................................3 3 Findings/Results ....................................................................................................................................................4 ITEM 6, ATTACHMENT 6 Packet Pg. 98 3 | P a g e 1 Executive Summary 1.1 Introduction Namaste Solar has conducted a solar glare analysis for the photovoltaic (PV) system that is proposed to be located at 6422 Kyle Avenue in Fort Collins, CO. The analysis was performed with software that was designed to evaluate potential glare hazards for solar PV systems designated for installation near airports and to accommodate Federal Aviation Administration (FAA) regulations, but can also be used to evaluate glare for solar projects located in other areas. 1.2 Scope of Services For this work effort, Namaste Solar performed the following activities: 1. Reviewed existing design documentation for the proposed solar PV array at 6422 Kyle Avenue in Fort Collins, CO to define the specific parameters and information required for the glare analysis. 2. Obtained additional, necessary inputs from other parties to complete the glare analysis ((e.g. module manufacturer specification information). 3. Performed analysis with a 3rd party software that is based on former Sandia Lab SGHT technology. 4. Provided limited commentary on design assumptions and analysis results. 2 Analysis Software 2.1 Platform and Features Namaste Solar performed this analysis using ForgeSolar software. This software is based on the R&D 100 Award-winning Solar Glare Hazard Analysis Tool (SGHAT) software, which was developed jointly with Sandia National Laboratories. ForgeSolar software was specifically designed to accommodate FAA requirements, but can also be used for sites located away from airports. 2.2 Model Assumptions and Inputs The solar glare analysis significant assumptions and input information used in the ForgeSolar software are summarized below in Table 2-1. ITEM 6, ATTACHMENT 6 Packet Pg. 99 4 | P a g e 3 Findings/Results The results of the solar glare analysis for the proposed PV system to be located on the ground at 6422 Kyle Avenue in Fort Collins are included on the pages below. The primary result is that no glare is predicted at any of the five observation points defined on page 1 of the report by numbered markers. For reference, ‘Green glare’ is defined by ForgeSolar as glare with low potential for temporary after-image and ‘Yellow glare’ is defined as glare with the potential for temporary after-image. Parameter Unit Value Notes PV System Axis Tracking Intended solar panel racking modality Tracking Axis Orientation Degrees 180 Default value for single-axis tracker systems Tracking Axis Tilt Degrees 0 Typical value for single-axis tracking PV System Maximum tracking angle Degrees 52 Typical value for single-axis tracking Resting angle Degrees 52 Typical value for single-axis tracking Panel Surface Material: Input corresponds with specified PV module Reflectivity ForgeSolar software default value Slope Error ForgeSolar software default value PV system height above ground: ft 5.5 Typical height of center of tracking axis Height of Observation Points: ft 5.5 Typical height or person at eye level Table 2-1 Glare Analysis Model Inputs Smooth glass with anti- reflective coating (ARC) Varies with incidence angle / sun position Coorelate with module surface type Single-axis tracker ITEM 6, ATTACHMENT 6 Packet Pg. 100 5 | P a g e ITEM 6, ATTACHMENT 6 Packet Pg. 101 6 | P a g e ITEM 6, ATTACHMENT 6 Packet Pg. 102 NSE Kyle Road Solar Ecological Characterization Study SEPTEMBER 2018 PREPARED FOR Namaste Solar PREPARED BY SWCA Environmental Consultants ITEM 6, ATTACHMENT 7 Packet Pg. 103 NSE KYLE ROAD SOLAR ECOLOGICAL CHARACTERIZATION STUDY Prepared for Namaste Solar 6707 Winchester Circle, Suite 700 Boulder, Colorado 80304 Attn: Heath Mackay Prepared by SWCA Environmental Consultants 2120 South College Avenue, Suite 2 Fort Collins, Colorado 80525 (970) 237-4096 www.swca.com September 2018 ITEM 6, ATTACHMENT 7 Packet Pg. 104 NSE Kyle Road Solar Ecological Characterization Study i CONTENTS Contents ........................................................................................................................................................ i Appendices .............................................................................................................................................. i Tables ...................................................................................................................................................... i 1 Introduction .......................................................................................................................................... 1 2 Site Description ..................................................................................................................................... 1 3 Ecological Characterization ................................................................................................................ 1 3.1 Wildlife ......................................................................................................................................... 1 3.2 Aquatic Resources ........................................................................................................................ 2 3.3 Prominent Views .......................................................................................................................... 2 3.4 Native Trees and Other Native Vegetation ................................................................................... 2 3.5 Non-Native Vegetation and Noxious Weeds ................................................................................ 2 3.6 Bank, Shoreline, and High-Water Mark of Perennial Water ........................................................ 3 3.7 Sensitive and Specially Valued Species ....................................................................................... 3 3.8 Special Habitat Features ............................................................................................................... 4 3.9 Wildlife Movement Corridors ...................................................................................................... 4 3.10 General Ecological Functions ....................................................................................................... 4 3.11 Mitigation Measures ..................................................................................................................... 4 4 Conclusions and Recommendations ................................................................................................... 4 5 Literature Cited .................................................................................................................................... 6 Appendices Appendix A. Project Maps Appendix B. Site Visit Photographs Tables Table 1. Native Trees and Vegetation Observed ..................................................................................... 2 Table 2. Federally Listed Sensitive Species for Larimer County and Their Potential to Occur .............. 3 ITEM 6, ATTACHMENT 7 Packet Pg. 105 NSE Kyle Road Solar Ecological Characterization Study 1 1 INTRODUCTION In August 2018, SWCA Environmental Consultants (SWCA) conducted a desktop analysis and field survey for ecological characteristics on the McSay property in the City of Fort Collins, Colorado. Namaste Solar is proposing development of the 5.99-acre NSE Kyle Road Solar Facility (project) that will be part of the City of Fort Collins Utilities Solar Power Purchase Program. The project will be comprised of approximately 2,736 solar modules mounted on single-axis trackers, ground mounted, and supported by a driven pile foundation. An access gate and road will be installed along the western boundary of the property intersecting with Kyle Avenue. The project has been designed to meet the criteria outlined by the City of Fort Collins. This report has been prepared in accordance with Section 3.4.1 (D)(1) of the Land Use Code for the City of Fort Collins regarding the requirements of an Ecological Characterization Study (ECS). An ECS for the project is required as part of the development plan due to its proximity (within 500 feet) to the City of Fort Collins–owned Prairie Dog Meadow Natural Area. 2 SITE DESCRIPTION The proposed solar facility would be situated on the northern section of the McSay property (parcel 9612300027), which currently consists of open, undeveloped land. As currently planned, the array would be set back approximately 35 feet from all sides of property line (project area). The array footprint would be approximately 4 acres. An overview map of the project area is included in Appendix A. Mac Fuller and Clint Hinebaugh (SWCA natural resource specialists) visited the project area on August 27, 2018. Ecological communities of the site are classified as Developed and Open Space according to the National Gap Analysis Project (GAP) Ecological Systems Viewer and consist of grasslands and non- irrigated pasture (U.S. Geological Survey [USGS] 2011). 3 ECOLOGICAL CHARACTERIZATION The following sections relating to the ecological characterization of the project area are summarized in the order listed in Section 3.4.1 (D)(1) of the Land Use Code. 3.1 Wildlife Wildlife species expected to utilize the project area in its present state could include use by various species of small rodents, including mice, voles, rats, and black-tailed prairie dog (Cynomys ludovicianus); seasonal and/or year-round use by a number of species of grassland songbirds might include meadow lark (Sturnella neglecta), horned lark (Eremophila alpestris), mourning dove (Zenaida macroura), sparrows, warblers, and others. Several species of raptors could potentially utilize the area, including red-tailed hawk (Buteo jamaicensis), sparrow hawk (Falco sparverius), prairie falcon (Falco mexicanus), Swainson's hawk (Buteo swainsoni), northern harrier (Circus cyaneus), golden eagle (Aquila chrysaetos), and some species of owls. No wildlife species were observed in the project area on the day of the field survey, but numerous historic, inactive prairie dog burrows were present. An active prairie dog colony was observed approximately 50 feet northwest of the project area. Some suitable nesting locations for raptors were observed in the trees to the north and east of the project area, but no nests or raptors were identified during the field survey. ITEM 6, ATTACHMENT 7 Packet Pg. 106 NSE Kyle Road Solar Ecological Characterization Study 2 3.2 Aquatic Resources SWCA conducted a desktop review to identify the potential for aquatic resources at the site. Based on a desktop review of National Wetlands Inventory (NWI) data, National Hydrography Database (NHD) maps, aerial imagery, and topographic mapping, no aquatic resources were identified (USGS 2017a, 2018). The closest mapped aquatic resources are approximately 55 feet from the project boundary (see Appendix A). The absence of aquatic resources, including wetlands, perennial and ephemeral streams, and other waterbodies, was confirmed during the field survey. The site is outside of the Federal Emergency Management Agency (FEMA) 100-year flood hazard zone as well as the City of Fort Collins high risk flood zone. 3.3 Prominent Views In the foreground, prominent views of the Prairie Dog Meadow Natural Area are present to the north and east while residential housing is present to the south and west. In the mid-ground, views of the Huntington Hills subdivision exist to the north and the Brittany Knolls subdivision to the east. Horsetooth Rock and other prominent features of the Front Range are visible in the background to the west. Typical views documented on-site are provided in Appendix B. 3.4 Native Trees and Other Native Vegetation The site shows signs of previous disturbance, but a few native tree and plant species were observed in small quantities. A list of the native species identified is included in Table 1, and the location of the trees is shown in Appendix A. The trees identified during the field survey will be removed as part of the project and Namaste is working with the City of Fort Collins to develop mitigation measures for the removal of the trees. Table 1. Native Trees and Vegetation Observed Common Name Scientific Name Growth Habit American elm Ulmus americana Tree Common juniper Juniperus communis Tree Showy milkweed Asclepias speciose Forb Yellow rabbitbrush Chrysothamnus viscidiflorus Shrub 3.5 Non-Native Vegetation and Noxious Weeds In addition to the few native species observed on-site, non-native plant species dominated the site. The non-native species identified included smooth brome (Bromus inermis), crested wheatgrass (Agropyron cristatum) and field bindweed (Convolvulus arvensis). Field bindweed is a designated List C noxious weed in Colorado but does not require weed management or control by either the state or Larimer County (Colorado Department of Agriculture 2018). ITEM 6, ATTACHMENT 7 Packet Pg. 107 NSE Kyle Road Solar Ecological Characterization Study 3 3.6 Bank, Shoreline, and High-Water Mark of Perennial Water The presence/absence of lotic systems (e.g., creeks, rivers, arroyos, human-made ditches—collectively, streams) is determined by the presence of an ordinary high-water mark (OHWM). The OHWM is a defining element for identifying the lateral limits of non-wetland waters. No bank, shoreline, or OHWM were identified during the field survey. 3.7 Sensitive and Specially Valued Species The Endangered Species Act–listed species for the project area (USFWS 2017b) are summarized in Table 2. SWCA reviewed this list and considered the habitat observed during the field survey to determine if the listed species could occur in the project area. Based on the observations made during the field survey, it was determined that the site does not provide suitable habitat for any of the listed species, and there is no potential for their occurrence. Table 2. Federally Listed Sensitive Species for Larimer County and Their Potential to Occur Common Name (Scientific Name) Status* Potential to Occur Mammals Canada lynx (Lynx Canadensis) T No potential to occur North American wolverine (Gulo gulo luscus) PT No potential to occur Preble’s meadow jumping mouse (Zapus hudsonius preblei) T No potential to occur Birds Least tern (Sterna antillarum) E No potential to occur Mexican spotted owl (Strix occidentalis lucida) T No potential to occur Piping plover (Charadrius melodus) T No potential to occur Whooping crane (Grus americana) E No potential to occur Fishes Greenback cutthroat trout (Oncorhynchus clarkii stomias) T No potential to occur Pallid sturgeon (Scaphirhynchus albus) E No potential to occur Insects Arapahoe snowfly (Arsapnia arapahoe) C No potential to occur Flowering Plants Colorado butterfly plant (Gaura neomexicana var. coloradensis) T No potential to occur North Park phacelia (Phacelia formosula) E No potential to occur Ute ladies’-tresses (Spiranthes diluvialis) T No potential to occur Western prairie fringed orchid (Platanthera praeclara) T No potential to occur Source: USFWS (2017b). * C =candidate; E = endangered; PT= proposed threatened; T = threatened. ITEM 6, ATTACHMENT 7 Packet Pg. 108 NSE Kyle Road Solar Ecological Characterization Study 4 3.8 Special Habitat Features According to the Natural Habitat and Features Map provided by the City of Fort Collins, the property has been classified as non-native grasslands. Other prominent features in the vicinity of the property are located within the Prairie Dog Meadow Natural Area and consist of emergent wetland and wet meadow. According to the Fossil Creek Natural Areas Management Plan, over 160 species of plants have been identified in this natural area, 65 percent of which are native. 3.9 Wildlife Movement Corridors Due to the limited suitable wildlife habitat on the site and the surrounding human development, it is not likely that wildlife use the site as a movement corridor. The current plans call for a setback from the natural area to the north of 115 feet; therefore, the proposed development should not affect the functioning of the Prairie Dog Meadow Natural Area or Stone Creek as a movement corridor. 3.10 General Ecological Functions The site does not support any significant areas of native vegetation or other unique habitat features. Currently the site consists of upland vegetation—predominately smooth brome—,and a few other native and exotic species. 3.11 Mitigation Measures Namaste is working with the City of Fort Collins to develop a mitigation plan related to the removal of the trees in the southeast corner of the property. Mitigation measures have not been finalized yet but will be included as part of the project implementation. Suitable raptor nesting habitat is present adjacent to the project area. Raptor nest surveys should be performed prior to surface-disturbing activities if construction occurs during the nesting season to determine if active nests are present. The project should adhere to the buffer zones and seasonal restrictions recommended by Colorado Parks and Wildlife (2008) that are listed below. • Ferruginous hawk: 0.50-mile buffer from February 1 through July 15 • Red-tailed hawk: 0.33-mile buffer from February 15 through July 15 • Swainson’s hawk: 0.25-mile buffer from April 1 through July 15 • Prairie falcon: 0.50-mile buffer from March 15 through July 15 • Burrowing owl: 150-foot buffer from March 15 through October 31 Additionally, if project construction is to occur in the spring or summer during migratory bird nesting season, SWCA recommends preconstruction nest surveys to identify and avoid impacts to migratory birds. 4 CONCLUSIONS AND RECOMMENDATIONS Based on the results of the desktop analysis and field survey for ecological characteristics and the recommended mitigation measures, it is SWCA’s professional opinion that no ecological resources will be adversely impacted by this project. ITEM 6, ATTACHMENT 7 Packet Pg. 109 NSE Kyle Road Solar Ecological Characterization Study 5 Any changes to the currently proposed project implementation plan or schedule should be communicated to SWCA in order to re-evaluate the potential for impacts. ITEM 6, ATTACHMENT 7 Packet Pg. 110 NSE Kyle Road Solar Ecological Characterization Study 6 5 LITERATURE CITED Colorado Department of Agriculture. 2018. Noxious Weed Species. Available at: https://colorado.gov/pacific/agconservation/noxious-weed-species. Accessed August 2018. Colorado Parks and Wildlife (CPW). 2008. Recommended Buffer Zones and Seasonal Restrictions for Colorado Raptors. Available at: http://cpw.state.co.us/Documents/WildlifeSpecies/ LivingWithWildlife/RaptorBufferGuidelines2008.pdf. Accessed August 2018. U.S. Fish and Wildlife Service (USFWS). 2017a. National Wetlands Inventory. Available at: http://www.fws.gov/wetlands/data/Data-Download.html. Accessed August 2018. ———. 2017b. Larimer County, Colorado, Natural Resources of Concern. IPaC, Information for Planning and Consultation. Available at: https://ecos.fws.gov/ipac/location/2QQO6TTPXFCIXN2X6HJ52QRSGQ/resources. Accessed August 2018. U.S. Geological Survey (USGS). 2011. Land Cover Viewer. National Gap Analysis Project (GAP), Land Cover Data Portal. Version 2. Available at: https://gapanalysis.usgs.gov/gaplandcover/viewer/. Accessed August 2018. ———. 2018. Hydrography. Links to Data Products and Map Services. Available at: http://nhd.usgs.gov/data.html. Accessed August 2018. ITEM 6, ATTACHMENT 7 Packet Pg. 111 APPENDIX A Project Maps ITEM 6, ATTACHMENT 7 Packet Pg. 112 A-1 Figure A-1. Overview of the project area. ITEM 6, ATTACHMENT 7 Packet Pg. 113 A-2 This page intentionally left blank. ITEM 6, ATTACHMENT 7 Packet Pg. 114 A-3 Figure A-2. Results of the field survey. ITEM 6, ATTACHMENT 7 Packet Pg. 115 Appendix B Site Visit Photographs ITEM 6, ATTACHMENT 7 Packet Pg. 116 B-1 Figure B-1. Looking north from the property boundary toward the Prairie Dog Meadow Natural Area. Figure B-2. Overview of landscape, view facing south. ITEM 6, ATTACHMENT 7 Packet Pg. 117 B-2 Figure B-3. Overview of landscape, view facing west. Figure B-4. Overview of the tree corridor, view facing southwest. ITEM 6, ATTACHMENT 7 Packet Pg. 118 B-3 Figure B-5. Overview of the landscape, view facing northeast. Figure B-6. Looking along the western property boundary, view facing north. ITEM 6, ATTACHMENT 7 Packet Pg. 119 B-4 Figure B-7. Overview of the landscape, view facing southeast. Figure B-8. Overview of landscape from center of property, view facing south. ITEM 6, ATTACHMENT 7 Packet Pg. 120 10/9/2018 Molly Roche Forestry Specialist City of Fort Collins Re: Kyle Avenue Solar Project Tree Removal and Mitigation Dear Molly: The following trees are proposed to be removed at the Kyle Avenue Solar project site at 6422 Kyle Ave, Fort Collins, CO 80525. 1: Cottonwood - multi-stem 2-7” DBH This tree is of wild origin and will shade the array, resulting in lost production of solar generated electricity. 2: Siberian Elm - multi-stem less than 11” DBH; This tree is of wild origin and will shade the array, resulting in lost production of solar generated electricity. 3: Siberian Elm - multi-stem less than 11” DBH; This tree is of wild origin and will shade the array, resulting in lost production of solar generated electricity. Mitigation Based on direction from Forestry, only the cottonwood will require mitigation and Namaste Solar was provided the following mitigation options: • Plant a mitigation tree where it would not impact the solar array • Provide a $450 payment in lieu of mitigation to City of Fort Collins Forestry • Plant twelve (12) native shrubs Namaste Solar has opted to plant twelve (shrubs) as part of the project’s overall landscaping plan. Please refer to the landscaping plan in the submittal package for details on the type and location. Regards, Heath Mackay Director of Project Development Namaste Solar. ITEM 6, ATTACHMENT 8 Packet Pg. 121 Agenda Item 7 Item 7, Page 1 STAFF REPORT December 20, 2018 Planning and Zoning Board PROJECT NAME Waterfield Amended Overall Development Plan#ODP180001 STAFF Ted Shepard, Senior City Planner PROJECT INFORMATION PROJECT DESCRIPTION: This is a request for an Amended Overall Development Plan (ODP) for a parcel of land located generally at the northwest corner of East Vine Drive and North Timberline Road. The ODP includes Suniga Road as the new east-west arterial street that is planned to replace the arterial designation currently along East Vine Drive. The primary purpose of the amendment is to adjust the phasing, increase the anticipated residential density from 191 to 498 dwelling units, and to blend the four required housing types across the project versus by zone district. The ODP is 117.37 acres and consists of two zone districts: L-M-N and M-M-N. Proposed land uses include: Residential 89.61 acres Neighborhood Center 9.30 acres Public Neighborhood Park 8.10 acres Public Elementary School 10.74 acres The project does not include Bull Run Apartments or the former Plummer School. APPLICANT: Thrive Home Builders c/o Ripley Design 419 Canyon Avenue, Suite 200 Fort Collins, CO 80521 OWNER: Thrive Home Builders 1875 Lawrence Street, Suite 900 Denver, CO 80202 RECOMMENDATION: Approval of the Amended ODP EXECUTIVE SUMMARY The Overall Development Plan complies with the applicable requirements of the City of Fort Collins Land Use Code, more specifically: • The ODP complies with process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration. Packet Pg. 122 Agenda Item 7 Item 7, Page 2 • Initially, Waterfield was an active project and Bull Run Apartments were developed as the first phase in 1997. After the completion of Bull Run Apartments, however, the balance of the project languished. • An Amended ODP and Waterfield 3P rd P Filing Phase One Final Plan were approved in 2013-2014. ODP’s do not expire. The Final Plan, with extension provisions granted administratively, remains valid at this time. • The OD. complies with the Mountain Vista Subarea Plan as amended in 2009. • The ODP complies with the existing Master Street Plan, including the alignment of Suniga Road, which is designed to reduce congestion associated with the railroad crossings between North College Avenue and North Timberline Road, a distance of two miles. • The ODP also complies with the proposed Amended Master Street Plan by showing Turnberry Road, as a two-lane arterial, along the west property line (but only north of Suniga Road). • Provisions in the ODP are made for connecting to the future City Northeast Regional Trail along the Eaton Ditch and for a trail around the wetland area. • The ODP complies with the criteria of Section 2.3.2(H) of the Land Use Code. STAFF ANALYSIS 1. USURROUNDING ZONING AND LAND USES UBackground: The surrounding zoning and land uses are as follows: Direction Zone District Existing Land Uses North L-M-N Eaton Ditch and Vacant Land South County Burlington Northern & Santa Fe Railroad Switching Yard East M-M-N County Bull Run Apartments Rural Residential West County Existing Farm Zoning History: In 1983, the parcel was included within the 500-acre East Vine 7P th P Annexation. In 1997, Waterfield P.U.D. First Filing was approved and included 43 single family lots and 176 multi-family dwelling units, known as Bull Run Apartments, on a total of 27.5 acres. Only the apartments were developed and the vested right for the single family lots lapsed. In 2000, Waterfield P.U.D. Second Filing was approved and consisted of 102 single family lots, a 6.17-acre park site and a 10.2-acre school site on 92.79 acres and a neighborhood center described as featuring a convenience store and child care facility. The second filing never developed and the vesting for this entire P.U.D. also lapsed. The Mountain Vista Subarea Plan was approved in 1999 and amended in 2009. During the 2009 amendment process, the existing Bull Run Apartments and 13 acres north of Bull Run Apartments were rezoned by the City of Fort Collins from L-M-N to M-M-N. In addition, Suniga Road was incorporated into the both the Subarea Plan and the Master Street Plan, to be aligned approximately one-quarter mile north of E. Vine Drive. Packet Pg. 123 Agenda Item 7 Item 7, Page 3 In 2013, the current Overall Development Plan was approved, and the 13 acres north of Bull Run Apartments was designated as Tract B and the alignment of Suniga Road was properly depicted. This O.D.P. remains valid as O.D.P.’s do not expire. In 2014, and in conjunction with the current O.D.P., Waterfield 3P rd P Filing, Phase One, Final Plan was approved for 191 dwelling units on 75 gross acres. As noted, the initial three-year vesting, combined with two one-year extensions, renders this Final Plan valid up to August of 2019. UComparison Between Existing O.D.P. (2013) and Proposed Amended (2018): 2013 2018 Residential Phases 2 (Parcels A & B) 1 (Parcel A) Parcel A 75.43 acres Zoned LMN 89.61 acres Zoned LMN & MMN Parcel A: Dwelling Units 191 498 Parcel B: Zoned MMN 13.32 acres Part of A Parcel B: Dwelling Units 0 Future Phase 84 Zoned MMN LMN Dwelling Units Per gross acre 2.53 Max. Allowed: 9.00 5.25 Max. Allowed: 9.00 LMN Dwelling Units Per net acre 4.04 Min. Required: 4.00 8.1 Min. Required: 4.00 MMN Dwelling Units Per net acre Future Phase 7.73 Min. Required: 7.00 Future School 10.74 acres 10.74 acres Future Park 8.1 acres 8.1 acres Neighborhood Center 9.3 acres 8.9 acres House Types Single-Family (S.F.) S.F. alley-load S.F. Attached 81% 12% 7% Single-Family (S.F.) S.F. alley-load 2-family S.F. Attached 7% 49% 7% 37% House Type Agenda Item 7 Item 7, Page 4 2. UCOMPLIANCE WITH APPLICABLE STANDARDS OF THE LAND USE CODE Section 2.3.2 (H) of the Land Use Code identifies the criteria for reviewing ODP’s. A. USection 2.3.2(H)(1) – Permitted Uses and District Standards This criterion requires the ODP to be consistent with the permitted uses and applicable zone district standards and any applicable general development standards that can be applied at the level of detail required for an ODP submittal. For the L-M-N zoned portion of the ODP, the privately-owned land uses are: • Single-family detached – small-lot and front-loaded • Single-family detached – alley-loaded • Two-Family (duplex) • Single-family attached • Neighborhood center • Open space / wetlands Also, in the L-M-N zone, the publicly owned land uses are: • City of Fort Collins future neighborhood park – 8.1 acres • Poudre School District future elementary school – 10.74 acres The public neighborhood park satisfies the standard that a public or private park be provided for development plans that exceed ten acres. This park will adjoin a 10.74-acre site for a public elementary school and a 12.55-acre site for the wetlands / buffer, thereby creating opportunities for combining and sharing a larger, contiguous open space. All proposed uses are permitted in the L-M-N zone. For the M-M-N zone, the land use proposed is residential. The key concept is that the four housing types would be blended in with the balance of the site so as to be distributed in a seamless manner and not distinctly divided by zone districts. In summary, for both the L-M-N and M-M-N zone districts, the O.D.P. satisfies the criterion that the proposed land uses are consistent with the permitted uses. B. USection 2.3.2 (H) (2) - Density This criterion requires that the Overall Development Plan be consistent with the required density range of residential land uses (including lot sizes and housing types) if located in the L-M-N or M-M-N zone district. (1) Density Ranges In the L-M-N portion of the ODP, the area that does not include the neighborhood center, park and school, contains approximately 76 acres. Within this area, the density must be within a range from no less than 4.00 dwelling units per net acre to no greater than 9.00 dwelling units per gross acre. The following areas are expected to be subtracted out of the gross acreage: • Wetland/open space • Public right-of-way • Drainage tracts • Eaton Ditch easement • Electrical transmission easement Packet Pg. 125 Agenda Item 7 Item 7, Page 5 With these areas being subtracted from the gross, the O.D.P. indicates that the L-M-N area has the development potential of exceeding the required minimum of 4.00 dwelling units per net acre and not exceeding the maximum of 9.00 dwelling units per gross acre. In the M-M-N, approximately 13 acres, parcels under 20 acres are required to include no less than 7.00 dwelling units per net acre. The O.D.P. indicates that this area has a development potential ranging from 7 to 24 dwelling units per acre thus complying with the standard. (2) Housing Types In the L-M-N, parcels over 30 acres are required to include four housing types. The O.D.P. indicates the following four housing types within the L-M-N area: Single-Family small-lot, front-loaded 37 7% Single-Family – alley-loaded 245 49% Two-family (duplex) 34 7% Single family attached 182 37% Total 498 100% C. USection 2.3.2(H)(3) – Master Street Plan This criterion requires the ODP to conform to the Master Street Plan as required by Section 3.6.1 The following streets, and their classification, are called for on the Master Street Plan: • Timberline Road – four-lane arterial • Suniga Road – four-lane arterial • Vine Drive – two-lane collector • Conifer Street – two-lane collector The O.D.P. properly indicates either the widening of or the extension of all four of these roadways in compliance with the Master Street Plan. (The Master Street Plan does not address streets below the collector classification.) In general, Waterfield Amended O.D.P. demonstrates compliance with City Plan in that development is served by a network of public streets, which provide a high level of both intra- and inter- neighborhood connectivity. D. USection 2.3.2(H)(3) – Street Pattern, Connectivity and Levels of Service This criterion requires the ODP to conform to the street pattern and connectivity standards as required by 3.6.3 (A) through (F). In addition, the ODP shall also conform to the Transportation Level of Service Requirements as contained in Section 3.6.4. Section 3.6.3(B) is the general standard that requires the local street system to provide for safety, efficiency and convenience for all modes both within the neighborhood and to destinations outside the neighborhood. The fact that Suniga Road, an arterial street, one-half mile in length (2,640 feet) is planned to divide the neighborhood into two unequal parts versus running along the perimeter is a significant design parameter that influences the master planning for this parcel. Merganser Drive. While Suniga Road has the potential of dividing the neighborhood, this is mitigated by Merganser Drive, an existing north-south local street that will form a full-turning intersection with Suniga Road and be extended north to serve the interior of the site. Packet Pg. 126 Agenda Item 7 Item 7, Page 6 Two Enhanced Travel Corridors. From an overall perspective, it is noteworthy that both Suniga Road and North Timberline Road are designated by City Plan as Enhanced Travel Corridors. These Enhanced Travel Corridors are uniquely designed to incorporate future high-frequency transit, bicycling and walking at full build-out. This transportation attribute will help link the Mountain Vista Subarea to the rest of the community. Northeast Regional Trail. An off-site, public bike and pedestrian trail is being planned by the City’s Park Planning and Department to roughly follow the Eaton Ditch alignment. Waterfield accommodates this trail and provides connections to the trail from future local streets. Section 3.6.3(C) requires that the arterial streets be intersected with a full-turning collector or local street at a maximum interval of one-quarter mile, or 1,320 feet. As noted, Suniga Road is intersected by Merganser Drive, a local street with full-turning capability, such that the distance from the east property line is 1,190 feet and the distance from the west property line is 1,450 feet. The reason this intersection is not exactly at the midpoint, 1,320 feet, is because of the fixed location of the intersection of Vine Drive and Merganser Drive, which is slightly shifted in order to avoid a large drainage ditch. The standard allows for such alignments due to unusual topographic features. Section 3.6.3(D) requires that the arterial streets be intersected with limited-turning collector or local street at a maximum interval of 660 feet. Suniga Road is intersected by an unnamed north-south local street with limited-turning capability that is located 750 feet from Merganser Drive and 650 feet from Turnberry (perimeter local street on the west). The reason there is not a second limited-turning intersection in this segment of Suniga Road is because there are wetlands, buffer area and open space on the north side of the road and the standard allows for flexibility due to an existing natural feature. Section 3.6.3(D). For Timberline Road, Section 3.6.3(D) is satisfied by a future east-west local street with limited-turning capability that is located 550 feet north of Suniga Road. Section 3.6.3(E). This standard requires that all development plans contribute to developing a local street system that will allow access to and from the proposed development, as well as access to all existing and future development within the same square mile section from at least three arterial streets. In compliance, Waterfield will be connected to three arterials in the following manner: 1. Direct access to Timberline Road 2. Direct access to Suniga Road 3. Direct access to future Turnberry Road (but only north of Suniga Road as Turnberry Road will not be extended south to Vine Drive). Section 3.6.3(F). This standard requires that the O.D.P. incorporate and continue all sub-arterial streets stubbed to the boundary or provide for future public street connections along each boundary that abuts potentially developable land at maximum intervals of 660 feet. The east and south boundaries adjoin existing public streets and there are no sub-arterial streets that are stubbed to either the north or west property lines. Regarding the north boundary, Conifer Street, a future collector roadway, is accommodated in the northwest corner of the site in the area of the neighborhood center. It is designed to cross over the Eaton Ditch in compliance with the Master Street Plan. There are no other planned crossings of the Ditch. To compensate for the Eaton Ditch acting as a barrier, the parcel to the north would be served by a north-south collector that intersects with Conifer Street and an east-west two-lane arterial that intersects with Timberline Road per the Master Street Plan. The future north-south street would be designed to Packet Pg. 127 Agenda Item 7 Item 7, Page 7 extend north and possibly align with existing Bar Harbor Drive in Maple Hill. Such a connection would provide access to Richards Lake Road, a distance of about 1.5 miles, and also provides direct access to the future Poudre School District campus and the proposed large-scale development known as Montava. Regarding the west boundary, both future Conifer Street and Suniga Road are designed to extend to the west and intersect with N. Lemay Avenue in compliance with the Master Street Plan. Both the future public neighborhood park site and future public elementary school site have a combined boundary along the west perimeter of about 1,700 feet and no future street connections are planned to the west across these boundaries. To compensate for this, as noted, the new north-south two-lane arterial, Turnberry Road, will run along the west property line allowing arterial access for all adjoining parcels allowing future development to the west to gain convenient access to the park and school. Turnberry Road, as noted, will not extend south of Suniga Road. Section 3.6.4. This standard requires that the O.D.P. identify appropriate transportation improvements to be constructed and demonstrate how the development, when completed, will conform to the Transportation Level of Service Requirements by submittal of a Transportation Impact Study. A Transportation Impact Study was provided, reviewed, and required to be updated following City staff comments. The following conclusions are noted for vehicular traffic: • The study area for this site includes two intersections which currently have challenging peak hour congestion: Timberline / Vine Drive Intersection, and Lemay Avenue / Vine Drive intersection. The proposal generates traffic that impacts these intersections. • Upon ultimate full buildout, the Waterfield development will generate an estimated 4,144 daily vehicular trip ends. There would be 308 morning peak hour trip ends and 402 afternoon peak trip ends. • Internally, the trips will be managed by a public street system that will be detailed by later PDP submittals. Access to the surrounding arterials will occur in three directions: east to Timberline, west to the proposed Turnberry extension, and north/south to the new Suniga Road. • Externally, the TIS reviewed the function and operations of eight intersections in the vicinity of Waterfield. The following improvements to the area roadway system are identified as needed for the intersections to meet the City’s LOS standards during the morning and afternoon peak hours (except the Lemay / Vine intersection which is discussed below). • A newly built section of Suniga Drive through the center of Waterfield. This includes a 4-lane arterial section with appropriate turn lanes. • Signalization and turn lane improvements at Timberline / Vine intersection • Northbound left turn auxiliary lane on Timberline Road at their access • Eastbound left turn auxiliary lane on Vine Drive at Merganser • The operation at the current Lemay/Vine intersection during the afternoon peak hour does not meet Level of Service standards and will require mitigation. Mitigation is discussed in Section 3.7.3 in this staff report. Packet Pg. 128 Agenda Item 7 Item 7, Page 8 For bicycles and pedestrians, Waterfield will be completing bicycle and pedestrian elements for all new roadways, including internal roads and nearby area roads. This includes sidewalks as City standards require (attached or detached), and bike lanes (including raised / protected bike lanes along Suniga per City request). Bicycle Level of Service is met. Pedestrian level of service is met for those areas within the control of the development. Off-site pedestrian facilities not within the control of Waterfield will not be required. USection 3.7.3 – Adequate Public Facilities Section 3.7.3 has been recently amended by City Council Ordinance, 109, 2018, approved on second reading on September 4, 2018. The purpose of the refinement of the transportation elements of Adequate Public Facilities (APF) is to make the standards current and consistent with Larimer County Urban Area Street Standards (LCUASS) and establish criteria and procedures for Alternative Mitigation Strategies in cases where typical roadway improvements are not feasible, not proportional to impact or not desired by the City. The revisions reflect the legal requirement that applicants can only be held responsible for an improvement cost which is proportional to their impact. As noted earlier, a portion of the 4,144 daily vehicular trip ends (about 40% or 1,650 vehicles per day) is expected to impact the Lemay Avenue / Vine Drive intersection. The intersection currently has approaches and/or movements with failing Levels of Service. The operational challenge is an existing deficiency due to decades of regional growth in the area and limited opportunities for intersection improvements due to proximity of railroad tracks and existing local streets, homes and driveways in Andersonville and Alta Vista neighborhoods. To address the deficiency, the Master Street Plan anticipates the construction of Suniga Road as the east-west arterial alternative to Vine Drive (which will create intersections further away from the railroad tracks), and a grade separated realignment of North Lemay Avenue. Each proposed development along Suniga will build their frontage, including Waterfield. E. UTransportation Connections – All Modes – Section 3.2.2(C)(6): This criterion requires that the ODP provide for the location of transportation connections to adjoining properties in such a manner as to ensure connectivity into and through the overall development plan site from neighboring properties for vehicular, pedestrian and bicycle movement as required pursuant to Section 3.6.3(F) and Section 3.2.2(C)(6). Section 3.6.3(F). These standards were addressed in the aforementioned section. Section 3.6.3(C)(6) – Direct On-Site Access to Pedestrian and Bicycle Destinations. This standard states (part one): The on-site pedestrian and bicycle circulation system must be designed to provide, or allow for, direct connections to major pedestrian and bicycle destinations including, but not limited to, trails, parks, schools, Neighborhood Centers, Neighborhood Commercial Districts and transit stops that are located either within the development or adjacent to the development as required, to the maximum extent feasible. This standard goes on to state (part two): The on-site pedestrian and bicycle circulation system must also provide, or allow for, on-site connections to existing or planned off-site pedestrian and bicycle facilities at points necessary to provide direct and convenient pedestrian and bicycle travel from the development to major pedestrian destinations located within the neighborhood. In order to provide direct pedestrian connections to these destinations, additional sidewalks or walkways not associated with a street, or the extension of street sidewalks, such as from the end of a cul-de-sac, or other walkways within the development, to another street or walkway, Packet Pg. 129 Agenda Item 7 Item 7, Page 9 may be required as necessary to provide for safety, efficiency and convenience for bicycles and pedestrians both within the development and to and from surrounding areas. In compliance, the ODP provides the following: • Northeast Regional Trail. The City’s planned regional trail will parallel the Eaton Ditch and multiple connections will link the residences to this trail. These connections will consist of hard surfaces such as concrete. • Future Neighborhood Park. This park has been unofficially referred to as Iron Horse Park and the trail that goes around the wetland / open space will connect this park to residences. This trail will consist of a soft surface such as crusher fines. This park site has already been acquired by the City. • Future Elementary School. This school is located directly north of the park and the same trail that serves park and wetland / open space will also connect the school to the residences. • Neighborhood Center. The neighborhood center is separated from the residences by the future extension of Conifer Street. The only opportunity for an off-street bike and pedestrian connection will be from the City’s regional trail along the Eaton Ditch. F. U2.3.2 (H) (5) – Natural Features This criterion requires an ODP. to show the general location and size of all-natural areas, habitats and features within its boundaries and shall indicate the rough estimate of the buffer zone as per Section 3.4.1(E). 1. Background The general location of features is informed by an updated Ecological Characterization Study (ECS) provided in June 2018. The Eaton Ditch borders the north of the project; the Lake Canal is located just outside the project to the south and west. The ODP site design includes an existing 5.45-acre non- jurisdictional wetland to be kept largely in place; since 2012 this wetland has decreased in size from 8.46 acres. Minimum buffer setbacks for wetlands greater than one-third acre (>0.33 ac) in size is 100 feet; for ditches serving as wildlife corridors the minimum is 50 feet from the “top of bank”. A 2013 United States Army Corps of Engineers (USACE) letter confirms the wetland is not considered jurisdictional (e.g. federal waters). No impacts to jurisdictional wetlands are anticipated with this project. Several large and small cottonwood tree groves are shown on plans to be incorporated into final natural habitat buffer zone designs. This overall development plan illustrates general locations of natural habitats and features, natural habitat buffer zones and includes note: general buffer zones may be reduced or enlarged by the decision maker during the PDP process. 2. Summary The natural habitats and features having highest ecological value are the wetlands that will be kept largely in place. The applicant is aware subsequent PDP submittals must meet 3.4.1(E) buffer zone standards using quantitative and/or qualitative (performance) standards. The addition of trails and pedestrian walkways ensures appropriate access to nature on the site including nature-viewing opportunities, aligning with the Nature in the City Strategic Plan. This ODP provides space for future extensive landscaping and the addition of native plants to increase the habitat value of the wetlands and ditches in order to meet 3.4.1(E) buffer zone standards. Staff has determined this ODP proposal satisfies the applicable standards set forth in this section of the LUC. Packet Pg. 130 Agenda Item 7 Item 7, Page 10 G. USection 2.3.2 (H) (6) – Drainage Basin Master Plan This criterion requires an ODP to be consistent with the appropriate Drainage Basin Master Plan. The site is located within the Dry Creek Master Drainage Basin. Development is anticipated to comply with the stormwater management, water quality requirements, and low impact development standards of both this particular basin and city-wide best management practices. H. USection 2.3.2 (H) (7) – Housing Density and Mix of Uses This criterion requires that any standards relating to housing density and mix of uses will be applied over the entire ODP and not on each individual P.D.P. Waterfield ODP is addressing these issues at the O.D.P. stage. The standards relating to housing density in both the L-M-N and M-M-N zone districts, as well as the requirement for four housing types in the L-M-N, are satisfied as described in Section 2.3.2(H)(1) and (2). 4. UPUBLIC OUTREACH A neighborhood meeting was held on June 7, 2018 (summary is attached). In general, there were concerns about potential conflicts between farming and residential development, the future Conifer Street extension, increase in density and traffic related issues in northeast Fort Collins, particularly on N. Timberline Road and E. Vine Drive. A. Rural/Urban Conflict The issue has to do with the interface between existing semi-rural homes, small farms and other agricultural activities and their relationship to new development at urban densities. There is a concern that there is built-in conflict between existing residents and future residents living within a subdivision at urban densities. These issues are not unique to any one area of the City. Managing growth on the fringe of the City has been addressed on the macro level by the Intergovernmental Agreement with Larimer County. At the micro level, however, such issues are best addressed at the Project Development Plan stage by strategic use of buffer yards, fencing, landscaping and other provisions of the Land Use Code that address compatibility. Waterfield is in a position to mitigate, to a certain degree, the rural – urban conflict by virtue of the relatively large contiguous open space provided by the combination of the future public park, future public school and wetland area. These areas contain approximately 35 acres and are located along the west property line, which is the area needing the most sensitivity. B. Future Conifer Street Extension The Master Street Plan shows Conifer being extended east across N. Lemay Avenue and then across the northern portion of the existing farm to the west. The concern is that surrounding growth pressures may cause Conifer Street to be constructed across this farm without the owners’ permission. In response, Conifer Street, as a collector, would be constructed only as development occurs and not in anticipation of development. In other words, if the adjoining farm is not part of a development plan, it is highly unlikely that Conifer Street would be extended across the property either as a private developer’s off-site improvement or a City capital project. Packet Pg. 131 Agenda Item 7 Item 7, Page 11 C. Increase in Density There is a concern the amended O.D.P. represents a dramatic increase in density from the current number of 191 to the proposed number of 498 dwelling units. In response, because of the open space provided by the wetland and buffer zone, the overall density comes in below the maximum allowed in the L-M-N zone. Regarding the 13-acre parcel zoned M-M-N, the anticipated density is expected to be close to the required minimum of 7.00 dwelling units per net acre. D. Traffic Issues in Northeast Fort Collins The traffic problems caused by N. Timberline Road crossing the B.N.S.F. railroad switching yard parallel and close to E. Vine Drive is a major problem which causes delay and congestion. The same concern applies to N. Lemay Avenue, one mile to the west. The ultimate improvement is identified on the Master Street Plan which calls for both streets to be grade separated from E. Vine Drive and the B.N.S.F. railroad. There is design and funding in place to signalize and improve the at-grade crossing of Timberline Road and Vine Drive near the railroad. There is design but only partial funding for Lemay Avenue to be re- aligned and grade-separated from Vine Drive and the railroad. Waterfield is responsible for constructing their proportional share of Suniga Road for the one-half mile segment within the O.D.P. In the long term, Suniga Road will carry the arterial traffic that would otherwise be on Vine Drive and be located about one-quarter mile north of the railroad tracks. 5. UFINDINGS OF FACT AND CONCLUSIONS In evaluating the request for Waterfield ODP, Staff makes the following findings of fact: A. The Amended ODP represents a change in the phasing, an increase in the density and a significant difference in the mix of housing types as compared to the current Waterfield ODP. B. The Amended ODP blends the four required housing types across the project versus by zone district. C. The ODP continues to comply with the standards of Section 2.3.2(H). RECOMMENDATION Staff recommends approval of the Waterfield Overall Development Plan #ODP180001, ATTACHMENTS 1. Vicinity Aerial Map 2. Vicinity Map 3. Zoning Map 4. Mountain Vista Subarea Plan 5. Proposed Amended Master Street Plan 6. Applicant’s Planning Objectives 7. Overall Development Plan 8. Neighborhood Meeting Summary 9. Transportation Impact Study Packet Pg. 132 Lindenmeier Lake Zurich Dr Yeager St Bannock St L i n d e n L a ke Rd C o n q u e s t S t Toronto St Ze p p elin Way Marquise S t Adriel D r Mackinac St Winamac Dr Barnstormer St Vicot Way Crusader St S V iew D r Navion Ln Yeager St K e dr o n Dr Adri e l Cir S V i e Proposed (mountain Vista Site) Heritage Christian Academy Future Northeast Community Park Roselawn Cemetery Future Trail Head Park Lindenmeier Lake Long Pond S y k e s D r N Li n k L n Heath Pkwy Airpark Dr Vi c o t W a y Airway Ave C o n q u e s t S t Jay Dr Mac k i n a c St Duff Dr H i l l s i d e D r L a g LMN E LMN LMN E MMN MMN CC Lindenmeier Lake Zurich Dr Yeager St Bannock St L i n d e n L a ke Rd C o n q u e s t S t Toronto St Ze p p elin Way Marquise S t Adriel D r Mackinac St Winamac Dr Barnstormer St Vicot Way Crusader St S V iew D r Navion Ln Yeager St K e dr o n Dr Adri e MOUNTAIN VISTA SUBAREA PLAN CHAPTER 4 – FRAMEWORK PLAN 29 Figure 11 – 2009 Framework Plan For a larger version of this map, please see the Plan Summary, a separate document, at fcgov.com/advanceplanning. ITEM 7, ATTACHMENT 4 Packet Pg. 136 ITEM 7, ATTACHMENT 5 Packet Pg. 137 land planning  landscape architecture  urban design  entitlement July 18, 2018 Waterfield Overall Development Plan and Project Development Plan Planning Objectives Introduction and background Located north of Vine Drive and west of Timberline Road, the Waterfield site was originally planned in 1996. At that time, the site included the Bull Run Apartment site. Later, in 2013, the property was sold and the new owner’s group created an Overall Development Plan (ODP) that included single family and multi-family residential development, a park site, school site and a neighborhood center. Bull Run Apartments had been constructed, so it was not included in the ODP. The ODP depicted the new alignment for Suniga Road and revised the location of the neighborhood park site and the elementary school site. Along with the ODP, the owner’s group also submitted a Project Development Plan (PDP) for 191 single family and two-family dwelling units. Parcel B, the multi-family site, was not included in the PDP. Thrive Development is now planning to develop a cutting edge, energy efficient, sustainable residential development that includes the original PDP as well as the multi-family parcel. The ODP is amended to reflect changes to street alignments as well as the merging of the multi-family parcel with the rest of the residential development. The multi-family development is no longer on a separate parcel. However, the density of the area zoned MMN meets the minimum density requirement of the MMN zone district. In addition to the Amended ODP, the Submittal also includes a Project Development Plan for all of the proposed residential development. Location and site characteristics The PDP includes ----acres located to the north and west of the existing Bull Run Apartments. The Larimer and Weld Canal borders the property on the north with undeveloped agricultural land on the other side. Undeveloped agricultural land exists on both the east and the west sides of the property. The Plummer School Events Center is located to the southeast and the Burlington Northern Railroad owns the property south of Vine Drive along the southern border. The property is bisected by the proposed Suniga Road enhanced travel way. Suniga Road divides the residential portion of the project into two separate residential neighborhoods connected by centrally located Merganser Drive. Access The northern residential area is accessed from a right in/right out on Timberline Road, a right in/right out on Suniga Road and a full movement access point at Merganser Drive. In the future, there will be a fourth access from Conifer Drive in the northwest portion of the ODP. The southern residential area gains its access from two right in/right out access points along Suniga Road, a full movement access on Merganser Drive and a full movement access on the existing Vine Drive. Internal vehicular circulation will be facilitated with a series of public local streets and alleys. Sidewalks and trails will facilitate pedestrian access within the site along with connections to the local and regional ITEM 7, ATTACHMENT 6 Packet Pg. 138 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com trail system. Parking will be thoughtfully integrated into the site design and incorporated into garages for the individual residences. Project Description and Site Plan Thrive Home Builders is a nationally recognized, award-winning homebuilder based in Denver and has been a leader in the design and construction of energy efficient homes since the early 1990s. The company is founded on three core principles: energy efficiency, health, and a commitment to the local community. Their core principles of mixed use, mixed income, age diversity, and environmental responsibility are exemplified in the proposed Waterfield PDP. The proposed new urbanist neighborhood layout is composed of a series of walkable blocks with inter- connected streets and alleys. Four housing types are proposed including alley-loaded single family, front- loaded “small lot” single family, two-family dwellings and single-family attached dwellings. A total of 499 dwelling units are being proposed creating an overall density of 5.99 dwelling units per gross acre. The various housing types are intermixed throughout the development plan to create varied and interesting streetscapes as well as to create mixed income diversity within the neighborhood. Individual lots are small compared to more traditional single-family subdivisions. Small lots combined with shared open space amenities are growing in popularity as busy families want to spend more time playing and less time mowing the yard. Residents of this community have a large variety of recreational amenities to choose from including a clubhouse/swimming pool complex, expansive trail system, and a wetland natural area as well as a variety of pocket parks and green courts. Landscape Plan The landscape associated with the project is designed to be attractive, diverse and engaging. The landscape buffer along the arterial frontages varies in width from the minimum requirement of 30 feet to over 100 feet. Streets trees and turf are used to create continuity along the arterial streetscapes with water quality features and more diverse plantings behind closer to dwelling units. All units are located within 200 feet of a public street sidewalk or within 350 feet of a public street sidewalk via a major walkway spine. In addition to sidewalk connections, the plan also includes connecting walkways and trails that link the sidewalk system to natural areas and to the future regional trails proposed along the Larimer and Weld Canal and along Timberline Road. In both the northern and southern neighborhoods, landscape medians are proposed in the main entry drives to create a sense of place. Architectural variety is accomplished by placing 3-story single-family attached units at key locations. These units are set back from the main street with a landscaped plaza in front of the units. These areas create visual relief and are intended to be neighborhood gathering places for special events such as a pot luck dinner, picnic or food truck rally. Homes fronting onto green courts or walkway spines have low fences and perennial plantings that define and separate their yard from common areas. This intimate landscape is visually attractive and functions as a transitional element between public and private spaces. Community Outreach A neighborhood meeting was held on June 7, 2018. Development Schedule The project is proposed to begin construction in Spring 2019. ITEM 7, ATTACHMENT 6 Packet Pg. 139 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com City Plan Principles and Policies Waterfield Overall Development Plan (ODP) and Project Development Plan (PDP) are supported by the following Principles and Policies found in: City Plan Fort Collins, Colorado Comprehensive Plan Adopted February 15, 2011 ENVIRONMENTAL HEALTH PRINCIPLES AND POLICIES Policy ENV 13.1 – Raise Awareness: Provide education and promote the City’s goals for reducing all types of municipal solid waste (MSW) at the source and diverting discarded material from landfill disposal. Policy ENV 14.1 – Divert Waste: Identify and develop viable, sustainable strategies designed to accelerate the community’s ability to meet or surpass the adopted goal of diverting 50% of the community’s waste stream from disposal in landfills. Solid waste will be reduced at the source by the use of separate collection bins for refuse and recyclables. Policy ENV 17.4 – Construction Waste Reduction: Encourage activities that help divert debris from construction-related activities. Explore the feasibility of requiring any City-subsidized projects to employ reduction and solid waste diversion practices that reduce the volume of material sent from city construction sites to landfills for 
disposal. Construction waste reduction is one of many sustainable building practices that will be evaluated during the design and construction processes. Policy ENV 19.2 – Pursue Low Impact Development: Pursue and implement Low Impact Development (LID) as an effective approach to address stormwater quality and impacts to streams by urbanization. Low Impact Development is a comprehensive land planning and engineering design approach with a goal of minimizing the impact of development on urban watersheds through the use of various techniques aimed at mimicking predevelopment hydrology. Policy ENV 20.2 – Follow Design Criteria for Stormwater Facilities: Utilize stormwater facility design criteria that follow national Best Management Practices (BMPs). The stormwater management strategy for Waterfield will implement the latest strategies for stormwater quality treatment and low-impact development. COMMUNITY AND NEIGHBORHOOD LIVABILITY PRINCIPLES AND POLICIES The principles and policies in this section carry forward the City Plan vision for a community with a compact land use pattern within a well-defined boundary, adequate public facilities, and ITEM 7, ATTACHMENT 6 Packet Pg. 140 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com development paying its share of costs of necessary public facilities and services. GROWTH MANAGEMENT Principle LIV 1: City development will be contained by well-defined boundaries that will be managed using various tools including utilization of a Growth Management Area, community coordination, and Intergovernmental Agreements. Principle LIV 3: The City will coordinate facilities and services with the timing and location of development and ensure that development only occurs where it can be adequately served. Principle LIV 4: Development will provide and pay its share of the cost of providing needed public facilities and services concurrent with development. Policy LIV 5.4 – Contribute to Public Amenities: Explore options for private development to help contribute to the additional public amenities needed in areas where infill and redevelopment occurs. Public amenities will be key to transforming outdated areas into distinct places with identifiable character and more marketable frontage that promotes redevelopment. Needed amenities usually include pedestrian improvements like streetscapes, plazas, special walkways, and lighting; access improvements like new secondary streets; and landscaping and signage for identity and wayfinding. Options for helping developers with these amenities include tax increment financing, improvement districts, and context-sensitive design and engineering standards for streets and development. Waterfield is located within the City’s Growth Management Area where it can adequately be served by streets, utilities, and urban services. The proposed development will contribute to street improvements by participating in the construction of Suniga Road from Timberline Road to Turnberry Road, providing easements for a proposed regional trail system along the Larimer and Weld Canal and along Timberline Road, installing street trees, and through substantial fees paid into the City’s street oversizing fund. HOUSING Principle LIV 7: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. Policy LIV 7.1 – Encourage Variety in Housing Types and Locations: Encourage a variety of housing types and densities, including mixed-used developments that are well- served by public transportation and close to employment centers, shopping, services, and amenities. Policy LIV 7.2 – Develop an Adequate Supply of Housing: Encourage public and private for- profit and non-profit sectors to take actions to develop and maintain an adequate supply of single- and multiple-family housing, including mobile homes and manufactured housing. Policy LIV 7.4 – Maximize Land for Residential Development: Permit residential development in most neighborhoods and districts in order to maximize the potential land available for development of housing and thereby positively influence housing affordability. Policy LIV 7.6 – Basic Access: Support the construction of housing units with practical features that provide basic access and functionality for people of all ages and widely varying ITEM 7, ATTACHMENT 6 Packet Pg. 141 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com mobility and ambulatory–related abilities. Waterfield will provide housing for a variety of lifestyles and income levels. Thrive specializes in developing mixed-use communities that provide a variety of housing types that are modern, attractive, energy efficient and healthy to live in. Principle LIV 8: The City will encourage the creation and expansion of affordable housing opportunities and preservation of the existing affordable housing supply. Policy LIV 8.4 – Retain Existing Affordable Housing: Retain affordable housing options in existing neighborhoods so that long-term residents can “age in place” and to meet the housing needs of various household types. Ten percent of the dwelling units at Waterfield will be affordable units that meet the City’s affordability standards. Policy LIV 9.1 – Increase Efficiency and Resource Conservation: Reduce net energy and water use of new and existing housing units in order to conserve natural resources, and minimize environmental impacts.  Thrive Home Builders is a national leader in building homes that reduce energy consumption through energy efficient systems and conservation.  The landscape plan proposed for Waterfield is intended to provide an attractive and sustainable landscape for many years to come. Plants are selected for hardiness, low water consumption and ease of maintenance. Xeriscape principles regarding plant material selection, soil amendments, mulches and irrigation will be incorporated throughout. COMMUNITY APPEARANCE AND DESIGN STREETSCAPES Principle LIV 10: The city’s streetscapes will be designed with consideration to the visual character and the experience of users and adjacent properties. Together, the layout of the street network and the streets themselves will contribute to the character, form, and scale of the city. Policy LIV 10.1 – Design Safe, Functional, and Visually Appealing Streets: Ensure all new public streets are designed in accordance with the City street standards and design all new streets to be functional, safe, and visually appealing, with flexibility to 
serve the context and purpose of the street corridor. Provide a layout that is simple, interconnected, and direct, avoiding circuitous routes. Include elements such as shade trees, landscaped medians and parkways, public art, lighting, and other amenities in the streetscape. Approve alternative street designs where they are needed to accommodate unique situations, such as “green” stormwater functions, important landscape features, or 
distinctive characteristics of a neighborhood or district, provided that they meet necessary safety, accessibility, and maintenance requirements. (Also see the Transportation chapter.) Waterfield will construct the Suniga Road enhanced travel way from Timberline Road to ITEM 7, ATTACHMENT 6 Packet Pg. 142 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com Turnberry Road. All the streets throughout the development will include street trees and parkways. Some primary streets will also include attractively landscaped medians to enhance the community’s sense of place. In many cases the landscape will also function as a water quality filtering system. Policy LIV 10.2 – Incorporate Street Trees: Utilize street trees to reinforce, define and connect the spaces and corridors created by buildings and other features along a street. Preserve existing trees to the maximum extent feasible. Use canopy shade trees for the majority of tree plantings, including a mixture of tree types, arranged to establish urban tree canopy cover. Street trees will be installed along Suniga Road and all the streets throughout the development. Policy LIV 10.3 – Tailor Street Lighting While most of the lighting for Waterfield will be provided by the City, the developer proposes to add pedestrian scale lighting where it is needed to provide good visibility and security during the evening and nighttime. This low-level pedestrian scale lighting will be located primarily in the clubhouse area and in green courts. The lighting will be designed to achieve the desired illumination level and preserve “dark sky” views at nighttime, avoiding sharp contrasts between bright spots and shadows, spillover glare, and emphasis of the light source. Fixtures will be selected to enhance the street environment by establishing a consistent style with height, design, color, and finishes. Principle LIV12: Security and crime prevention will be important factors in urban design. Policy LIV 12.1 – Design for Crime Prevention and Security Policy LIV 12.2 – Utilize Security Lighting and Landscaping All buildings at Waterfield are oriented to streets or green courts visible from public streets. This orientation heightens visibility that not only helps with police surveillance, but also will increase observation by residents who feel a sense of ownership in the community. The landscape on- site is designed to avoid hidden areas near building entrances. LANDSCAPE DESIGN Principle LIV 14: Require quality and ecologically sound landscape design practices for all public and private development projects throughout the community. Policy LIV 14.1 – Encourage Unique Landscape Features Policy LIV 14.2 – Promote Functional Landscape Policy LIV 14.3 – Design Low Maintenance Landscapes Plant material will be selected based on water requirements, hardiness and ease of maintenance. Plants will consist of trees types approved by the City Forester, evergreen and deciduous shrubs and high performing grasses and perennials that require only seasonal maintenance. Turf areas are minimized. Xeriscape principles of utilizing soil amendments, mulches and efficient irrigation will be followed to ensure that the landscape is both attractive and sustainable. ITEM 7, ATTACHMENT 6 Packet Pg. 143 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com APPLYING THE CITY STRUCTURE PLAN MAP Principle LIV 19: The City Structure Plan Map establishes the desired development pattern for the City, serving as a blueprint for the community’s desired future. Policy LIV 19.1 – Land Use Designations - Utilize the City Structure Plan Map to set forth a basic framework, representing a guide for future land use and transportation decisions. Waterfield is consistent with the goals and objectives of the City’s Structure Plan. The proposed development fits within the allowable density range of the LMN and MMN Districts and adds to the mix of housing currently available in the surrounding neighborhoods. Principle LIV 20: Subarea and corridor planning efforts will be developed and updated as needed, tailoring City Plan’s citywide perspective to a more focused area of the community, such as individual neighborhoods, districts, corridors, and edges. Waterfield is located within the Mountain Vista Subarea Plan and is consistent with many of the design objectives contained in that Plan including:  Providing a balanced transportation system by constructing a significant portion of Suniga Road, the City’s newest enhanced travel corridor.  Creating a walkable neighborhood close to a school, park and natural area.  Integrating trails, open spaces, natural area and storm drainage facilities. PRINCIPLE LIV 21: New neighborhoods will be integral parts of the broader community structure, connected through shared facilities such as streets, schools, parks, transit stops, trails, civic facilities, and a Neighborhood Commercial Center or Community Commercial District. Policy LIV 21.2 – Establish an Interconnected Street and Pedestrian Network Policy LIV 21.2 – Design Walkable Blocks Policy LIV 21.3 – Calm Traffic Policy LIV 21.4 – Provide Access to Transit Waterfield is designed to become an integral part of the surrounding neighborhood in the following ways:  The project is designed to create walkable blocks with detached sidewalks and street trees.  The project will enable the City’s regional trail system to extend along the Larimer and Weld Canal and along Timberline Road in accordance with the City’s trail master plan.  The project will provide privately maintained trail systems in the developed portion of the site and in the adjacent natural area located on the west side of the site. NEIGHBORHOODS LOW DENSITY MIXED-USE NEIGHBORHOODS (LMN) Purpose. The Low Density Mixed-Use Neighborhood District is intended to be a setting for a predominance of low density housing combined with complementary and supporting land uses that serve a neighborhood and are developed and operated in harmony with the residential ITEM 7, ATTACHMENT 6 Packet Pg. 144 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com characteristics of a neighborhood. The main purpose of the District is to meet a wide range of needs of everyday living in neighborhoods that include a variety of housing choices that invite walking to gathering places, services and conveniences, and that are fully integrated into the larger community by the pattern of streets, blocks, and other linkages. A neighborhood center provides a focal point, and attractive walking and biking paths invite residents to enjoy the center as well as the small neighborhood parks. Any new development in this District shall be arranged to form part of an individual neighborhood. Typically, Low Density Neighborhoods will be clustered around and integral with a Medium Density Mixed-Use Neighborhood with a Neighborhood Commercial Center at its core. For the purposes of this Division, a neighborhood shall be considered to consist of approximately eighty (80) to one hundred sixty (160) acres, with its edges typically consisting of major streets, drainageways, irrigation ditches, railroad tracks and other major physical features. The Purpose states that the LMN District is intended to be a setting for a predominance of low density housing. The zone district as outlined in Article 5, Division 4.5 of the Land Use Code defines densities appropriate for the LMN District as follows. The overall average density range allowed in the LMN District is 3-9 dwelling units per gross acre depending on the size of the development. For affordable housing projects, the maximum density is 12 dwelling units per gross acre. Waterfield proposes 5.5 dwelling units per acre, well within the allowable range. Neighborhood Design and Character Principle LIV22: The design of residential neighborhoods should emphasize creativity, diversity, and individuality, be responsive to its context, and contribute to a comfortable, interesting community. Policy LIV 22.2 – Provide Creative Multi-Family Housing Design Policy LIV 22.3 – Offer Multi-Family Building Variation Policy LIV 22.4 – Orient Buildings to Public Streets or Spaces Policy LIV 22.5 – Create Visually Interesting Streetscapes Policy LIV 22.6 – Enhance Street Design and Image Policy LIV 22.11 – Promote Neighborhood Upkeep and Property Maintenance The proposed homes at Waterfield will be unique and respond to what homeowners want -- attractive, energy efficient homes that are healthy to live in and financially attainable.  Four housing types and multiple building variations create a visually interesting community.  All the proposed buildings are oriented to public streets or street-like private drives.  All streets will have detached sidewalks, street trees and periodic enhanced xeriscape plantings. Principle LIV 26: Neighborhood stability should be maintained and enhanced. Most existing residential developments will remain largely unaffected by these City Plan Principles and Policies. Policy LIV 26.1 – Maintain Existing Neighborhoods Policy LIV 26.3 – Promote Compatibility of Uses Waterfield is for the most part surrounded by undeveloped properties in a rapidly growing area ITEM 7, ATTACHMENT 6 Packet Pg. 145 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com of Fort Collins. We believe this project will set the bar very high for development projects in the future, as an exemplary mixed use community demonstrating City Plan Policies. Policy LIV 26.4 – Balance Resident Preferences with Communitywide Interests: In determining the acceptability of changes to parcels of land adjacent to existing residential developments, balance the adjacent residents’ preferences with communitywide interests. A neighborhood meeting was held on June 7th, 2018. Comments mainly centered on transportation issues including Turnberry Road extention and traffic on Vine Drive. Principle LIV 28: Low Density Mixed-Use Neighborhoods will provide opportunities for a mix of low density housing types in a setting that is conducive to walking and in close proximity to a range of neighborhood serving uses. Policy LIV 28.1 – Density Low Density Mixed-Use Neighborhoods will have an overall minimum average density of four (4) dwelling units per acre, excluding undevelopable areas. This minimum density for parcels 20 acres or less will be three (3) dwelling units per acre. Policy LIV 28.2 – Mix of Uses Include other neighborhood-serving uses in addition to residential uses. Although the actual mix of uses in each neighborhood will vary, Low Density Mixed-Use Neighborhoods may include the following: Principal uses: Predominantly detached single family homes; however, may include a range of duplexes, townhomes, and small scale multi-family dwellings (twelve or less units per building). Supporting uses: Places of worship, day care (adult and child), parks and recreation facilities, schools, and small civic facilities. In addition to these uses, a mix of other complementary uses is permitted within a designated Neighborhood Center, including the following: neighborhood- serving market, shops, small professional offices or live-work units, clinics, or other small businesses in addition to the list of secondary uses listed above. Retail uses will be permitted only in a designated Neighborhood Center. Home occupations are permitted provided they do not generate excessive traffic and parking or have signage that is not consistent with the residential character of the neighborhood. Policy LIV 28.3 – Mix of Housing Types Distribute a variety of housing types to make an attractive, marketable neighborhood with housing for a diversity of people. Include a minimum of four (4) distinct housing types in any residential project containing more than thirty (30) acres. As the acreage of the residential project increases, so should the number of housing types. The LMN District is intended to be a setting for a predominance of low density housing. The zone district as outlined in Article 5, Division 4.5 of the Land Use Code defines densities appropriate for the LMN District as follows. The overall average density range allowed in the LMN District is 3-9 dwelling units per gross acre depending on the size of the development. Waterfield proposes 5.2 dwelling units per acre, well within the allowable range. Likewise the density for the portion of the project zoned MMN is 8.2 dwelling units per acre above the ITEM 7, ATTACHMENT 6 Packet Pg. 146 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com required minimum density of 7 dwelling units per acre. Policy LIV 30.3 – Improve Pedestrian and Bicycle Access: Improve pedestrian and bicycle connections within and to Commercial Districts as infill and redevelopment occur over time. (Also see the Transportation chapter.)  Provide direct access between commercial Districts and adjoining uses.  Clearly identify and distinguish pedestrian and bicycle travel routes from auto traffic through parking areas, across streets, and along building frontages.  Improve pedestrian/bicycle linkages across arterial streets and along transportation corridors.  Avoid superblocks, dead-end streets, and cul-de-sacs.  Coordinate with impacted neighborhoods to find context-sensitive solutions to address connectivity and neighborhood needs. Waterfield will contribute to the system by constructing Suniga Road (part of the N. College / Mountain Vista Enhanced Travel Corridor) from Timberline Road to Turnberry Road. SAFETY AND WELLNESS PRINCIPLES AND POLICIES Policy SW 1.2 – Maintain and Enhance Fire Protection: Coordinate with Poudre Fire Authority (PFA) to foster fire and life safety as a priority within the city. Support the PFA Strategic Plan and its mission to protect citizens and their property by being prompt, skillful, and caring. The Design Team is committed to addressing any fire and life safety issues on the site. At this time, we believe emergency vehicles have adequate and appropriate access to all proposed dwelling units. We are working with PFA to address concerns related to man doors. Policy SW 1.5 - Maintain Public Safety through Design: Provide a sense of security and safety within buildings, parking areas, walkways, alleys, bike lanes, public spaces, and streets through environmental design considerations, such as adequate lighting, visibility, maintained landscaping, and location of facilities. All public streets in the project will have City standard street lighting. COMMUNITY WELLNESS Policy SW 2.3 - Support Active Transportation: Support means of physically active transportation (e.g., bicycling, walking, wheelchairs, etc.) by continuing bike and pedestrian safety education and encouragement programs, providing law enforcement, and maintaining bike lanes, sidewalks, trails, lighting, and facilities for easy 
and safe use, as outlined in the Pedestrian Plan and Bicycle Plan Policy SW 2.4 – Design for Active Living: Promote neighborhood and community design that encourages physical activity by establishing easy access to parks and trails, providing interesting routes that feature art and other visually interesting elements, and locating neighborhoods close to activity centers and services so 
that physically active modes of transportation are a desirable and convenient choice. ITEM 7, ATTACHMENT 6 Packet Pg. 147 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com This project achieves Safety and Wellness policies by locating low to medium density housing in an area where residents can walk or ride bikes to an elementary school and a City neighborhood park in the future. In addition, they will have access to planned regional trails along the Larimer and Weld Canal and along Timberline Road. TRANSPORTATION PRINCIPLES AND POLICIES Principle T 3: Land use planning decisions, management strategies, and incentives will support and be coordinated with the City's transportation vision. Policy T 3.1 – Pedestrian Mobility: Promote a mix of land uses and activities that will maximize the potential for pedestrian mobility throughout the community and minimize the distance traveled. Policy T 3.2 – Bicycle Facilities: Encourage bicycling for transportation through an urban development pattern that places major activity centers and neighborhood destinations within a comfortable bicycling distance. Policy T 3.3 – Transit Supportive Design: Implement and integrate Transit Supportive Design strategies with respect to new and infill development opportunities along Enhanced Travel Corridors. Policy T 3.4 – Travel Demand Management: Manage development in a manner that minimizes automobile dependence, maximizes choices among other modes of local and regional travel, and encourages the use of telecommunications. The Waterfield project will help the City achieve the above land use planning objectives related to transportation by constructing Suniga Road, an enhanced travel corridor between Timberline Road and Turnberry Road. This corridor with pedestrian sidewalks, raised bike paths and bus routes will extend from Timberline Road to College Avenue in the future. Policy T 10.1 – Transit Stops: Integrate transit stops into existing and future business districts and Neighborhood Commercial Centers in a way that makes it easy for transit riders to shop, access local services, and travel to work. Provide transit stops within easy walking distance of most residences and destinations. 
Design and locate transit stops as an integral part of these origins and destinations and provide adequate lighting, security, pedestrian amenities, wheelchair accessibility, bicycle parking, and weather protection. The project proposes an east bound and westbound bus stop along Suniga Road west of Merganser Drive. Principle T11: Bicycling will be a safe, easy, and convenient mobility option for all ages and abilities. Policy T 11.1 – Bicycle Facilities: Ensure safe and convenient access by bicycle in neighborhoods and other pedestrian and bicyclist- oriented districts. Policy T 11.3 – All Ages and Skill Levels: Design a bicycle network that maximizes safety, convenience, and comfort for bicyclists of all ages and skill levels. Principle T 12: The pedestrian network will provide a safe, easy, and convenient mobility option for all ages and abilities. ITEM 7, ATTACHMENT 6 Packet Pg. 148 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com Policy T 12.1 – Connections: Direct pedestrian connections will be provided from places of residence to transit, schools, activity centers, work, and public facilities. Policy T 12.2 – Pedestrian Network: Develop a complete pedestrian network in ETCs and Activity Centers. Policy T 12.3 – Pedestrian Plan: The adopted pedestrian plan will be considered in the development of all transportation projects. Policy T 12.4 – ADA Compliance: Pedestrian facilities will comply with Americans with 
Disabilities Act (ADA) standards. Policy T 12.5 – Safe and Secure: Develop safe and secure pedestrian settings by developing and maintaining a well-lit, inhabited pedestrian network and by mitigating the impacts of vehicles. Connections will be clearly visible and accessible, incorporating markings, signage, lighting, and paving materials. Policy T 12.6 – Street Crossings: Design street crossings at intersections consistent with Fort Collins Traffic Code, Land Use Code, the Manual on Uniform Traffic Control Devices, and the Larimer County Urban Area Street Standards with regard to crosswalks, lighting, median refuges, corner sidewalk widening, ramps, 
signs, signals, and landscaping. Policy T 12.8 – Safety: The City will promote development of educational programs and appropriate utilization of traffic enforcement. Principle T 14: The City will be a responsible steward of transportation resources for multiple modes of travel, making it easy to choose transportation options that support a healthy lifestyle. Waterfield provides pedestrian and bike access to activity areas including the clubhouse, wetland natural area, park site, school site, future neighborhood center and a variety of green courts and pocket parks. The project’s pedestrian/bike system will also connect into future regional trails and to Suniga Road, an enhanced travel corridor. TRAFFIC FLOW Principle T 25: Transportation infrastructure will ensure the provision of high quality facilities for the movement of goods, people, and information. Policy T 25.1 – Level of Service Standards: The City will have current Level of Service standards positioned in alignment with transportation and land use goals. Policy T 25.3 – New and Existing Roadways: New roadways will be designed and constructed to ensure an acceptable Level of Service and design standards. Existing roadways will be enhanced as necessary to meet current and future needs and design standards. The City is acutely aware of transportation issues surrounding the Vine and Lemay intersection. Completion of Suniga Road will help to alleviate the unacceptable LOS at this intersection. Waterfield project will contribute by constructing Suniga Road from Timberline Road to Turnberry Road. The proposed development will also contribute to street improvements through substantial fees paid into the City’s street oversizing fund. The Traffic Impact Study has been prepared by Delich Associates. The results of the study will be reviewed with the City through the development review process. ITEM 7, ATTACHMENT 6 Packet Pg. 149 WATERFIELD P.U.D. FIRST FILING H2O WV WV WV WV WV H2O H2O H2O WV VAULT CABLE TELE WV WV S VAULT CABLE S D D TELE S VAULT ELEC ELEC ELEC ELEC BRKR ELEC ELEC S S S H2O WV GAS H2O GAS H Y D W WV WV WVWVWV WV WV C S H2O W VAULT ELEC WV VAULT ELEC WV WV WV 1 NEIGHBORHOOD INFORMATION MEETING PROJECT: Waterfield 3rd Filing Replat LOCATION: City of Fort Collins Streets Department DATE: June 7, 2018 APPLICANT: Gene Meyers, Thrive Home Builders Jay Garcia, Thrive Home Builders Steve Nichols, Thrive Home Builders CONSULTANTS: Linda Ripley, Ripley Design Inc. Katy Thompson, Ripley Design, Inc. Cody Snowden, Northern Engineering Joe Delich, Delich Associates CITY STAFF: Ted Shepard, Chief Planner Martina Wilkinson, Senior Manager, Traffic Engineer Project Description As proposed, this is a request to amend the Waterfield Overall Development Plan, Final Development Plan and to replat Waterfield Third Filing Subdivision Plat and Tract B located at the northwest corner of Vine Drive and Timberline Road (with the exceptions of the Plummer School and Bull Run Apartments). The major amendment includes a significant increase in density with the inclusion of a higher number of single family attached (townhomes) and two-family dwellings (duplexes). The new layout includes most new lots served with private alleys. Tract B, which was not included in Final Plan for the 3rd Filing, is now incorporated into the Major Amendment. Along the west side, north of Suniga, the public right-of-way platted as Cherryhurst Drive, would be widened and renamed to accommodate the future southerly extension of Turnberry Road. The proposal includes a clubhouse and pool. The zoning is Low Density Mixed-Use Neighborhood (L-M-N) and Medium Density Mixed-Use Neighborhood. The parcel is 118 acres and the estimated number of total dwelling units 498. There would be four housing types and, at this preliminary stage, are approximately distributed as follows: • 253 Single family detached, rear loaded garages with private alleys; • 35 Single family detached, front loaded garages; • 35 Two-family dwellings (duplexes); and • 178 Single family attached (townhomes) many of which are served by alleys. ITEM 7, ATTACHMENT 8 Packet Pg. 151 2 Unless otherwise noted, all responses are from the applicant or the applicant’s consulting team. QUESTIONS, CONCERNS, COMMENTS 1. We own the farm next door to the west, about 100 acres, and we are concerned about the Master Street Plan that shows Conifer Street being extended east from where it currently tees into N. Lemay Avenue. What’s the status of this future extension? A. This extension, as a collector roadway, is likely to stay on the City’s Master Street Plan as a collector street that is located at about the one-half section line. It is intended to serve the northern portion of Waterfield and then turn north to go over the Eaton Ditch to serve the K & M parcel, and north to Mountain Vista Drive. Waterfield 3rd Filing, the currently approved plat, dedicates public right-of-way in the very northwest corner of the subdivision to accommodate a future extension in accordance with the Master Street Plan. The plat also indicates that Merganser would intersect with this future segment of Conifer Street. We intend to retain this dedication. In the short term, however, it is unlikely that Conifer would be extended east across Lemay Avenue. But, if the K & M parcel develops, Conifer could be extended from our east property line, over the Eaton Ditch, and into the K & M parcel. 2. Since this future Conifer extension would run across our property, and since we do not intend to develop, could the City exercise its eminent domain authority? A. Response from City Planner: It is very unlikely that the City would use eminent domain for a collector roadway. These roads are usually extended as development occurs by developers and not by the City using eminent domain for a capital project. By the way, please note that there is no City capital project for extending any segment of Conifer. 3. With the proposed increase in density, would Thrive Homes have to start at square one of the development review process? A. Yes, which is one of the reasons we are having this neighborhood meeting prior to a formal submittal to the City. 4. Is there a high water table on the property? Will you be prevented from having basements? A. We have no evidence of a high water table and, yes, we plan on providing basements. 5. Could you elaborate on the affordable housing component? A. Yes, we plan on submitting our Affordable Housing Program to the City’s Social Sustainability Department, so our project can be officially designated as an affordable project. This requires that we provide at least 10% of the total number of units to be available for sale or lease at no more than 80% of the Area Median Income for a period of 20 years. ITEM 7, ATTACHMENT 8 Packet Pg. 152 3 6. What are the project sale prices of the various units? A. At this time, we estimate that: • Single Family Detached, 2-3 bedroom, low $400,000’s; • Single Family Detached, Cottage, upper $300,000’s; • Two-family Dwellings (duplex unit), upper $300,000’s; • Two-story Single Family Attached (townhome), low-to-mid $300,000’s; and • Three-story Single Family Attached (townhome), low-to-mid $300,000’s. 7. I opposed the higher density. 8. I predict the School District will never build the school. There will be too much traffic on the surrounding streets. The proposed location is not ideally suited for an elementary school. A. We have been meeting with School District about various issues. One of the topics is that we could amend the existing property lines so that they could take primary access off a local internal street and not off the southerly extension of Turnberry Road which would likely be classified by the City to carry more traffic. 9. As noted, we live on the farm to the west. The traffic going up and down E. Vine Drive is very heavy especially during the morning and afternoon peak times. We can barely get out of our driveway as it is. And, when we are eastbound and turning left into our driveway, the cars behind us are going so fast that they nearly run us off the road. 10. In addition, we see all the new residential development being incompatible with farming. We predict that new residents will complain about our dust, noise and other aspects of farming. 11. We support the affordable housing aspect of the project. Affordability in our region is a critical problem as anyone who has looked for a house to buy or an apartment to rent would know. 12. Does the City’s Parks and Recreation Department own the neighborhood park? A. Yes. 13. Would you develop the site in phases? A. Yes, we are planning on developing the area south of Suniga Road as Phase One. This will include about 50 lots. 14. What about the timing and extent of the needed improvements at Vine and Timberline? A. Response from City Traffic Operations Engineer: The City is in the process of designing improvements to this intersection. This will include a traffic signal and auxiliary turn lanes. The design is made more complicated, as you know, by the railroad tracks. The City is working with the B.N.S.F. to improve the crossing of the tracks which requires an approval from the Colorado Public Utilities Commission which has jurisdiction over at- ITEM 7, ATTACHMENT 8 Packet Pg. 153 4 grade railroad crossings. At this time, we estimate the cost to be one million dollars. The developer is expected to pay their proportional share of this cost. Our goal is to have this intersection improvement process completed by the time Waterfield Phase One is up and running. 15. I live in Adriel Hills and we are aware that the Master Street Plan may be amended to show Turnberry Road being extended south through the K & M property to intersect with Suniga Road. I’m concerned about the proximity of this alignment to Adriel Hill and the impact of traffic and road noise on our neighborhood. A. Our understanding is that the exact location of this extension has not been determined yet and we agree that the alignment will need to consider any negative impacts on Adriel Hills. 16. In looking at the larger area of northeast Fort Collins, it’s clear that the Mountain Vista Plan is out of date. With the land uses and residential densities proposed by the Montava development, the proposed roadways shown on the City’s Master Street Plan will be inadequate. Proposed roads such as Suniga, Turnberry Extension, Conifer Extension and Giddings Road will not be capable of handling the expected traffic. I’m concerned that over time, the northeast area will be overwhelmed with traffic congestion and diminishing our quality of life. A. Response from City Traffic Operations Engineer: The City is currently re-assessing the Master Street Plan as part of the City Plan Update. We are evaluating the Montava proposal and we are prepared to adjust the Master Street Plan accordingly. Keep in mind that the Montava developer informs us that full build-out could be around 20 years so not all the traffic impacts will be experienced at once. 17. I recall from the last go-around with Waterfield that the northbound Timberline Level of Service at Vine was rated F. And now, with a significant increase in density, it appears that the LOS will be F-. I caution the City that the proposed improvements to this intersection need to fully up and running prior to the impacts generated by Waterfield. 18. What is the alignment of Suniga Road east of Timberline with the Montava project? A. Response from City’s Traffic Operations Engineer: Suniga east of Timberline will split into two directions. It will veer south to tie back into E. Vine Drive. And, it will veer north and join up with the Giddings Road alignment south of Mountain Vista Drive. 19. Who pays for Suniga Road? A. Response from City Planner: The City’s policy is that developers pay for Suniga as development occurs. Now, having said that, there is one exception. The City is managing a capital project to construct Suniga from Blondel to N. College Avenue. A multi-family development, Crowne at Old Town North, is financially participating as that project has frontage on the north side of the road. This segment should be completed by the end of this year. 20. You mentioned the attributes that are gained by putting garages in the back of the units served by a private alley. But with a public street along the front, you’re still going to have parked cars lining the street. Won’t this defeat the purpose? ITEM 7, ATTACHMENT 8 Packet Pg. 154 5 A. We like having the garages in the back so the fronts of the units are not dominated by garages and driveways. This is generally the approach for narrow lots or for townhomes and has some aesthetic benefit for neighborhood ambiance. And, yes, we recognize that there will always be on-street parking which is typical of most neighborhoods. 21. As noted, we have the farm to the west. Will there be a fence along our shared property line? A. North of Suniga, our properties will be separated by what we are expecting to be the extension of Turnberry Road, the City’s neighborhood park and the Poudre School District elementary school. South of Suniga, we show rear yard fencing along the west property line of our lots. We intend to maintain all existing platted easements including Tract A which is dedicated as a 2.29 acre Utility and Drainage Easement. Also, as you know, Xcel/Public Service has a natural gas pressure regulation station in the southwest corner of our site which sits between our properties. 22. The proposed increase in density compared to the existing approved plan seems dramatic. A. Yes, we acknowledge that by proposing different housing models than single family detached on large lots, we are increasing the density. Keep in mind that the existing plan does not include Tract B which is about 13 acres. Since Tract B is zoned Medium Density Mixed-Use (M-M-N), development must come in at a minimum of seven dwelling units per acre (yielding 91 units) and what we estimate could be up to 24 dwelling units per acre (yielding 312 units). When viewed in this perspective, the increase in density appears to be less dramatic. 23. This perspective is based on the assumption that Tract B could support a project at 24 dwelling units per acre. 24. Will Tact B develop as apartments? A. No, we are blending Tract B into the whole project, so it will not stand on its own as it was under the existing plan. 25. I see some open space south of the proposed neighborhood center – what is the status of this parcel? A. This is the area that we discussed with the Poudre School District for a possible addition to their site so they can take access off internal local streets versus Turnberry Road. 26. The notification letter says that the existing plan is on 70 acres but the proposal is on 118 acres. Can you explain the discrepancy? A. Response from City Planner. This reference to 70 acres was in error. 27. The City Traffic Engineer mentioned that the developer will pay a proportional share of the Timberline / Vine capital project. How is this determined? ITEM 7, ATTACHMENT 8 Packet Pg. 155 6 A. Response from City Traffic Engineer: This is determined by what is referred to as trip generation (expected volume of traffic) as quantified by the Transportation Impact Study that is required for this project. 28. Will there be an H.O.A and private covenants and how do you decide to set this up? A. Usually, an H.O.A. is formed to establish a mechanism for managing common areas. Regarding private covenants, we are not at the stage yet on deciding about covenants. 29. Will there be any tax increment financing associated with this project? A. No. 30. The City’s Master Street Plan shows a grade-separated crossing for Timberline Road over Vine Drive and the B.N.S.F railroad tracks. Awhile back, I attended a City- sponsored public meeting and asked if such a crossing was feasible within my lifetime and was told that such a capital project, given the cost, was unrealistic in the short term. Since I am now 69 years old, I will take that to mean that such a crossing will not occur in my lifetime. A. Response from City Traffic Operations Engineer: There are currently seven grade- separated crossings shown on the Master Street Plan. Only one is moving forward with design and that is for N. Lemay to be re-aligned and raised over Vine and the railroad. And, this project is only partially funded. The total cost is expected to be between 20 and 25 million dollars with the funding shortfall being between 10 and 12 million dollars. Given the size, scope and cost of grade-separated crossings, it is more likely than not that the other crossings will be considered long term versus short term projects. This is why signalizing the at-grade crossing at Timberline and Vine is moving forward as a short term solution. 31. Are there plans to annex Adriel Hills? We are concerned about Montava developing and putting pressure on Adriel Hills to annex. A. Response from City Planner: There are no plans to annex Adriel Hills. Keep in mind that existing contiguity, necessary for annexation, is already established by Storybook to your northeast and the K & M property to your east, both of which are already annexed into the City of Fort Collins. This existing contiguity has not led to any changes in the status of annexing Adriel Hills. Nor is there any enclave potential which would allow the City to involuntarily annex after a period of three years. Montava is also already annexed and is not contiguous to Adriel Hills. 32. I live north of the Weiss’s farm and enjoy the view of the Waterfield pond and wetland. I too am concerned about the increase in density. 33. Will the future residents of Waterfield be able to enjoy the pond and wetland? A. Yes, as you can see, buildings just east of the pond are separated allowing for view corridors to this open space area. And, we will continue the trail around the pond and wetland as it was approved by the existing plan. 34. Has the area of the pond and wetland changed over the years? ITEM 7, ATTACHMENT 8 Packet Pg. 156 7 A. Yes, as the consultant for Waterfield 2nd Filing (2006), Waterfield 3rd Filing (2013) and now the current iteration, I have seen the area of the pond and wetland reduced over the years. The consulting team is not exactly sure the reasons for this reduction as the area continues to be farmed and irrigated. Nevertheless, we are required by the City to delineate the boundary in order to establish the natural habitat buffer zone. Our site plan will reflect this buffer area. 35. Are water and sewer available to serve the site? A. Yes, two special districts serve the site. Sewer is provided by Boxelder Sanitation District and water is provided by East Larimer County Water District (Elco). In addition to normal tap fees, we are required by Elco to either bring water raw water rights to their system or pay cash-in-lieu in order to meet their standards. ITEM 7, ATTACHMENT 8 Packet Pg. 157 WATERFIELD TRANSPORTATION IMPACT STUDY FORT COLLINS, COLORADO JULY 2018 Prepared for: TH Waterfield, LLC Thrive Home Builders 1875 Lawrence Street, Suite 100 Denver, CO 80202 Prepared by: DELICH ASSOCIATES 2272 Glen Haven Drive Loveland, CO 80538 Phone: 970-669-2061 FAX: 970-669-5034 Project # 1839 ITEM 7, ATTACHMENT 9 Packet Pg. 158 DELICH Waterfield TIS, July 2018 ASSOCIATES TABLE OF CONTENTS I. INTRODUCTION ........................................................................................................ 1 II. EXISTING CONDITIONS .......................................................................................... 2 Land Use ......................................................................................................................... 2 Streets ............................................................................................................................. 2 Existing Traffic ................................................................................................................. 5 Existing Operation ........................................................................................................... 5 Pederstrian Facilities ....................................................................................................... 8 Bicycle Facilities .............................................................................................................. 8 Transit Facilities .............................................................................................................. 8 III. PROPOSED DEVELOPMENT ................................................................................. 9 Trip Generation ............................................................................................................... 9 Trip Distribution ............................................................................................................... 9 Background Traffic Projections ....................................................................................... 9 Trip Assignment ............................................................................................................ 14 Signal Warrants ............................................................................................................. 14 Operation Analysis ........................................................................................................ 20 Vine/Lemay Adequate Public Facilities ......................................................................... 25 Geometry ...................................................................................................................... 28 Pedestrian Level of Service ........................................................................................... 28 Bicycle Level of Service ................................................................................................ 28 Transit Level of Service ................................................................................................. 28 IV. CONCLUSIONS .................................................................................................... 31 LIST OF TABLES 1. Current Peak Hour Operation .................................................................................... 7 2. Trip Generation ....................................................................................................... 11 3. Short Range (2023) Background Peak Hour Operation .......................................... 21 4. Long Range (2040) Background Peak Hour Operation ........................................... 22 5. Short Range (2023) Total Peak Hour Operation ..................................................... 24 6. Long Range (2040) Total Peak Hour Operation ...................................................... 26 ITEM 7, ATTACHMENT 9 Packet Pg. 159 DELICH Waterfield TIS, July 2018 ASSOCIATES LIST OF FIGURES 1. Site Location ............................................................................................................. 3 2. Existing Geometry ..................................................................................................... 4 3. Recent Peak Hour Traffic .......................................................................................... 6 4. Site Plan .................................................................................................................. 10 5. Trip Distribution ....................................................................................................... 12 6. Short Range (2023) Background Peak Hour Traffic ................................................ 13 7. Long Range (2040) Background Peak Hour Traffic ................................................. 15 8. Short Range (2023) Site Generated Peak Hour Traffic ........................................... 16 9. Long Range (2040) Site Generated Peak Hour Traffic ............................................ 17 10. Short Range (2023) Total Peak Hour Traffic ........................................................... 18 11. Long Range (2040) Total Peak Hour Traffic ............................................................ 19 12. Short Range (2023) Geometry ................................................................................ 29 13. Long Range (2040) Geometry ................................................................................. 30 APPENDICES A. Base Assumptions Form B. Peak Hour Traffic Counts C. Current Peak Hour Operation/Level of Service Descriptions/Fort Collins Motor Vehicle LOS Standards (Intersections) D. Signal Warrants E. Short Range (2023) Background Peak Hour Operation F. Long Range (2040) Background Peak Hour Operation G. Short Range (2023) Total Peak Hour Operation H. Long Range (2040) Total Peak Hour Operation I. Fort Collins Code pertaining to APF J. Pedestrian/Bicycle Level of Service Worksheets ITEM 7, ATTACHMENT 9 Packet Pg. 160 DELICH Waterfield TIS, July 2018 ASSOCIATES Page 1 I. INTRODUCTION This transportation impact study (TIS) addresses the capacity, geometric, and control requirements at and near the proposed Waterfield development. The proposed Waterfield development is located in the north of Vine Drive and east of Timberline Road in Fort Collins, Colorado. During the course of the analysis, numerous contacts were made with the owner (TH Waterfield, LLC), the project engineer (Northern Engineering), the project planner (Ripley Design), and the City of Fort Collins Traffic Operations staff. The Transportation Impact Study Base Assumptions form and related documents are provided in Appendix A. This study generally conforms to the format set forth in the Fort Collins TIS Guidelines in the “Larimer County Urban Area Street Standards” (LCUASS). Due to the trip generation, this is a full transportation impact study. The study involved the following steps: - Collect physical, traffic, and development data; - Perform trip generation, trip distribution, and trip assignment; - Determine peak hour traffic volumes; - Conduct capacity and operational level of service analyses on key intersections; - Analyze signal warrants; - Conduct level of service evaluation of pedestrian, bicycle, and transit modes of transportation This TIS is a revision of the “Waterfield Transportation Impact Study” dated December 2013. It addresses City staff comments with regard to the number of dwelling units, signalization of the Timberline/Vine intersection, and APF at the Lemay/Vine intersection. ITEM 7, ATTACHMENT 9 Packet Pg. 161 DELICH Waterfield TIS, July 2013 ASSOCIATES Page 2 II. EXISTING CONDITIONS The location of the Waterfield development is shown in Figure 1. It is important that a thorough understanding of the existing conditions be presented. Land Use Land uses in the area are primarily residential, industrial, and agricultural/open. There are residential uses to the southeast of the site. There are industrial uses to the south of the site. There are agricultural/open uses to the west, east, and north of the site. The proposed Waterfield site is currently vacant. The center of Fort Collins lies to the southwest of the proposed Waterfield. Streets The primary streets near the Waterfield site are Timberline Road, Vine Drive, Lemay Avenue, and Merganser Drive. Figure 2 shows a schematic of the existing geometry at the Timberline/Vine, Vine/Merganser, and Lemay/Vine intersections. Timberline Road is to the east of (adjacent to) the proposed Waterfield site. It is a north-south street classified as a four-lane arterial according to the Fort Collins Master Street Plan. Currently, Timberline Road has a two-lane cross section in this area. At the Timberline/Vine intersection, Timberline Road has all movements combined into a single lane. The Timberline/Vine intersection has all-way stop control. The posted speed limit in this area of Timberline Road is 35 mph, south of Vine Drive, and 45 mph, north of Vine Drive. Vine Drive is to the south of (adjacent to) the proposed Waterfield site. It is an east-west street classified as a two-lane collector according to the Fort Collins Master Street plan. Currently, Vine Drive has a two-lane cross section. At the Timberline/Vine intersection, Vine Drive has all movements combined into a single lane. At the Vine/Merganser intersection, Vine Drive has all movements combined into a single lane. At the Lemay/Vine intersection, Vine Drive has an eastbound and westbound left-turn lane and a through/right-turn lane in each direction. The Vine/Merganser intersection has stop sign control on Merganser Drive. The Lemay/Vine intersection has signal control. The posted speed limit in this area of Vine Drive is 45 mph, east of Lemay Avenue and 35 mph, approaching the Lemay/Vine intersection. Merganser Drive is to the east of (adjacent to) the proposed Waterfield site. It is a north-south street classified as a local according to the Fort Collins Master Street plan. Merganser Drive only has a north leg at the Vine/Merganser intersection. Currently, Merganser Drive has a two-lane cross section with parking on both sides of the street. At the Vine/Merganser intersection, Merganser Drive has no striping. However, it was observed to operate as a southbound left-turn lane and southbound right-turn lane. The posted speed limit in this area on Merganser Drive is 25 mph. ITEM 7, ATTACHMENT 9 Packet Pg. 162 BURLINGTON NORTHERN RAILROAD SCALE: 1"=2000' SITE LOCATION Figure 1 DELICH ASSOCIATES Waterfield TIS, July 2018 Page 3 Vine Drive Timberline Road Mountain Vista Mulberry Road Lemay Avenue ITEM 7, ATTACHMENT 9 Packet Pg. 163 EXISTING GEOMETRY Figure 2 DELICH ASSOCIATES Waterfield TIS, July 2018 Page 4 Vine Drive Timberline Road Lemay Avenue - Denotes Lane Merganser Drive ITEM 7, ATTACHMENT 9 Packet Pg. 164 DELICH Waterfield TIS, July 2018 ASSOCIATES Page 5 Lemay Avenue is to the west of the proposed Waterfield site. It is a north-south street classified as a four-lane arterial according to the Fort Collins Master Street plan. Currently, Lemay Avenue has a two-lane cross section. At the Lemay/Vine intersection, Lemay Avenue has all movements combined into a single lane. The posted speed limit in this area of Lemay Avenue is 35 mph, north of Vine Drive and 30 mph, south of Vine Drive. Existing Traffic Recent morning and afternoon peak hour traffic volumes are shown in Figure 3. The traffic counts at the Timberline/Vine, and Vine/Merganser intersections were obtained in July 2018. The traffic counts at the Lemay/Vine intersection were obtained in May 2016 by the City of Fort Collins. Raw traffic count data are provided in Appendix B. Existing Operation The Timberline/Vine, Vine/Merganser, and Lemay/Vine intersections were evaluated using techniques provided in the 2010 Highway Capacity Manual. Using the morning and afternoon peak hour traffic shown in Figure 3, the peak hour operation is shown in Table 1. The Vine/Merganser intersection meets the City of Fort Collins Motor Vehicle LOS standard during the morning and afternoon peak hours. The Timberline/Vine and Lemay/Vine intersections do not meet the City of Fort Collins Motor Vehicle LOS standard during the afternoon peak hour. At the Timberline/Vine intersection, the calculated delay for the eastbound approach, northbound approach, and overall was commensurate with level of service F. At the Lemay/Vine intersection, the calculated delay for the westbound approach and eastbound through/right-turn lane was commensurate with level of service F. Calculation forms are provided in Appendix C. A description of level of service for signalized and unsignalized intersections from the 2010 Highway Capacity Manual and a table showing the Fort Collins Motor Vehicle LOS Standards (Intersections) are also provided in Appendix C. Acceptable overall operation at signalized intersections during the peak hours is defined as level of service D or better. At signalized intersections, acceptable operation of any leg and any movement is level of service E. At arterial/arterial and collector/collector stop sign controlled intersections, acceptable operation is considered to be at level of service E, overall and level of service F, for any approach leg. At arterial/collector, arterial/local, collector/local, and local/local stop sign controlled intersections; acceptable operation is considered to be at level of service D, overall and level of service F, for any approach leg. ITEM 7, ATTACHMENT 9 Packet Pg. 165 RECENT PEAK HOUR TRAFFIC Figure 3 DELICH ASSOCIATES Waterfield TIS, July 2018 Page 6 AM/PM Vine Drive 5/2 3/4 4/6 306/330 1/14 200/376 39/53 311/751 39/74 41/26 594/520 46/72 9/40 111/202 68/73 89/142 184/159 63/40 76/121 90/194 37/81 42/56 246/157 9/14 25/48 92/217 89/111 7/9 181/161 104/65 Lemay Avenue Merganser Drive Timberline Road ITEM 7, ATTACHMENT 9 Packet Pg. 166 DELICH Waterfield TIS, July 2018 ASSOCIATES Page 7 TABLE 1 Current Peak Hour Operation Intersection Movement Level of Service AM PM Timberline/Vine (stop sign) EB LT/T/RT B F WB LT/T/RT C D NB LT/T/RT B F SB LT/TRT C D OVERALL C F Vine/Merganser (stop sign) EB LT/T A A SB LT B C SB RT B B SB APPROACH B B OVERALL A A Lemay/Vine (signal) EB LT D D EB T/RT D F EB APPROACH D E WB LT D D WB T/RT E F WB APPROACH E F NB LT/T/RT A B SB LT/T/RT B B OVERALL C D ITEM 7, ATTACHMENT 9 Packet Pg. 167 DELICH Waterfield TIS, July 2018 ASSOCIATES Page 8 Pedestrian Facilities There are sidewalks along Timberline Road and Vine Drive along the Bull Run development. There are sidewalks along both sides of Merganser Drive. It is expected that as properties in this area are developed or redeveloped, sidewalks will be installed as part of the street infrastructure. Bicycle Facilities Bicycle lanes exist along Timberline Road, Vine Drive, and Lemay Avenue within the study area. Transit Facilities Currently, this area of Fort Collins is served by Transfort Route 14. There is a bus stop at the Timberline/Vine intersection. ITEM 7, ATTACHMENT 9 Packet Pg. 168 DELICH Waterfield TIS, July 2018 ASSOCIATES Page 9 III. PROPOSED DEVELOPMENT The Waterfield is a residential development with 499 dwelling units. There are 100 2-story townhomes, 89 3-story townhomes, 81 single family homes, 28 duplexes, and 201 cottages. Figure 4 shows a site plan of the Waterfield development. The short range analysis (Year 2023) includes full development of the Waterfield development site and an appropriate increase in background traffic, due to normal growth, and other approved/proposed developments in the area. The long range analysis (Year 2040) includes full development of the Waterfield site and background traffic due to normal growth and in general accordance with the Fort Collins Structure Plan. This development will build the future Suniga Road from Timberline Road to the west edge of the property. The long range future analysis year is considered to be 2040 and reflects the future Suniga Road from North College Avenue through Timberline Road. The site plan shows that the residential area north of Suniga Road will have access to Suniga Road via Merganser Drive; a right-in/right-out to Suniga Road; and a right-in/right-out access to Timberline Road. The residential area south of Suniga Road will have one access to Vine Drive, one access to existing Merganser Drive, and two right-in/right-out accesses to Suniga Road. In the short range (2023) future, the access to Timberline Road is assumed to be full movement. Trip Generation Trip generation is important in considering the impact of a development such as this upon the existing and proposed street system. A compilation of trip generation information contained in Trip Generation, 10th Edition, ITE was used to estimate trips that would be generated by the proposed Waterfield development. A trip is defined as a one-way vehicle movement from origin to destination. Table 2 shows the daily and peak hour trip generation for the Waterfield development. Full development of the Waterfield development resulted in 4144 daily trip ends, 308 morning peak hour trip ends, and 402 afternoon peak hour trip ends. Trip Distribution Trip distribution for the Waterfield development was based on existing/future travel patterns, land uses in the area, consideration of trip attractions/productions in the area, and engineering judgment. Figure 5 shows the trip distribution for the short range (2023) and long range (2040) analysis futures. The trip distribution was agreed to by City of Fort Collins staff in the scoping discussions/emails. Background Traffic Projections Figure 6 shows the short range (2023) background peak hour traffic projections. These forecasts assume that the current street network exists in this area. Background traffic projections for the short range were obtained by reviewing the North Front Range ITEM 7, ATTACHMENT 9 Packet Pg. 169 SITE PLAN Figure 4 DELICH ASSOCIATES Waterfield TIS, July 2018 Page 10 Merganser Drive Vine Drive Suniga Road Timberline Road ITEM 7, ATTACHMENT 9 Packet Pg. 170 DELICH Waterfield TIS, July 2018 ASSOCIATES Page 11 TABLE 2 Trip Generation Code Use Size AWDTE AM Peak Hour PM Peak Hour Rate Trips Rate In Rate Out Rate In Rate Out North of Suniga 220 2-Story Townhome 67 D.U. 7.32 490 0.11 7 0.35 23 0.35 23 0.21 14 221 3-Story Townhome 40 D.U. 5.44 218 0.09 4 0.27 11 0.27 11 0.17 7 210 Single Family/ Duplex/Cottages 205 D.U. 9.44 1936 0.19 39 0.55 113 0.62 127 0.37 76 North of Suniga Subtotal 2644 50 147 161 97 South of Suniga 220 2-Story Townhome 33 D.U. 7.32 242 0.11 4 0.35 12 0.35 12 0.21 7 221 3-Story Townhome 49 D.U. 5.44 266 0.09 4 0.27 13 0.27 13 0.17 8 210 Single Family/ Duplex/Cottage 105 D.U. 9.44 992 0.19 20 0.55 58 0.62 65 0.37 39 South of Suniga Subtotal 1500 28 83 90 54 Total 4144 78 230 251 151 ITEM 7, ATTACHMENT 9 Packet Pg. 171 TRIP DISTRIBUTION Figure 5 DELICH ASSOCIATES Waterfield TIS, July 2018 Page 12 Timberline Road Vine Drive 10% 40% 40% 10% ITEM 7, ATTACHMENT 9 Packet Pg. 172 SHORT RANGE (2023) BACKGROUND PEAK HOUR TRAFFIC Figure 6 DELICH ASSOCIATES Waterfield TIS, July 2018 Page 13 AM/PM Merganser Drive Timberline Road 5/2 3/4 4/6 462/452 1/14 255/564 206/209 130/249 70/126 50/65 299/213 10/17 30/57 104/247 130/258 10/10 208/181 146/111 Lemay Avenue 51/90 359/886 70/188 49/33 704/613 62/112 15/52 145/295 106/94 126/174 268/218 154/92 Vine Drive ITEM 7, ATTACHMENT 9 Packet Pg. 173 DELICH Waterfield TIS, July 2018 ASSOCIATES Page 14 Regional Transportation Plan, engineering judgment, and various traffic studies prepared for this area of Fort Collins. Based upon these sources, it was determined that the traffic volumes would increase by approximately 2.0 percent per year. The Trailhead (Tracts F & G), East Ridge, Water’s Edge (Phase 1), Retreat at Fort Collins, and Northfield (Phase1) were included in the short range volumes. Retreat at Fort Collins and Northfield developments are in the planning stage and not approved projects. The Lemay/Vine intersection was increased by adding traffic from approved projects in the area that have yet to be built or built out. This data was provided by Fort Collins City staff. It is noted that the background traffic at the Lemay/Vine intersection has the peak hour traffic from 191 single family dwelling units (in Waterfield) that were approved in 2013. Figure 7 shows the long range (2040) background peak hour traffic projections. The long range (2040) future reflects completion of Suniga Road, as shown in the Fort Collins Master Street Plan. Trip Assignment Trip assignment is how the generated and distributed trips are expected to be loaded on the street system. The assigned trips are the resultant of the trip distribution process. Figures 8 and 9 show the respective short range (223) and long range (2040) site generated peak hour traffic. In Figure 8, the assigned traffic at the various site access intersections reflect full development of Waterfield. However, the site traffic assignment at the Lemay/Vine intersection reflects the full development of Waterfield minus the Waterfield approved traffic as noted above. Figure 10 shows the short range (2023) total (site plus background) peak hour traffic forecast. Figure 11 shows the long range (2040) total (site plus background) peak hour traffic forecast. Signal Warrants As a matter of policy, traffic signals are not installed at any location unless warrants are met according to the Manual on Uniform Traffic Control Devices. For the roads in the vicinity of The Waterfield development, four hour and/or eight hour signal warrants are applicable. These warrants require much data and are applied when the traffic is actually on the area road system. It is acknowledged that peak hour signal warrants should not be applied, but since the peak hour forecasts are readily available in a traffic impact study, it is reasonable to use them to get an idea whether other signal warrants may be met. If peak hour signal warrants will not be met at a given intersection, it is reasonable to conclude that it is not likely that other signal warrants would be met. If peak hour signal warrants are met, it merely indicates that further evaluation should occur in the future as the development occurs. However, a judgment can be made that some intersections will likely meet other signal warrants. The Lemay/Vine intersection is currently signalized. Using the short range (2023) total peak hour traffic (Figure 10), the peak hour signal warrant will be met in the morning and afternoon peak hours at the Timberline/Vine intersection. It is likely that other signal warrants will be met in the short range (2023) ITEM 7, ATTACHMENT 9 Packet Pg. 174 LONG RANGE (2040) BACKGROUND PEAK HOUR TRAFFIC Figure 7 DELICH ASSOCIATES Waterfield TIS, July 2018 Page 15 Merganser Drive 5/5 0/0 0/0 45/65 5/10 45/55 215/220 200/435 75/140 135/120 430/245 70/105 95/175 105/305 170/175 95/70 255/195 170/145 Suniga Road Vine Drive Timberline Road 155/205 540/960 30/155 90/95 960/730 85/135 35/70 260/385 155/145 135/190 280/285 160/80 370/655 5/10 605/535 10/10 5/5 5/5 Lemay Avenue AM/PM Rounded to Nearest 5 Vehicles ITEM 7, ATTACHMENT 9 Packet Pg. 175 SHORT RANGE (2023) SITE GENERATED PEAK HOUR TRAFFIC Figure 8 DELICH ASSOCIATES Waterfield TIS, July 2018 Page 16 AM/PM Merganser Drive 55/36 13/9 4/14 19/35 19/59 30/27 11/38 20/58 3/9 52/36 8/5 36/23 Suniga Road Vine Drive 10/32 Timberline Road 21/69 10/8 63/41 15/10 5/11 9/5 29/20 5/16 3/9 Lemay Avenue 7/22 3/7 6/20 6/3 19/13 21/15 Site Accesses 28/19 27/17 10/29 64/42 9/31 22/69 Site Access 3/10 9/6 Site Access 18/57 10/6 4/14 4/11 12/8 51/34 18/58 5/3 43/29 30/19 LONG RANGE (2040) SITE GENERATED PEAK HOUR TRAFFIC Figure 9 DELICH ASSOCIATES Waterfield TIS, July 2018 Page 17 AM/PM Merganser Drive Site Access 5/3 NOM NOM 1/5 11/6 NOM NOM 5/3 4/11 1/5 51/96 9/14 38/21 7/3 22/14 35/17 70/35 32/31 Suniga Road 22/14 4/11 4/11 50/27 Vine Drive Site Access Timberline Road 15/33 5/11 13/30 12/7 33/17 38/20 6/3 NOM 32/20 40/24 NOM 55/30 18/64 40/16 2/6 14/44 77/31 11/34 11/7 3/10 11/37 A A ITEM 7, ATTACHMENT 9 Packet Pg. 177 SHORT RANGE (2023) TOTAL PEAK HOUR TRAFFIC Figure 10 DELICH ASSOCIATES Waterfield TIS, July 2018 Page 18 216/241 151/318 70/126 60/73 362/254 25/27 113/252 159/278 12/12 213/197 149/120 51/90 359/886 77/210 49/33 704/613 65/119 15/52 151/315 106/94 132/177 287/231 175/107 0/0 18/58 5/3 0/0 43/29 30/19 0/0 9/6 0/0 7/22 3/10 12/12 AM/PM Merganser Drive 60/38 16/13 8/20 481/487 20/73 285/591 11/38 182/351 3/9 411/331 8/5 36/23 Suniga Road Vine Drive Timberline Road Lemay Avenue Site Accesses LONG RANGE (2040) TOTAL PEAK HOUR TRAFFIC Figure 11 DELICH ASSOCIATES Waterfield TIS, July 2018 Page 19 AM/PM Merganser Drive Site Access 10/10 0/0 0/0 10/10 5/15 5/10 135/170 200/435 75/140 145/135 470/265 75/110 115/190 120/165 130/145 95/70 145/135 110/90 Suniga Road 410/695 5/10 640/480 50/30 Vine Drive Timberline Road 115/90 395/885 30/150 30/15 890/665 25/25 10/30 245/375 50/70 30/30 270/270 160/75 10/10 5/5 40/25 40/25 5/5 55/30 20/65 270/445 10/15 15/45 395/315 20/45 Site Access 10/5 DELICH Waterfield TIS, July 2018 ASSOCIATES Page 20 future. In discussions with City staff, a signal at the existing Timberline/Vine intersection is expected in the short range future. Therefore, the Timberline/Vine intersection was analyzed with and without signal control. Other key unsignalized intersections do not meet signal spacing and will not be signalized. The peak hour signal warrant analyses are provided in Appendix D. Using the long range (2040) total peak hour traffic (Figure 11), the peak hour signal warrant will likely be met in the morning and afternoon peak hours at the Timberline/Suniga and Lemay/Suniga intersections. Based on the peak hour signal warrant, it is likely that other volume based signal warrants would be met at the Timberline/Suniga and the Lemay/Suniga intersections. Therefore, the Timberline/Suniga and the Lemay/Suniga intersections were analyzed with signal control in the long range (2040) future. Other key unsignalized intersections do not meet signal spacing and will not be signalized. The peak hour signal warrant analyses are provided in Appendix D Operation Analysis In the short range (2023) future capacity analyses were performed at the Timberline/Vine, Vine/Merganser, Lemay/Vine, Timberline/Suniga, Suniga/Merganser, and the Site Access intersections. The Timberline/Vine intersection was analyzed with existing stop sign control and with the City’s proposed improvements (signalization and NB/SB left-turn lanes). In the long range (2040) future capacity analyses were performed at the Vine/Merganser, Timberline/Suniga, Suniga/Merganser, Lemay/Suniga, and the Site Access intersections. The operations analyses were conducted for the short range and long range futures, reflecting year 2023 and 2040 conditions, respectively. Using the traffic volumes shown in Figure 6, the Timberline/Vine, Vine/Merganser, and Lemay/Vine intersections operate in the short range (2023) background traffic future as indicated in Table 3. Calculation forms for these analyses are provided in Appendix E. The key intersections will meet the City of Fort Collins Motor Vehicle LOS Standard during the morning and afternoon peak hours with improvements at the Timberline/Vine intersection, except for the Lemay/Vine intersection in the afternoon peak hour. At the Lemay/Vine intersection, the calculated delay for the afternoon approaches and overall was commensurate with level of service F. Using the traffic volumes shown in Figure 7, the Timberline/Suniga, Suniga/ Merganser, Lemay/Suniga, and Vine/Merganser intersections operate in the long range (2040) background traffic future as indicated in Table 4. Calculation forms for these analyses are provided in Appendix F. The key intersections will meet the City of Fort Collins Motor Vehicle LOS Standard during the morning and afternoon peak hours. Using the traffic volumes shown in Figure 10, the Timberline/Vine, Vine/Merganser, Vine/Site Access, Lemay/Vine, Timberline/Suniga, Timberline/Site Access, Suniga/Merganser, and Suniga/Site Access A intersections operate in the short range (2023) total traffic as indicated in Table 5. Calculation forms for these analyses are ITEM 7, ATTACHMENT 9 Packet Pg. 180 DELICH Waterfield TIS, July 2018 ASSOCIATES Page 21 TABLE 3 Short Range (2022) Background Peak Hour Operation Intersection Movement Level of Service AM PM Timberline/Vine (stop sign) EB LT/T/RT E F WB LT/T/RT F F NB LT/T/RT F F SB LT/T/RT F F OVERALL F F Timberline/Vine (signal) EB LT/T/RT C C WB LT/T/RT D D NB LT B C NB T/RT B C NB APPROACH B C SB LT B C SB T/RT C D SB APPROACH C D OVERALL C C Vine/Merganser (stop sign) EB LT/T A A SB LT C C SB RT B B SB APPROACH B C OVERALL A A Lemay/Vine (signal) EB LT D D EB T/RT D F EB APPROACH D F WB LT C D WB T/RT E F WB APPROACH D F NB LT/T/RT B F SB LT/T/RT C F OVERALL C F ITEM 7, ATTACHMENT 9 Packet Pg. 181 DELICH Waterfield TIS, July 2018 ASSOCIATES Page 22 TABLE 4 Long Range (2040) Background Peak Hour Operation Intersection Movement Level of Service AM PM Timberline/Suniga (signal) EB LT C C EB T D C EB RT A C EB APPROACH D C WB LT C C WB T D D WB RT A A WB APPROACH D D NB LT A B NB T B B NB RT B B NB APPROACH B B SB LT B B SB T B B SB RT B B SB APPROACH B B OVERALL C C Suniga/Merganser (stop sign) EB LT A A WB LT A A NB LT C C NB T/RT B B NB APPROACH B B SB LT C C SB T/RT B B SB APPROACH C C OVERALL B B Continued on next page ITEM 7, ATTACHMENT 9 Packet Pg. 182 DELICH Waterfield TIS, July 2018 ASSOCIATES Page 23 Continued from previous page TABLE 4 Long Range (2040) Background Peak Hour Operation Intersection Movement Level of Service AM PM Lemay/Suniga (signal) EB LT D D EB T E D EB RT A A EB APPROACH E D WB LT D D WB T D D WB RT D D WB APPROACH D D NB LT B A NB T B B NB RT A B NB APPROACH B B SB LT A B SB T B B SB RT B B SB APPROACH B B OVERALL C C Vine/Merganser (stop sign) EB LT/T A A SB LT A A SB RT A A SB APPROACH A A OVERALL A A ITEM 7, ATTACHMENT 9 Packet Pg. 183 DELICH Waterfield TIS, July 2018 ASSOCIATES Page 24 TABLE 5 Short Range (2022) Total Peak Hour Operation Intersection Movement Level of Service AM PM Timberline/Vine (stop sign) EB LT/T/RT E F WB LT/T/RT F F NB LT/T/RT F F SB LT/T/RT F F OVERALL F F Timberline/Vine (signal) EB LT/T/RT C C WB LT/T/RT D D NB LT B C NB T/RT B C NB APPROACH B C SB LT B C SB T/RT C D SB APPROACH C D OVERALL C C Vine/Merganser (stop sign) EB LT/T A A SB LT C C SB RT B B SB APPROACH B C OVERALL A A Vine/Site Access (stop sign) EB LT/T A A SB LT C C SB RT B B SB APPROACH B C OVERALL A A Lemay/Vine (signal) EB LT D D EB T/RT D F EB APPROACH D F WB LT C D WB T/RT E F WB APPROACH D F NB LT/T/RT B F SB LT/T/RT C F OVERALL C F Timberline/Vine (stop sign) EB LT/T/RT C D WB LT/T/RT D C NB LT/T/RT C F SB LT/T/RT D C ITEM 7, ATTACHMENT 9 Packet Pg. 184 DELICH Waterfield TIS, July 2018 ASSOCIATES Page 24 Vine/Merganser (stop sign) EB LT/T A A SB LT B C SB RT B B OVERALL B B Vine/Site Access (stop sign) EB LT/T A A SB LT/RT B B Timberline/Suniga (stop sign) EB LT B B EB RT B A EB APPROACH B B NB LT/T A A Suniga/Merganser (stop sign) EB LT A A WB LT A A NB LT A A NB T/RT A A NB APPROACH A A SB LT A A SB T/RT A A SB APPROACH A A Timberline/Site Access (stop sign) EB LT/RT B B NB LT/T A A Lemay/Vine (signal) EB LT D D EB T/RT D F EB APPROACH D F WB LT C D WB T/RT E F WB APPROACH D F NB LT/T/RT B F SB LT/T/RT C F OVERALL C F ITEM 7, ATTACHMENT 9 Packet Pg. 185 DELICH Waterfield TIS, July 2018 ASSOCIATES Page 25 provided in Appendix G. The key intersections will meet the City of Fort Collins Motor Vehicle LOS Standard during the morning and afternoon peak hours, except for the Lemay/Vine intersection in the afternoon peak hour and the Timberline/Vine intersection with stop sign control. At the Lemay/Vine intersection, the calculated delay for the afternoon approaches was commensurate with level of service F. The Timberline/Vine intersection meets the standard with signal control. Mitigation for the Lemay/Vine and Timberline/Vine intersections level of service will be determined through discussion with the City of Fort Collins. Using the traffic volumes shown in Figure 11, the Vine/Merganser, Timberline/Suniga, Suniga/Merganser, and Lemay/Suniga intersections operate in the long range (2040) total traffic future as indicated in Table 6. Calculation forms for these analyses are provided in Appendix H. The key intersections will meet the City of Fort Collins Motor Vehicle LOS Standard during the morning and afternoon peak hours with a signal at the Timberline/Suniga and Suniga/Lemay intersections. Vine/Lemay Adequate Public Facilities Proposed developments in Northeast Fort Collins are required to address the operation at the Vine/Lemay intersection. This intersection has been an issue for proposed developments in North Fort Collins that will contribute traffic through this intersection. Due to existing site constraints, a short term improvement is not probable/practical and a proposed long term solution of grade separation has not been fully funded. Language from the Fort Collins Code, pertaining to APF, is provided in Appendix I. The transportation elements are contained in: 3.7.3(D)(1); 3.7.3(1)(a); and 3.7.3(F). In 3.7.3(D)(1) and 3.7.3(1)(a), an intersection overall level of service E must be achieved to not cause an APF issue. In 3.7.3(F), an APF exception can be granted when the project traffic, through the Vine/Lemay intersection, is less than 50 peak hour trips. Using the traffic volumes shown in Figure 10, the overall level of service at the Vine/Lemay intersection will be C and F, in the respective peak hours. The site generated traffic shown in Figure 8, the site generated traffic passing through the Vine/Lemay intersection is 62 and 80 vehicles, in the respective peak hours. The APF exception element cannot be applied, since the traffic passing through the Vine/Lemay intersection is greater than 50 vehicles in either peak hour. The City of Fort Collins is considering revisions to the Fort Collins Code, pertaining to APF. These changes, if approved, will allow larger developments to move forward by proposing mitigation options based on the size/impact of the development. If the Code revisions related to APF are not approved, the Waterfield development will need to consider options related to this issue: 1) phase the development so that less than 50 peak hour trips are generated through the Lemay/Vine intersection; 2) propose and install ITEM 7, ATTACHMENT 9 Packet Pg. 186 DELICH Waterfield TIS, July 2018 ASSOCIATES Page 26 TABLE 6 Long Range (2040) Total Peak Hour Operation Intersection Movement Level of Service AM PM Timberline/Suniga (signal) EB LT C C EB T D C EB RT A C EB APPROACH D C WB LT C C WB T D D WB RT A A WB APPROACH D D NB LT A B NB T B B NB RT B B NB APPROACH B B SB LT B B SB T B B SB RT B B SB APPROACH B B OVERALL C C Suniga/Merganser (stop sign) EB LT A A WB LT A A NB LT C D NB T/RT B B NB APPROACH B C SB LT C D SB T/RT B C SB APPROACH C C Continued on next page ITEM 7, ATTACHMENT 9 Packet Pg. 187 DELICH Waterfield TIS, July 2018 ASSOCIATES Page 27 Continued from previous page TABLE 6 Long Range (2040) Total Peak Hour Operation Intersection Movement Level of Service AM PM Suniga/Lemay (signal) EB LT D D EB T D D EB RT A A EB APPROACH D D WB LT D D WB T D D WB RT D D WB APPROACH D D NB LT B B NB T B B NB RT A B NB APPROACH B B SB LT A B SB T B B SB RT B B SB APPROACH B B OVERALL C C Vine/Merganser (stop sign) EB LT/T A A SB LT A A SB RT A A SB APPROACH A A Vine/Site Access (stop sign) EB LT/T A A SB LT/RT A A Timberline/Site Access (stop sign) EB RT B B ITEM 7, ATTACHMENT 9 Packet Pg. 188 DELICH Waterfield TIS, July 2018 ASSOCIATES Page 28 improvements to the existing Lemay/Vine intersection; or 3) provided funds toward the construction of grade separated improvements. It should be noted that phasing developments to stay under the APF threshold has been the standard approach for other large developments in the northeastern portion of Fort Collins. Geometry Figure 12 shows a schematic of the short range (2023) geometry. This is existing geometry at the Timberline/Vine and Vine/Merganser intersections. At the Timberline/Suniga and Timberline/Site Access intersections, left-turn lanes are required based on arterial street standards. Figure 13 shows a schematic of the long range (2040) geometry. This is based on the Fort Collins Master Street Plan. Pedestrian Level of Service Appendix J shows a map of the area that is within 1320 feet of the Waterfield development. There are two pedestrian destinations within 1320 feet of the Waterfield development. These are: 1) the residential area to the southeast (Bull Run) and 2) the residential area to the south of this site. The Waterfield site is located within an area termed as “transit corridor,” which sets the level of service threshold at LOS B for directness and security and LOS C for all other measured categories. Pedestrian level of service is not achieved for pedestrian destination two with regard to continuity. The Pedestrian LOS Worksheet is provided in Appendix J. Timberline Road does not have a sidewalk. The practical limits of pedestrian improvements would be on the Waterfield site itself. Bicycle Level of Service Appendix J shows a map of the area that is within 1320 feet of the Waterfield development. There are no bicycle destinations within 1320 feet of the Waterfield development. The Bicycle LOS Worksheet is provided in Appendix J. The minimum level of service for this site is C. This site is connected to bike lanes on Vine Drive and Timberline Road. Therefore, it is concluded that level of service A can be achieved Transit Level of Service This area of Fort Collins is served by Transfort Route 14. There is a bus stop at the Timberline/Vine intersection. ITEM 7, ATTACHMENT 9 Packet Pg. 189 SHORT RANGE (2023) GEOMETRY Figure 12 DELICH ASSOCIATES Waterfield TIS, July 2018 Page 29 Merganser Drive Site Access Suniga Road Vine Drive Site Access Timberline Road Site Access - Denotes Lane ITEM 7, ATTACHMENT 9 Packet Pg. 190 LONG RANGE (2040) GEOMETRY Figure 13 DELICH ASSOCIATES Waterfield TIS, July 2018 Page 30 Merganser Drive Site Access Suniga Road Vine Drive Timberline Road Site Access Site Access - Denotes Lane ITEM 7, ATTACHMENT 9 Packet Pg. 191 DELICH Waterfield TIS, July 2018 ASSOCIATES Page 31 IV. CONCLUSIONS This study assessed the impacts of the Waterfield development on the street system in the vicinity of the proposed development in the short range (2023) and long range (2040) futures. As a result of this analysis, the following is concluded: - The development of the Waterfield is feasible from a traffic engineering standpoint. The trip generation of Waterfield development resulted in 4144 daily trip ends, 308 morning peak hour trip ends, and 402 afternoon peak hour trip ends. - Current operation at the Timberline/Vine, Vine/Merganser, and Lemay/Vine intersections meet the City of Fort Collins Motor Vehicle LOS standard during the morning and afternoon peak hours with existing signal control, geometry, and signal timing, except for the Lemay/Vine intersection in the afternoon peak hour. At the Lemay/Vine intersection, the calculated delay for the westbound approach and eastbound through/right-turn lane was commensurate with level of service F. - The Lemay/Vine intersection is currently signalized. Using the short range (2023) total peak hour traffic forecasts, the peak hour signal warrant will likely be met in the morning and afternoon peak hours at the Timberline/Vine intersection. Other key unsignalized intersections do not meet signal spacing and will not be signalized. Using the long range (2040) total peak hour traffic forecasts, the peak hour signal warrant will likely be met in the morning and afternoon peak hours at the Timberline/Suniga and Lemay/Suniga intersections. - In the short range (2023) future, given development of Waterfield and an increase in background traffic, the Timberline/Vine, Vine/Merganser, Vine/Site Access, Lemay/Vine, Timberline/Suniga, Timberline/Site Access, Suniga/Merganser, and Suniga/Site Access A intersections will meet the City of Fort Collins Motor Vehicle LOS Standard during the morning and afternoon peak hours, except for the Lemay/Vine intersection in the afternoon peak hour and the Timberline/Vine intersection with stop sign control. At the Lemay/Vine intersection, the calculated delay for the afternoon approaches was commensurate with level of service F. The Timberline/Vine intersection meets the standard with signal control. Mitigation for the Lemay/Vine and Timberline/Vine intersections level of service will be determined through discussion with the City of Fort Collins. - In the long range (2040) future, given full development of Waterfield and an increase in background traffic, the Vine/Merganser, Timberline/Suniga, Suniga/Merganser, and Lemay/Suniga intersections will meet the City of Fort Collins Motor Vehicle LOS Standard during the morning and afternoon peak hours with a signal at the Timberline/Suniga and Suniga/Lemay intersections. - The short range (2023) geometry is shown in Figure 12. The long range (2040) geometry is shown in Figure 13. ITEM 7, ATTACHMENT 9 Packet Pg. 192 DELICH Waterfield TIS, July 2018 ASSOCIATES Page 32 - This development does have an APF issue at the Vine/Lemay intersection. The City of Fort Collins is considering revisions to the Fort Collins Code, pertaining to APF. These changes, if approved, will allow larger developments to move forward by proposing mitigation options based on the size/impact of the development. If the Code revisions related to APF are not approved, the Retreat at Fort Collins will need to consider options related to this issue: 1) phase the development so that less than 50 peak hour trips are generated through the Lemay/Vine intersection; 2) propose and install improvements to the existing Lemay/Vine intersection; or 3) provided funds toward the construction of grade improvements. It should be noted that phasing developments to stay under the APF threshold has been the standard approach for other large developments in the northeastern portion of Fort Collins. - Acceptable level of service is achieved for bicycle, and transit modes based upon the measures in the multi-modal transportation guidelines and future improvements to the street system in the area. Pedestrian level of service B is not achieved for all pedestrian destinations with regard to continuity. There are properties that are within the pedestrian influence area that do not have sidewalks. The practical limits of pedestrian improvements would be on the Waterfield site itself. ITEM 7, ATTACHMENT 9 Packet Pg. 193 Agenda Item 8 Item 8, Page 1 PROJECT NAME STRAUSS CABIN ENCLAVE ANNEXATION AND ZONING, ANX180008. STAFF Kai Kleer, Associate Planner Ted Shepard, Chief Planner PROJECT INFORMATION PROJ ECT DESCRIPTION: This is a City-initiated request to annex and zone a 35.036-acre, eight-parcel enclave located in southeast Fort Collins, which abuts Kechter Road to the south and is bisected by Strauss Cabin Road. The requested zone district is Urban Estate. A Structure Plan amendment is also requested to change the designation of the property east of Strauss Cabin Road from Rural Open Lands to Urban Estate. APPLICANT: City of Fort Collins c/o Community Development and Neighborhood Services RECOMMENDATION: Staff recommends approval of the Structure Plan amendment, annexation and placement into the Urban Estate (U-E) zone district and Residential Neighborhood Sign District. STAFF REPORT Planning and Zoning Board December 20, 2018 Packet Pg. 194 Agenda Item 8 Item 8, Page 2 EXECUTIVE SUMMARY This is a request to annex and zone a 35.036-acre, eight-parcel enclave located in southeast Fort Collins that abuts Kechter Road to the south and is bisected by Strauss Cabin Road. 1. The annexation of this area is consistent with the policies and agreements between Larimer County and the City of Fort Collins as contained in the Intergovernmental Agreement for the Fort Collins Growth Management Area. 2. The area meets all criteria included in Colorado Revised Statues to qualify for enclave annexation to the City of Fort Collins. 3. Staff recommends specific findings that the Council may adopt that would allow the requested Structure Plan amendment to be consistent with council Resolution 2011-015 which permits amendments to the Structure Plan. 4. The requested Urban Estate (U-E) zone district is in conformance with the policies of City Plan and is consistent with the proposed amendment to the Structure Plan. 5. On November 20, 2018, City Council approved a resolution that accepted the annexation and determined the enclave was in compliance with State law. The resolution also initiated the annexation process for the property by establishing the date, time and place where a public hearing would be held regarding the readings of the Ordinances annexing and zoning the area. COMMENTS 1. Background: This is an involuntary annexation for a property located within the Growth Management Area. The project satisfies the requirements for involuntary annexation by being wholly surrounded by property within city limits and having been so for more than three years. The eight parcels became an enclave with the annexation of the Riverwalk Annexation on October 27, 2009. As of October 27, 2012, the City was authorized to annex the enclave by ordinance. The property became an enclave (fully surrounded by City limits) with the annexation of the Riverwalk Annexation on October 27, 2009. The surrounding incorporated land consists of the six previous annexations listed below. 1. Willow Brook Annexation No. 2, 1999 2. Sunrise Ridge Annexation, 2005 3. Sunrise Ridge Second Annexation, 2006 4. Old Oak Estates Annexation, 2007 5. McClelland’s Creek PD & PLD Second Filing Annexation, 2007 6. Eagle View Natural Area First Annexation, 2008 The surrounding zoning and land uses are as follows: Direction Zone District Existing Land Use North Urban Estate (U-E) Single Family Residence South Low Density Mixed-Use Neighborhood (L- M-N), Public Open Lands (P-O-L) Single Family Residence, McClelland’s Creek; Eagle View Natural Area East Rural Lands District (R-U-L) Unimproved Land, Single Family Residence West Low Density Mixed-Use Neighborhood Single Family Residential, Observatory Village Packet Pg. 195 Agenda Item 8 Item 8, Page 3 2. Zoning Analysis The property is currently zoned FA1 – Farming, as assigned by Larimer County. The proposed zoning for this annexation is the Urban Estate (U-E) zone district. The zoning will require a Structure Plan Amendment for the eastern portion of the enclave, while western half complies with the City of Fort Collins Structure Plan and Fossil Creek Reservoir Area Land Use Framework Plan. The parcels contain a combination of single-family homes, agricultural outbuildings, one vacant parcel and a place of worship. The purpose of the Urban Estate (U-E) zone district is as follows: “The Urban Estate District is intended to be a setting for a predominance of low-density and large-lot housing. The main purposes of this District are to acknowledge the presence of the many existing subdivisions which have developed in these uses that function as parts of the community and to provide additional locations for similar development, typically in transitional locations between more intense urban development and rural or open lands.” The existing conditions within the enclave align with this purpose statement. 3. Fossil Creek Reservoir Area Plan The subject parcels are contained within the Fossil Creek Reservoir Area Plan. This Plan was adopted in 1999 and covers 5,062 acres of land in southeast Fort Collins. The creation of the sub-area plan was a joint effort between the City of Fort Collins and Larimer County and is an element of the Larimer County Land Use Plan. The Plan states: “The Land Use Framework Plan balances urban development with conservation of natural resources and compatibility with existing development in the area. Mixed-use Neighborhood development is concentrated in the northern portion of the area. The area around and south of the reservoir is largely identified as a resource management area targeted primarily for implementing strategies to protect the area from development. Estate Residential development will provide the transition from the more intensive development in the north to rural residential in the south…” “Estate Residential (Urban Estate). Neighborhoods in this area will consist of single-family homes on larger lots than those found in mixed-use residential neighborhoods. The Land Use Framework Plan calls for Estate development north and west of the reservoir, providing a gradual transition between urban development and open lands. Estate areas will vary from lots between one-half and one acre in size, to lots of up to five acres or more, with overall gross density ranges from .5 to 2 units per acre. This category provides for large lot single family residential development of the type already found in the northwestern portion of the study area. The Estate Residential classification will require design and development standards agreed upon by both Larimer County and the City of Fort Collins.” 4. Structure Plan Amendment Process Section 2.9.4(H)(2)(a) allows a zoning request to be satisfied if the proposed request is consistent with the City’s Comprehensive Plan (The Structure Plan is a component of the Comprehensive Plan.) According to Council Resolution 086, 2014, Revisions to the Structure Plan, an element of City Plan, can be considered by City Council after a recommendation by the Planning and Zoning Board and may be processed at any time when brought forward by City Staff. The plan amendment requires two findings: • The existing City Plan and/or any related element thereof (e.g. Structure Plan) is in need of the proposed amendment, and • The proposed amendment will promote the public welfare and will be consistent with the vision, goals, principles and policies of City Plan and the elements thereof. Staff’s analysis of the need to amend the City of Fort Collins Structure Plan: Currently, the Structure Plan and Fossil Creek Area Land Use Framework Map indicate all property contained within the enclave annexation east of Strauss Cabin Road be zoned Rural Lands District (R-U-L). The property is constrained on its eastern edge by the ridge of the Poudre River Valley. Beyond the ridge, moving east, the grade slopes down 40 feet into the floor of the valley and then into Interstate 25. Packet Pg. 196 Agenda Item 8 Item 8, Page 4 The four affected R-U-L properties are comprised of the following: Address Use Size (Acres) 5236 Strauss Cabin Road Place of worship / counseling 1.82 5416 Strauss Cabin Road Single-family residence 3.30 5416 Strauss Cabin Road Vacant 3.00 5550 Strauss Cabin Road Single-family residence w/ agricultural outbuildings. 4.40 The Structure Plan amendment is in need of an amendment to better match the existing character of the three developed lots. If the aforementioned residential properties were brought into the City of Fort Collins under the Rural Lands District, the required density of 1 dwelling unit per 10-acres would be unachievable by any future development or redevelopment of existing residential lots. The existing place of worship would also be considered a non-conforming use and be restricted to any future enlargement, expansion or construction on the site. As can be seen, no parcel complies with minimum 10-acre lot sizes as required by the R-U-L district. Staff’s finds that the proposed amendment will promote the public welfare and will be consistent with the vision, goals, principles and policies of City Plan and the elements thereof. The proposed Structure Plan Map amendment will allow annexation and Urban Estate zoning that will allow for the future development or redevelopment of the four affected properties that is consistent with the character of the area and is supported by City Plan Principles and Policies. The existing character to the west of Strauss Cabin Road consists of large lot single-family residences which reflect the eastern side of the road. The ridge and 40 foot wall created by the Poudre River acts as a natural buffer to the existing Rural Lands zoning to the east. The recommendation of Urban Estate is consistent with the following Principles and Policies of the City’s Comprehensive Plan: • Principle LIV 27 – Urban Estate Neighborhoods will provide a setting for a predominance of low-density and large-lot housing. • Policy LIV 27.2 – Existing County Subdivisions and Urban Estate Neighborhoods No significant changes to the character of Urban Estate Neighborhoods will be initiated as a result of City Plan. The purpose of their inclusion on the City Structure Plan is to acknowledge their presence as a part of the Fort Collins community. Changes, if any, will be carefully planned and will result from initiatives by residents or from a specific subarea plan prepared in collaboration with residents. Any further subdivision of lots will be limited to a minimum of one-half (1/2) acre. PUBLIC OUTREACH An outreach process is not required by Colorado Revised Statues or the City of Fort Collins Land Use Code. However, on September 26, 2018, City staff held a stakeholder meeting to answer questions and inform those affected by the Kechter Farm Enclave and Strauss Cabin Enclave, of any changes that may result from being annexed into the City. Main concerns focused around the involuntary nature of the annexation. In addition to the neighborhood meeting, Planning and Neighborhood Services use two strategies to reach the greater community and encourage participation, they are: 1. Posting ‘Development Proposal Under Review’ sign(s) that provides a contact phone number and project number to connect any interested party directly to staff. Staff is then available to answer any questions they may have. 2. An email newsletter called “This Week in Development Review” is sent to nearly 1,000 people weekly summarizing project submittals (such as the enclave annexation), hearings and other development review Packet Pg. 197 Agenda Item 8 Item 8, Page 5 related events that happen throughout the City of Fort Collins. FINDINGS OF FACT / CONCLUSION In evaluating the request for the Strauss Cabin Annexation and Zoning, Staff makes the following findings of fact: 1. The annexation of this area is consistent with the policies and agreements between Larimer County and the City of Fort Collins as contained in the amended Larimer County and City of Fort Collins Intergovernmental Agreements. 2. The area meets the eligibility requirements included in State law to qualify for an involuntary annexation to the City of Fort Collins. 3. An amendment to the Structure Plan is proposed because the current indicated zone district does not address the existing character of the developed properties, and, further, no parcels comply with minimum lot size. 4. The proposed amendment to the Structure Plan will promote the public welfare and will be consistent with the vision, goals, principles and policies of City Plan and the elements thereof. The character established when the subject and surrounding parcels were developed in the County and that the Poudre Valley wall provides a natural buffer and edge to the abutting Rural Open Lands zone district to the east. 5. As amended, the requested zone district, Urban Estate (U-E) zone district is in compliance with the City of Fort Collins Structure Plan, Fossil Creek Reservoir Area Plan Land Use Framework Map and with the policies of the City's Comprehensive Plan. 6. Since the parcels are located in an area that is mostly characterized as residential, Staff recommends that the parcels be included in the Residential Neighborhood Sign District. RECOMMENDATION Staff recommends approval of the 35.036-acre Strauss Cabin Enclave Annexation, ANX180008 and placement into both the Urban Estate (U-E) zone district and Residential Neighborhood Sign District. ATTACHMENTS 1. Vicinity Map (PDF) 2. Zoning Map (PDF) 3. Structure Plan Map (PDF) 4. Northwest Subarea Plan Framework Map (PDF) 5. Outreach Q&A (DOCX) Packet Pg. 198 Kechter Rd Strauss Cabin Rd E County Road 36 S County Road 7 R ock C ree k Dr Big Dipper Dr Full Moon Dr N o rthern L ights Dr Sunglow Ct Big Canyon Dr Sk y Gaz e r Ln S County Road 7 Eclips e L n Kep l e r D r Daylig h t Ct Oak Shadow Way Wil d Elm Wa y Little D ipper Dr Galileo Dr Observatory Dr Cosmos Ln Zach Elementary Strauss Cabin Enclave Annexation © Vicinity Map 1 inch = 333 feet Site ITEM 8, ATTACHMENT 1 Packet Pg. 199 Kechter Rd Strauss Cabin Rd E County Road 36 S County Road 7 R ock C ree k Dr Big Dipper Dr Full Moon Dr N o rthern L ights Dr Sunglow Ct Big Canyon Dr Sk y Gaz e r Ln S County Road 7 Eclips e L n Kep l e r D r Daylig h t Ct Oak Shadow Way Wil d Elm Wa y Little D ipper Dr Galileo Dr Observatory Dr Cosmos Ln Zach Elementary UE T T RUL LMN POL Strauss Cabin Enclave Annexation © Zoning Map 1 inch = 333 feet Kechter Rd Strauss Cabin Rd E County Road 36 S County Road 7 R ock C ree k Dr Big Dipper Dr Full Moon Dr N o rth e rn Lig hts D r Sunglow Ct Big Canyon Dr Sk y Gaz e r Ln S County Road 7 Eclipse Ln Kep l e r D r Daylig h t Ct Oak Shadow Way Wil d Elm Wa y Little D ip per Dr Galileo Dr Observatory Dr Cosmos Ln Low Density Mixed-Use Residential Urban Estate Rural Open Lands Rural Open Lands and Stream I N T E R S T A T E 2 5 E COUNTY ROAD 30 S T I M B E R L I N E R D E HARMONY RD E COUNTY ROAD 32 KECHTER RD E TRILBY RD Z I E G L E R R D CARPENTER RD S C O U N T Y R O A D 9 S COUNTY ROAD 7 S C O U N T Y R O A D 1 1 STRAUSS CABIN RD E COUNTY ROAD 36 I N T E R S T A T E 2 5 S C O U N T Y R O A D 9 ZIEGLER RD S TIMBERLINE RD S COUNTY ROAD 11 E COUNTY ROAD 36 Fossil Creek Reservoir Area Land Use Framework Plan 0 0.25 0 . 5 Miles Legend GMA City Limits Resource Management Area Parcels ProjectArea ProposedTrail Existing Trail Natural Areas Streams Loveland GMA WaterBodies Unified Development Plan Needed Potential Grade Separated Rail Crossing Potential Interchange Collector 2 Lanes Arterial 2 Lanes Arterial 4 Lanes MajorArterial 6 Lanes Interstate Collector 2 Lanes - Outside GMA Arterial 2 Lanes - Outside GMA Arterial 4 Lanes - Outside GMA MajorArterial 6 Lanes - Outside GMA Structure Plan Land Use Commercial Corridor District Neighborhood Commercial District Employment District Urban Estate Low Density Mixed-Use Neighborhoods Medium Density Mixed-Use Neighborhoods Rural Lands Community Separator Open Lands, Parks and Stream Corridors Poudre River Adjacent Planning Areas Adopted: March 28, 1998 1 Strauss Cabin & Kechter Enclave - FAQ Contents Intergovernmental Agreements ..................................................................................................................................2 Does Larimer County have anything to say about enclave annexations? .............................................................2 Enclave .......................................................................................................................................................................2 What is an enclave? ...............................................................................................................................................2 How is it that our properties became enclaves? ....................................................................................................2 What is an enclave annexation? ............................................................................................................................2 Is it normal for the City of Fort Collins to annex properties after the three-year period? .......................................3 Can you give us a recent example of an enclave annexation?..............................................................................3 How long will the annexation process take? ..........................................................................................................3 Zoning and Land Use .................................................................................................................................................3 What about City zoning? ........................................................................................................................................3 What if I am a legal existing use in Larimer County but not in the City of Fort Collins? ........................................3 What if our development has a private covenant, will the City of Fort Collins preempt the covenant, and how? .3 Utility Services ............................................................................................................................................................4 Why should we be responsible for this when the City of Fort Collins is annexing us unwillingly? .........................4 How will our electric service change over to City Light & Power? .........................................................................4 What about solar rebates? .....................................................................................................................................5 Will the tax on our phone bill change? ...................................................................................................................5 What is the difference between Fort Collins Light and Power and REA rates? .....................................................5 What is the Stormwater Fee? .................................................................................................................................7 What if my property is on septic? How will being part of the City of Fort Collins affect me? .................................9 Will my water or wastewater services change because of the annexation? ..........................................................9 Taxes ....................................................................................................................................................................... 10 How will our property taxes change? .................................................................................................................. 10 Will we be charged additional tax on our utility bills? .......................................................................................... 11 How will the assessor determine the value of our property? .............................................................................. 11 What is the difference between City sales tax and County sales tax? ............................................................... 12 Other City Regulations & Information ...................................................................................................................... 13 How many horses per acre are you allowed to have in the City as compared to the County? .......................... 13 How many chickens and roosters can I have on my property? .......................................................................... 13 Will our cat need to be registered when we are in the City of Fort Collins? ....................................................... 13 ITEM 8, ATTACHMENT 5 Packet Pg. 203 2 Is a wood burning stove permitted inside the City of Fort Collins? ..................................................................... 14 Will the school boundaries change and if so who is responsible for that change? ............................................. 14 What are some of the upsides of being annexed into the City of Fort Collins? .................................................. 14 What is Neighborhood Services? ........................................................................................................................ 15 What is the best way for me to contact the City of Fort Collins? ........................................................................ 15 Intergovernmental Agreements Does Larimer County have anything to say about enclave annexations? Yes, Larimer County encourages the cities of Fort Collins, Loveland, Berthoud and Estes Park to annex properties that have become enclaves and have been surrounded by no less than three years. The City of Fort Collins and Larimer County have entered into an Intergovernmental Agreement (I.G.A.) that establishes a Growth Management Area (G.M.A.). Within this G.M.A., the City and County have agreed that growth and development should be at an urban level and that the City, and/or special districts, is best able to provide an urban level of public services. Under the I.G.A., with regard to land located within the G.M.A., the City has agreed to pursue the annexation of enclaves as those areas become eligible according to state law. Enclave What is an enclave? An enclave is a property, or group of properties, that are in unincorporated Larimer County but, due to urban growth and development are now surrounded by the City of Fort Collins municipal boundary. How is it that our properties became enclaves? The properties contained within the Strauss Cabin annexation area became an enclave through a combination of five (5) previous annexations that happened between 2000-2009: • Strauss Cabin Enclave is approximately 30 acres in size, contains 8 parcels and a combination of residential, agriculture and institutional land uses. The Kechter Enclave contains a single property and became an enclave through a combination of three (3) previous annexations that happened between 2002 and 2014 • Kechter Enclave is approximately 8 acres in size, contains a single parcel and primary uses consist of residential and agricultural land uses. What is an enclave annexation? An enclave annexation is a growth management technique used by municipalities that allows Cities and Towns to establish a unified jurisdiction that does not have pockets of unincorporated land. After an enclave is created, three years must elapse before the City or Town can annex the property or multiple properties. ITEM 8, ATTACHMENT 5 Packet Pg. 204 3 Is it normal for the City of Fort Collins to annex properties after the three-year period? Yes, it has long been the City’s practice to annex enclaves after three years. Can you give us a recent example of an enclave annexation? Yes, there were four Southwest Enclave Annexations totaling 1,603 acres (2.7 square miles) that were phased in over time and were adopted by City Council between 2006 and 2013. How long will the annexation process take? Typically, an annexation process takes between 3 and 4 months once the annexation process is initiated. Zoning and Land Use What about City zoning? The requested zoning district for the Kechter Enclave annexation is in conformance with the City’s Structure Plan and Fossil Creek Reservoir Area Plan Land-Use Framework Maps. However, because the conditions have changed considerably since the adoption of the 1999 Fossil Creek Reservoir Area Plan the City will be recommending a Structure Plan Amendment to change the recommended zoning on the east side of Strauss Cabin Rd from Rural Lands District (R-U-L) to Urban Estate (U-E). Once the property was annexed into the City, Larimer County zone districts would be replaced with City of Fort Collins zone districts. What if I am a legal existing use in Larimer County but not in the City of Fort Collins? Legal existing uses are grandfathered-in however if the nonconforming use is discontinued for 24 consecutive months the nonconforming use is then considered “abandoned” and will not be able to continue. To find more information on nonconforming uses and structures visit Division 1.5 in the City of Fort Collins Land Use Code. https://www.municode.com/library/co/fort_collins/codes/land_use What if our development has a private covenant, will the City of Fort Collins preempt the covenant, and how? Yes, in some cases the City will preempt a private covenant as outlined in under Section 12-122 of the Municipal Code which states, “ No person shall create, cause to be created, enforce or seek to enforce any provision contained in any restrictive covenant which has the effect of prohibiting or limiting the installation or use of Xeriscape landscaping, solar/ photovoltaic collectors (if mounted flush upon any established roof line), clothes lines (if located in back yards), or odor-controlled compost bins, or which has the effect of requiring that a portion of any individual lot be planted in turf grass”. ITEM 8, ATTACHMENT 5 Packet Pg. 205 4 Utility Services All properties are served by Poudre Valley REA and once annexed, will be switched over to Municipal Light and Power (likely during future development or redevelopment of any property within the enclave). The eventual switch will require the customer to pay a 25% pass-through electric surcharge. Why should we be responsible for this when the City of Fort Collins is annexing us unwillingly? There is a Colorado statute that requires annexing utilities, such as Fort Collins Light & Power, to pay to the Rural Electric Association 25% of revenue every month for a period of 10 years after the electric service is transferred (not from the date of annexation). Each customer’s rate will be based on the normal Light & Power rates + this 25%. At the end of the 10-year period, the REA surcharge is discontinued. Even with the 25% adder, the Fort Collins Light & Power residential rates are less than the Poudre Valley REA rates for most classes of customers. Background: In 1988, the various REA’s in Colorado had a state statute approved by the legislature requiring municipal electric utilities to pay what is called a “service rights fee” to the local REA when provision of electric service is changed. This statute requires municipal electric utilities that transfer electric service after an annexation to pay the local REA 25% of all revenue from existing customers (5% for new customers) starting on the date of electric transfer for a period of 10 years. The REA perspective is that this pays for their lost revenue. The municipal utility perspective is it is an attempt to discourage transferring electric customers to the municipal utility. Some municipal utilities in Colorado choose to absorb the service rights fee. Fort Collins Light & Power, at the direction of City Council, passes this expense on to the transferred customers. Fort Collins Light & Power also purchases the REA infrastructure in addition to the service rights fee. This infrastructure purchase cost is not passed on to the annexed customers. For further information, please contact Phil Ladd, Utilities Financial Operations Manager, 970-221-6751 or pladd@fcgov.com How will our electric service change over to City Light & Power? The City of Fort Collins Light and Power Utility will not assume responsibility for providing your electrical service on the effective date of the annexation. Rather, the changeover will occur when the City’s electrical distribution system is extended to serve the annexed parcels. Light and Power will provide service at the existing service level at the time service is transferred to Light and Power. Currently, you have the option of upgrading to a larger service if you so desire. Any upgrade over 150 amps will be assessed a capacity fee consistent with the current fee structure. A new smart meter will replace the existing meter in the same location at the time of service transfer. If you would like to change the location of the meter, Light and Power staff will work with you to extend or relocate the secondary service wire on a time and materials basis. Otherwise, the new meter will be installed into the existing socket. Light and Power staff will contact you once the project has been assigned to a Project Manager. In addition, you will be contacted by the Crew Chief prior to the service being transferred. There will be an electrical shut down for about one to two hours while the new system is installed. If you have any questions regarding the electrical changeover, please contact Janet McTague, 224-6154, jmctague@fcgov.com ITEM 8, ATTACHMENT 5 Packet Pg. 206 5 What about solar rebates? Currently, rebates are available for approximately 300 residential customers and multiple projects up to 1- megawatt total for commercial customers. You will receive full credit for the electricity generated by your PV system through our net metering program (see rates here). Information about federal tax incentives is available at Energy Star and the Solar Energy Industries Association. Available Rebates1 Residential: up to $1,500 Commercial: up to $100,000 Application Timeline Utilities will begin accepting and confirming rebate applications for the 2017 rebate program on Jan. 1, 2017 Will the tax on our phone bill change? No. According to the Colorado Department of Revenue the only taxes that will exist on mobile service will be E911 1.4% surcharge and a 9.44% Colorado State Wireless Tax. What is the difference between Fort Collins Light and Power and REA rates? Fort Collins Light and Power is a municipally owned service that provides power to the City of Fort Collins residents for over 70,500 homes and businesses and over 55 square miles of land. The service is one of the most reliable electric distribution systems in the country and is over 99% underground. Poudre Valley REA has several variable fee structures that include both a set rates and On Peak/Off Peak rates, the City of Fort Collins Utilities, is transitioning to On-Peak/Off-Peak electric pricing for all residential customers in October 2018 (prices will be reflected on November bills). With TOD pricing, when you use electricity is as important as how much electricity you use. The price you pay changes based on the time of day, the day of the week and the season, and includes off-peak and on-peak hours. Off-peak hours cost approximately 30 percent less than current electric rates with higher prices during on-peak hours. More than 80 percent of the time, the price will be going down. This transition is a rate structure change and not a rate increase. What this means is how you are billed for your electric use is changing. Fort Collins Utilities does not anticipate additional revenue. It will take a comparison of your current PVREA bill to determine how kWh rates will change according to your current structure. The graphic below describes how the new On-Peak/Off-Peak rates will be assessed. 1 Rebate amounts are based on a $0.50/Watt, 20-year Renewable Energy Credit (REC) purchase ITEM 8, ATTACHMENT 5 Packet Pg. 207 6 ITEM 8, ATTACHMENT 5 Packet Pg. 208 7 TOD has two levels of pricing: off-peak and on-peak, and two seasons: non-summer and summer. Off-peak hours cost approximately 30 percent less than current electric rates with higher prices during on-peak hours. Price comparison of average TOD pricing to current electric rates. • Off-peak hours: 19-20 hours each weekday (depending on the season), all weekend hours and major holidays* o More than 80 percent of the time, the price you pay for electricity will be going down. • On-peak non-summer (October-April) hours: 5-9 p.m., weekdays only • On-peak summer (May-September) hours: 2-7 p.m., weekdays only Lower off-peak prices offer an incentive to shift a portion of your electric use from the more expensive on-peak hours, which can help you save money and reduce strain on the electric grid. The city of Fort Collins Utilities Department has created a Time-of-Day Price Estimator that can help you determine how your monthly bill may change. Please visit https://www.fcgov.com/utilities/tod-estimator/ for more information. What is the Stormwater Fee? Fort Collins Utilities charges a monthly rate to pay for construction and maintenance of Fort Collins' stormwater system, which helps protect residents and businesses during storms and floods on a citywide basis. This includes ongoing maintenance of regional stormwater quality and detention ponds, underground storm drainage pipe systems, and culverts. All developed properties within city limits pay stormwater rates, which are based on impervious surface and lot size. Below is an example calculation of a stormwater fee for Example: Address Estimated Lot SF Estimated Impervious Surface Estimated 2017 Monthly Fee2 2521 Kechter Rd 218,745 SF (5.02 Acres) 3,484 SF $16.75 2 This is an estimated fee based on 2017 rates. A stormwater fee specialist will be able to calculate the exact fees. ITEM 8, ATTACHMENT 5 Packet Pg. 209 8 Formula: Lot Size - lot area in square feet , plus the customer's share of open space in the development, if applicable Base Rate - $0.00 Rate Factor3 - based on the percentage of impervious area (surfaces that do not absorb water) such as buildings, parking lots and concrete Formula for Estimated Monthly Rates: Single-family Lots Less than 12,000 Square Feet Monthly Rate = Lot Size x $0.0041454 x Rate Factor Single-family Lots Over 12,000 Square Feet4 Monthly Rate = 12,000 x $0.0043527 x Rate Factor plus (Lot Size - 12,000) x $0.0043527 x Rate Factor x 0.25 Rate Factor Table: Rate Factor Percent of Impervious Area (based on land use) Rate Factor Category (based on land use) .25 0 - .30 Very Light .4 .31 - .50 Light** .6 .51 - .70 Moderate .8 .71 - .90 Heavy .95 .91-1.0 Very Heavy **typical for residential For further information, please contact Jill White, Utility Fee Rate Specialist, 970-416-2139, jiwhite@fcgov.com 3 See table on next page. 4 These lots receive a reduction in fees on that portion of the lot greater than 12,000 feet. ITEM 8, ATTACHMENT 5 Packet Pg. 210 9 What if my property is on septic? How will being part of the City of Fort Collins affect me? The City of Fort Collins does not regulate septic systems. However, if your current septic system fails and your property line is within 400 feet of the municipal sewer system you will be required to connect. Septic Systems are solely regulated by Larimer County Department of Health and Environment. If you have any additional questions, please contact the Larimer County Health Department by phone at (970) 498-6700 or visit http://www.co.larimer.co.us/health/ehs/isds.asp. Will my water or wastewater services change because of the annexation? No. The City of Fort Collins does not take over any other utility service except electric. Annexed properties will continue to be served by Fort Collins Loveland Water District and South Fort Collins Sanitation District (if not currently on septic). For Water and Sewer, please contact the Fort Collins Loveland Water District and the South Fort Collins Sanitation District both of which can be contacted by phone at (970) 226-3104 or visit http://www.fclwd.com/contact/. ITEM 8, ATTACHMENT 5 Packet Pg. 211 10 Taxes How will our property taxes change? Property taxes will go down after being annexed into the City of Fort Collins. The resulting 0.798 mil reduction ($0.80 for every $1,000 in property valuation) in property tax is caused by the replacement of the Poudre Valley Fire District 10.595 mil with the Fort Collins 9.797 mil. Below is a comparison of tax-rates between that the City of Fort Collins and Larimer County. Mill Levy :5 Tax Authority 2018 Fort Collins 2018 Larimer County Poudre R-1 General Fund 38.683 38.683 Larimer County 22.092 22.092 Poudre R-1 Bond Payment 13.947 13.947 Poudre Valley Fire District 0 10.595 Fort Collins6 9.797 0 Poudre River Public Library District 3.000 3.000 Health District of North Larimer County 2.167 2.167 East Larimer County Water District 0 0 Northern Colorado Water Conservation District 1.000 1.000 Larimer County Pest Control District 0.142 0.142 SUBTOTAL 90.828 91.626 Boxelder Sanitation District - - TOTAL 90.828 91.626 5 The mill levy is the “tax rate” that is applied to the assessed value of a property in order to fund a variety of services. One mill is one dollar per $1,000 dollars of assessed valuation. (0.001) 6 The County’s Poudre Fire District Mill Levy is replaced by the City of Fort Collins upon Annexation. The Fort Collins Mill Levy is lower by 0.798 Mill. ITEM 8, ATTACHMENT 5 Packet Pg. 212 11 Will we be charged additional tax on our utility bills? Xcel Energy Because you are becoming part of the City, you will be provided with Municipal electric service. However, if your home requires the use of natural gas, Xcel energy continue to be your service provider and a local tax of 3.85% will be assessed. Wireless Service Yes, a local tax of 3.85% will be applied.to each bill. Comcast Yes, a local tax of 3.85% will be applied to each bill. Fort Collins Municipal Electric Yes, a local tax of 3.85% will be applied to each bill. Fort Collins Loveland Water District No, sales tax is not assessed to the Fort Collins Loveland Water District. South Fort Collins Sanitation District No, sales tax is not assessed to the South Fort Collins Sanitation District. How will the assessor determine the value of our property? According the Assessor’s office: The County Assessor is responsible for valuing all real and personal property, including mobile homes, residential and commercial properties and agricultural land for property tax purposes. The Assessor determines the equitable value of property to ensure that each taxpayer pays only his or her fair share of the taxes. Anyone who disagrees with changes in the actual value of real property can object or file a protest with the Assessor in May. Protests for Commercial Business Personal Property accounts should be filed with the Assessor between June 15 and July 5. ITEM 8, ATTACHMENT 5 Packet Pg. 213 12 2015/2016 Reappraisal Cycle Colorado property tax law requires assessors to conduct countywide reappraisals every two years in odd- numbered years, and that a specific date, June 30th of the year preceding the reappraisal year, be used to benchmark all property values throughout the state. The benchmark, or "level of value,” for this reappraisal cycle is June 30, 2014. For the 2015/2016 reappraisal cycle, Larimer County is using 60 months of data. That means our sales study period extends from July 1, 2009 through June 30, 2014. All sales are trended up or down to the level of value date, June 30, 2014, depending on market factors in the different areas of Larimer County. For 2016, only owners that saw a change in value or ownership from the previous year were mailed a notice with the new value and have the option to protest online. The majority of property values do not change in even numbered years because Colorado is on a two-year reappraisal cycle. If you do not have the Notice of Value you may complete and mail a 2015 Protest Form to our office no later than June 1, 2016. Protests can also be filed in person, by letter or fax. We cannot accept appeals sent in by email or taken over the phone. Properties that are appealed during our protest period will be reviewed and a Notice of Determination will be sent to those property owners on June 30, 2016. If you are satisfied with the value after this review, the process ends and your tax will be based on the value reflected in the notice of determination. If you disagree with the Assessor's decision, the next step will be to file an appeal with the County Board of Equalization. More details will be provided in the Notice of Determination that will be sent June 30, 2016. What is the difference between City sales tax and County sales tax? Tax Rates effective January 1, 2018: State of Colorado 2.9% Larimer County 0.55% Total Sales Tax (Larimer County) 3.45% City of Fort Collins 3.85% 3.85% Tax includes • 2.25% Base Rate • .25% Community Capital Improvement Program (Expires 2025) • .25% Street Maintenance (Expires 2025) • .25% Open Space (Expires 2030). • .85%Keep Fort Collins Great (Expires 2020) Total Sales Tax (City of Fort Collins) 7.40% Fort Collins Lodging Tax (in addition to above) 3.0% Total Accommodations Tax 10.30% Fort Collins Tax on Food For Home Consumption (contact State of Colorado regarding taxability) 2.25% Total Food Tax 2.25% For further information, please contact Tiana Smith, tjsmith@fcgov.com ITEM 8, ATTACHMENT 5 Packet Pg. 214 13 Other City Regulations & Information How many horses per acre are you allowed to have in the City as compared to the County? Municipal Code Section 4-72. - Minimum size of pasture area for horses or ponies. Horses or ponies may be kept for the use of occupants of a lot and their guests provided that at least one-half (½) acre of pasture area is available for each horse or pony. City of Fort Collins Larimer County Horses per Acre ½ Acre / Horse ½ Acre / Horse7 How many chickens and roosters can I have on my property? • May keep up to 8 chicken hens • No roosters Will our cat need to be registered when we are in the City of Fort Collins? Yes. You will be required to register your cat. The cities of Fort Collins, Wellington and Loveland require all cats and dogs be registered. Larimer County and Timnath require the registration of dogs only. Registration is simple. Simply provide proof that your pet's rabies shots are current, complete the application and provide the required fee(s). Fees are as follows: Animals 4 months to one year of age: $12.00 Animals 1 year and older, spayed or neutered: $12.00 Animals 1 year and older, not spayed or neutered: $35.00 Fees for Senior Citizen pet guardians (age 62 and older): Animals under one year of age: $5.00 Animals 1 year and older, spayed or neutered: $5.00 Animals 1 year and older not spayed or neutered: $35.00 Optional Cat Licensing Where Not Required: $5.00. Larimer County and Timnath residents may elect to purchase a voluntary Cat License for $5.00. Replacement tags are $2.50. For more information you can contact the Larimer County Humane Society at (970) 226-3647 extension 201 or visit www.larimerhumane.org 7 If the number of horses on the property exceeds one horse per one-half acre, minor special review approval is required unless the chart and formula indicate that special review approval is required. ITEM 8, ATTACHMENT 5 Packet Pg. 215 14 Is a wood burning stove permitted inside the City of Fort Collins? City Code for Wood Burning Only wood burning units certified by the U.S. Environmental Protection Agency (EPA) may be installed in Fort Collins. Only clean, dry, untreated wood may be burned in a wood stove or fireplace. "Pellets" burned in pellet stoves and manufactured fire logs such as DuraFlame burned in a fireplace are acceptable. Burning of garbage and treated wood is prohibited. After the first 15-minutes of start-up, smoke from the chimney must be at or less than 20% opacity (smoke should be barely visible looking at it with your back to the sun). Violation of City Code can result in a summons to appear in municipal court resulting in a fine of up to $1,000 and 180 days in jail. Will the school boundaries change and if so who is responsible for that change? The City of Fort Collins is not involved in determining school boundaries. This is the sole responsibility of the Poudre School District. According to the Poudre School District’s Long-Range Planning: Boundary Committee they often recommend “clean-up” of boundaries that have little to no student impact and include modifications like adjusting boundary lines such that they do no bisect fields or lots, adjusting boundary lines to follow the mid-line of roads as opposed to bisecting properties, etc. Ultimately, the responsibility of changing school district lines start as a recommendation from the Boundary Committee then is approved by the Superintendent and Colorado Board of Education. In the Poudre School District’s 2015 Majority and Minority Reports, it shows proposed changes to the Kruse Elementary School / Werner Elementary School – Middle School and High School Boundary that will affect 0 students. What are some of the upsides of being annexed into the City of Fort Collins? • Faster police response time • Voting for a Mayor and Council Member (District 1) • Less Expensive Electric Rates • Urban level services • Rebates through energy audit programs (i.e., Solar Installation Incentives) However, these are just a few advantages of being part of the City it is not an exhaustive list. Please visit our website at http://www.fcgov.com/ to find out more. ITEM 8, ATTACHMENT 5 Packet Pg. 216 15 What is Neighborhood Services? Neighborhood Services offers a variety of services and programming to promote quality neighborhoods, including: • Assistance in organizing your neighborhood or meeting facilitation, • Free use of our copier for a neighborhood newsletters or fliers, • A Neighborhood Grant Program for help financially with big projects or events, • An Adopt-A-Neighbor Program for residents who need help shoveling snow, • Helpful wording for common neighborhood letters or emails, • A free, bimonthly e-newsletter called Neighborhood News with articles for your newsletter, and • Free welcome bags for new neighbors. What is the best way for me to contact the City of Fort Collins? Access Fort Collins is an easy way to contact the City with your questions, comments, and service requests whenever it is most convenient for you. By visiting the website, https://www.fcgov.com/contactus/ you will be able to submit a question, comment or service request on myriad topics 24 hours a day, seven days a week. ITEM 8, ATTACHMENT 5 Packet Pg. 217 Agenda Item 9 Item 9, Page 1 STAFF REPORT December 20, 2018 Planning and Zoning Board PROJECT NAME HISTORIC PRESERVATION LAND USE CODE CHANGES STAFF Karen McWilliams, Historic Preservation Manager Maren Bzdek, Senior Historic Preservation Planner PROJECT INFORMATION PROJECT DESCRIPTION: Revisions to Land Use Code Section 3.4.7, Historic and Cultural Resources, as they relate to standards governing the review of developments affecting historic resources. APPLICANT: City of Fort Collins RECOMMENDATION: Approval EXECUTIVE SUMMARY This is a request for a Planning and Zoning Board recommendation to City Council on changes to Land Use Code (LUC) Section 3.4.7, Historic and Cultural Resources that address standards for the review of proposed development for potential effect on historic resources and for compatibility with adjacent or abutting historic resources. Purpose and Objectives A series of amendments to Municipal Code Chapter 14 and LUC Section 3.4.7 will implement staff and consultant recommendations for improvements to standards to address the review of development having the potential to impact historic resources. Resulting from a comprehensive review of historic preservation codes and processes, the amendments provide greater clarity and predictability to regulations governing older and designated historic properties, and better ensure the compatibility of new construction with existing context. These changes augment the proposed Downtown and Transition Areas code changes. During the nearly two-year review, the city’s consultant, Clarion Associates, examined best practices in historic preservation statewide and nationally, and conducted a comparative analysis of the Fort Collins codes and processes with those in more than a dozen peer communities. Clarion prepared a series of reports which were reviewed by a sixteen-member Citizen Advisory Committee (CAC), the Landmark Preservation Commission (LPC), and city staff. The CAC, which convened for twenty meetings, was comprised of stakeholders representing historic preservationists, architects, real estate developers and realtors, local land attorneys, commercial and residential property owners, contractors and others. Packet Pg. 218 Agenda Item 9 Item 9, Page 2 Key Changes to Land Use Code Section 3.4.7, Historic and Cultural Resources 1. Establish a consistent and predictable 200-foot limit for the review of development near historic properties. A 200-foot area of adjacency closely approximates one half of a block in downtown Fort Collins, where lots typically measure 400’ by 400’. The 200 feet is measured from the perimeter of the development parcel. Historic resources within the area of adjacency are identified and form the basis for applying the compatibility standards. Older properties on the development site are identified and evaluated as to whether they are designated or eligible for designation, or merely old. If alterations are proposed to eligible or designated resources, these go through the LPC design review process in order to receive a recommendation to the decision maker. 2. Determinations of eligibility for Fort Collins landmark status based on survey. As warranted, properties that have not been evaluated for historic eligibility within the previous five years may be professionally surveyed to establish potential eligibility. Properties located on the development site will receive a more intensive level of scrutiny, as they are more likely to be impacted by the development. Properties not on the development site but within the area of adjacency, if surveyed, would be documented through an architectural survey to note key architectural features that may be used to influence compatible design. 3. Design standards for the review of new development which differentiate between development that abuts a historic property and development that is adjacent to a historic property. These design standards have been crafted to provide predictability yet allow for creative building forms and site design options. Developments that abut (touch) a historic property are expected to pay more attention to design compatibility, meeting six standards, while those developments at least one parcel or more away from the historic resource comply with two standards. Several of the standards provide a menu of choices for compliance, further offering the ability to be creative. 4. Meet federal Certified Local Government (CLG) requirements for the review of proposed alterations to National and State Register properties on the development site. The review of alterations or demolition of buildings that are 50 years old and older is a requirement of the Certified Local Government (CLG) program. Analysis of the historic preservation review process identified that, while the requirement for review is already in the codes, the review process was not in compliance. The codes and processes now ensure that all alterations to National and/or State Register properties are properly reviewed. Work found to comply with the standards will receive a certificate of appropriateness, enabling the work to be approved and qualifying the work for potential financial incentives; work not complying with the standards will still be approved, but will result in a report to the State Historic Preservation Office and potential loss of National or State Register designation. ATTACHMENTS 1. Presentation 2. DRAFT Land Use Code Section 3.4.7, Historic and Cultural Resources Packet Pg. 219 Planning and Zoning Board 12.20.18 Land Use Code 3.4.7 – Historic & Cultural Resources Historic Resources & Development Review Code Improvement Goals: #1: Protect historic resource’s integrity & viability #2: Compatible infill development that respects established character #3: Predictable, transparent and effective codes and processes 2 ITEM 9, ATTACHMENT 1 Packet Pg. 220 Improved Process 3 1. Map area of adjacency (200 feet from development site) 2. Identify historic resources (on site and within 200-foot boundary) 3. Confirm eligibility of historic resources with survey, if necessary 4. Draw 200-ft historic comparison boundary for each historic resource. Overlapping area is “historic influence area.” 5. Apply Design Requirements (Table 1) to new construction. 6. Review proposed work to on-site resources STEP 1 Example, for Illustration Only 4 Development Site Map Area of Adjacency ITEM 9, ATTACHMENT 1 Packet Pg. 221 Example, for Illustration Only 5 Development Site Column A Column B Column B Identify Historic Resources STEP 2 STEP 3 6 Confirm Eligibility ITEM 9, ATTACHMENT 1 Packet Pg. 222 STEP 4 Example, for Illustration Only 7 Site Column B Historic Influence Area Historic Influence Area STEP 4 Example, for Illustration Only 8 Site Column B Historic Influence Area Historic Influence Area ITEM 9, ATTACHMENT 1 Packet Pg. 223 STEP 1 9 Development Site Example, for Illustration Only Map Area of Adjacency STEP 2 10 Column A Development Site Example, for Illustration Only Identify Historic Resources ITEM 9, ATTACHMENT 1 Packet Pg. 224 STEP 4 Example, for Illustration Only 11 Development Site Column A Historic Influence Area Historic Influence Area STEP 4 Example, for Illustration Only 12 Development Site Column A Historic Influence Area Historic Influence Area ITEM 9, ATTACHMENT 1 Packet Pg. 225 5. Apply Design Requirements 13 Step 6. Design Review: Historic Resources On‐Site Designated Resources • Secretary of Interior’s Standards and other adopted design standards (e.g. Old Town Standards) • Certificate of Appropriateness (Landmarks); Report to SHPO (National Register/State Register) On‐Site Eligible Resources • Preservation and adaptive use based on Secretary of Interior’s Standards to maximum extent feasible 14 ITEM 9, ATTACHMENT 1 Packet Pg. 226 15 LAND USE CODE: 3.4.7 Historic Resources EXISTING CODE: CHALLENGES REVISED CODE: IMPROVEMENTS Limiting good design: Replication, imitation Inviting design excellence: Unique, harmonious new buildings Rigidity: Prescriptive standards Flexibility: Multiple options Unclear priorities: Historic context buildings undifferentiated Logical hierarchy: Emphasizes abutting historic buildings Unpredictable process - area of adjacency: Decided by LPC at final hearing (late in application review) Timeliness and certainty - area of adjacency: Decided by staff at pre-application stage (following 3rd party survey) Planning and Zoning Board 12.20.18 Land Use Code 3.4.7 – Historic & Cultural Resources ITEM 9, ATTACHMENT 1 Packet Pg. 227 DRAFT SUBJECT TO CHANGE PENDING FURTHER REVIEW 3.4.7 - Historic and Cultural Resources Proposed Repeal and Reenact (A) Purpose. (1) The purpose of this Section is to ensure that proposed development is compatible with and protects historic resources by ensuring that: (a) Historic resources on a development site are preserved, adaptively reused, and incorporated into the proposed development; (b) Development does not adversely affect the integrity of historic resources on nearby property within the area of adjacency surrounding a development site; and (c) The design of new structures and site plans are compatible with and protect the integrity of historic resources located within a development site and within the area of adjacency surrounding a development site. (2) To accomplish its purpose, this Section provides: (a) The requirements for the treatment of historic resources located on a development site; and (b) The standards for design compatibility between proposed development and historic resources on a development site and within the delineated area of adjacency surrounding a development site. (c) This Section is intended to work in conjunction with the standards for the treatment of historic resources set forth in Chapter 14 of the Fort Collins Municipal Code and any relevant adopted standards for historic resources. (B) Historic Resources on the Development Site and within the Area of Adjacency. (1) As used in this Section, the area of adjacency shall mean an area, the outer boundary of which is 200 feet in all directions from the perimeter of the development site. Any lot or parcel of property shall be considered within the area of adjacency if any portion of such lot or parcel is within the 200-foot outer boundary. (2) Historic preservation staff shall identify as expeditiously as possible the historic resources on the development site and within the area of adjacency to be used for application of the design standards contained in below Subsection (E), Design Requirements for a Proposed Development and provide a list of such resources to the applicant. The procedure for identifying the relevant historic resources shall be as follows: ITEM 9, ATTACHMENT 2 Packet Pg. 228 DRAFT SUBJECT TO CHANGE PENDING FURTHER REVIEW (a) The location of the following shall be identified within the area of adjacency: i. Any historic resource; and ii. Any building, site, structure, and object that requires evaluation as to whether it is eligible for Fort Collins landmark designation and, therefore, qualifies as a historic resource. (b) All historic resources on the development site shall be identified and the procedure in below Subsection (C)(1) shall be completed if necessary. (c) Any building, site, structure, or object requiring evaluation shall be reviewed for eligibility for Fort Collins landmark designation pursuant to below Subsection (C)(2). (d) Any historic resource identified in above steps (a), (b), or (c) shall be the historic resources utilized as the basis for applying Subsection (E). Identified historic resources on the development site and within the area of adjacency shall be classified as follows for purposes of applying the design standards set forth in the below Subsection (E): i. Historic resources on the development site, or abutting or on the other side of a side alley that abuts the development site; and ii. All other historic resources. (e) The historic comparison boundary shall be established at 200 feet in all directions from the perimeter of each identified historic resource except those located on the development site. The historic influence area formed by the overlapping area between the outer boundary of the development site and the historic comparison boundary is the area within which the standards in below Subsection (E) apply to any new construction proposed within such area. (f) The historic influence area for any historic resource located on the development site shall be the entire development site. [INSERT EXAMPLE GRAPHIC OF HISTORIC COMPARISON BOUNDARY HERE] (3) The historic preservation staff determination pursuant to this Section of the historic resources relevant to the application of the design standards set forth in ITEM 9, ATTACHMENT 2 Packet Pg. 229 DRAFT SUBJECT TO CHANGE PENDING FURTHER REVIEW below Subsection (E) is not subject to appeal. Notwithstanding, eligibility determinations pursuant to below Subsection (C)(1) is subject to appeal pursuant to Fort Collins Municipal Code Section 14-6. (C) Determination of Eligibility for Designation as Fort Collins Landmark. The review of proposed development pursuant to this Section may require the determination of the eligibility of buildings, sites, structures, and objects located both on the development site and in the area of adjacency for designation as Fort Collins landmarks. The determination of eligibility for designation as a Fort Collins landmark shall be made pursuant to the standards and procedures set forth in §§ 14-5 and 14-6 of the Fort Collins Municipal Code except as varied in below Subsection (C)(2). (1) Buildings, Sites, Structure, and Objects On a Development Site. If any buildings, sites, structures, or objects on a development site are 50 years of age or older and lack an official determination of eligibility for Fort Collins landmark designation made within the last five years, the applicant must request an official eligibility determination for each such building, site, structure, or object pursuant to §§ 14-5 and 14-6 of the Fort Collins Municipal Code. An intensive-level property survey performed within five years of the date of application for an eligibility determination is required for each building, site, structure, and object and the applicant is responsible for reimbursing the City for the cost of having such a property survey generated by a third-party expert selected by the City. (2) Buildings, Sites, Structures, and Objects Within the Area of Adjacency. If any buildings, sites, structures, or objects outside of a development site but within the area of adjacency are 50 years of age or older and lack an official determination of eligibility for Fort Collins landmark designation established within the last five years, the applicant must request a non-binding determination of eligibility for each such building, site, structure, or object pursuant to §§ 14-5 and 14-6 of the Fort Collins Municipal Code. Notwithstanding §§ 14-5 and 14-6, any such eligibility determination shall be made by historic preservation staff shall not be appealable pursuant to § 14-6, and shall not be valid for any purpose other than the evaluation of the proposed development pursuant to this Section. An architectural-level property survey performed within five years of the date of application for a non-binding eligibility determination is required for each building, site, structure, and object and the applicant is responsible for reimbursing the City for the cost of having such a property survey generated by a third-party expert selected by the City. The Director, in consultation with historic preservation staff, may waive the required eligibility determination for any building, site, structure, or object if the Director determines that such eligibility determination would be unnecessarily duplicative of information provided by existing historic resources or would not provide relevant information. (D) Treatment of Historic Resources on Development Sites – Design Review. ITEM 9, ATTACHMENT 2 Packet Pg. 230 DRAFT SUBJECT TO CHANGE PENDING FURTHER REVIEW (1) Proposed alterations, as such alterations are described in Fort Collins Municipal Code Chapter 14, Article III, to any Fort Collins landmark on a development site or to any portion of the development site located within a Fort Collins historic district must comply with the design review requirements in Chapter 14, Article III, of the Fort Collins Municipal Code. The applicant must obtain a certificate of appropriateness for all proposed alterations pursuant to Chapter 14 before receiving a Landmark Preservation Commission recommendation pursuant to below Subsection (F). (2) Proposed alterations to any building, site, structure, or object located on the development site that is not a Fort Collins landmark but is designated on the Colorado State Register of Historic Properties, either individually or contributing to a district, or the National Register of Historic Places, either individually or contributing to a district, must comply with the design review requirements in Chapter 14, Article III, of the Fort Collins Municipal Code. The applicant must obtain a report pursuant to Chapter 14 regarding all proposed alterations before receiving a Landmark Preservation Commission recommendation pursuant to below Subsection (F). Additionally, to the maximum extent feasible, the development plan and building design shall provide for the preservation and adaptive use of any such building, site, structure, or object. (3) To the maximum extent feasible, the development plan and building design shall provide for the preservation and adaptive use of any building, site, structure, or object located on the development site and determined to be eligible for Fort Collins landmark designation either through a binding or non-binding determination pursuant to Land Use Code § 3.4.7(C). (E) Design Requirements for a Proposed Development. (1) Design Compatibility. Proposed development may represent the architecture and construction standards of its own time but must also convey a standard of quality and durability appropriate for infill in a historic context and protect and complement the historic character of historic resources both on the development site and within the area of adjacency. The design of development on development sites containing historic resources or with historic resources located within the area of adjacency shall meet the requirements in below Table 1 in addition to applicable Land Use Code requirements. The Table 1 requirements shall apply to the development of buildings or structures, other than those addressed in above Subsection (D), on the development site located within a historic influence area, as such term is defined in above Subsection (B)(4), as ITEM 9, ATTACHMENT 2 Packet Pg. 231 DRAFT SUBJECT TO CHANGE PENDING FURTHER REVIEW follows: (a) If one or more historic influence areas are associated with historic resources on the development site, or abut or are on the other side of a side alley that abuts the development site, then all historic influence areas shall be considered to be associated with such historic resources and the standards set forth in Table 1, Column A, shall apply. If more than one historic influence area associated with a historic resource on the development site, or abut or are on the other side of a side alley that abuts the development site, exists, the applicant may satisfy the standards set forth in Table 1, Column A, by choosing characteristics from one or more of the historic resources. (b) If no historic influence areas associated with historic resources on the development site, or abut or are on the other side of a side alley that abuts the development site, exist, the standards set forth in Table 1, Column B, shall apply to all historic influence areas. TABLE 1 REQUIREMENTS FOR NEW CONSTRUCTION NEAR HISTORIC RESOURCES Column A Column B Purpose Standards for Compatibility with Historic Resources on the Development Site, Abutting, Or Across a Side Alley Standards for Compatibility with Historic Properties Within the Area of Adjacency but Not on or Abutting the Development Site or Across A Side Alley Massing and Building Articulation Integrate new construction into existing context and use massing options that respect historic resources. 1. New construction shall be similar in width or, if larger, be articulated into massing reflective of the mass and scale of historic resources on the development site, abutting, or across a side alley. 2. In all zone districts, Review the identified historic properties within the area of adjacency and identify any predominate typologies and primary character-defining design and architectural features. DRAFT SUBJECT TO CHANGE PENDING FURTHER REVIEW stepbacks must be located on new building(s) to create gradual massing transitions at the same height or one story above the height of historic resources on the development site, abutting, or across a side alley. Additionally, in the Downtown zone district, the widest portions of stepbacks required by the Downtown zone district stepback standard shall be on building portions closest to historic resources. Compatibility with Historic Resources on the Development Site, Abutting, Or Across a Side Alley (those numbered 1 to 6). Building Materials Create visual connection between modern building materials and historic building materials. 3. The lower story facades until any stepbacks (required or otherwise) must be constructed of authentic, durable, high-quality materials (brick, stone, glass, terra cotta, stucco (non EFIS), precast concrete, wood, cast iron, architectural metal) installed to industry standards. 4. New construction shall reference one or more of the predominate material(s) on historic ITEM 9, ATTACHMENT 2 Packet Pg. 233 DRAFT SUBJECT TO CHANGE PENDING FURTHER REVIEW resources on the development site, abutting, or across a side alley, by using at least two of the following to select the primary material(s) for any one to three story building or the lower story facades until any stepbacks (required or otherwise): 1) Type 2) Scale 3) Color 4) Three- dimensionality 5) Pattern Facade Details Create visual connection between modern building design and historic building design. 5. Use at least one of the following: 1) Similar window pattern 2) Similar window proportion of height to width 3) Similar solid-to- void pattern as found on historic resources on the development site, abutting, or across a side alley. 6. Use select horizontal or vertical reference lines or elements (such as rooflines, cornices, and belt courses) to relate the ITEM 9, ATTACHMENT 2 Packet Pg. 230 Packet Pg. 234 DRAFT SUBJECT TO CHANGE PENDING FURTHER REVIEW new construction to historic resources on the development site, abutting, or across a side alley. Visibility of Historic Features Protect visibility of historic architecture and details. New construction shall not cover or obscure character-defining architectural elements, such as windows or primary design features, of historic resources on the development site, abutting, or across a side alley. None (2) Old Town Historic District. Proposed development within the Old Town Historic District shall comply with the Old Town Historic District Standards adopted by Ordinance 094, 2014, Chapter 14 of the Fort Collins Municipal Code, and the U.S. Secretary of the Interior Standards for the Treatment of Historic Properties in lieu of the requirements set forth in this Section except Subsections (D) and (F). (3) Plan of Protection. A plan of protection shall be submitted prior to the Landmark Preservation Commission providing a recommendation pursuant to below Subsection (F) that details the particular considerations and protective measures that will be employed to prevent short-term and long-term material damage and avoidable impact to identified historic resources on the development site and within the area of adjacency from demolition, new construction, and operational activities. (F) Landmark Preservation Commission Recommendation. Recommendation to Decision Maker for Development Proposal. The Landmark Preservation Commission shall provide a written recommendation to the decision maker for development sites containing or adjacent to historic resources, or both. The written recommendation shall address compliance of the proposed development with this Section and applicable Municipal Code Chapter 14, Article III requirements and the decision maker shall consider such recommendation in making its final decision. Notwithstanding, the Director may waive the requirement for a Landmark Preservation Commission recommendation if the Director, after considering the recommendation of historic preservation staff, has issued a written determination that the development plan ITEM 9, ATTACHMENT 2 Packet Pg. 235 DRAFT SUBJECT TO CHANGE PENDING FURTHER REVIEW would not have an adverse effect on any historic resource on the development site or within the proposed development’s area of adjacency and that the development plan is compatible with the existing character of such historic resources. A recommendation made under this Subsection is not appealable to the City Council under Chapter 2 of the Fort Collins Municipal Code. ITEM 9, ATTACHMENT 2 Packet Pg. 236 DRAFT SUBJECT TO CHANGE PENDING FURTHER REVIEW LUC 5.1.2 – Definitions Adverse effect, for purposes of § 3.4.7 only, shall mean that a project or undertaking may alter, directly or indirectly, any of the characteristics that qualify a property for designation in a manner that would diminish the property's exterior integrity. Adverse effects may include reasonably foreseeable effects caused by the undertaking that may occur later in time, be removed in distance, or be cumulative. Development site shall mean the real property, whether consisting of one or more lots or areas of land, that is the subject of any application allowed under the Land Use Code. Historic comparison boundary shall mean the 200 foot boundary measured in all directions from the perimeter of each historic resource identified in 3.4.7 (B)(2)(a), (b), or (c). Historic influence area shall mean the overlapping area formed when the outer boundary of a development site and a historic comparison boundary overlap. Historic preservation staff shall mean City Historic Preservation Division staff who meet the professional qualification standards provided in Code of Federal Regulations, 36 CFR Part 61. Historic resource shall mean a building, site, structure, or object that is located on a lot, lots, or area of property and is (1) designated as a Fort Collins landmark or is contributing to a Fort Collins landmark district; (2) designated on the Colorado State Register of Historic Properties, either individually or contributing to a district, or the National Register of Historic Places, either individually or contributing to a district; or (3) determined to be eligible for designation as a Fort Collins landmark either through a binding or non-binding determination pursuant to Land Use Code § 3.4.7(C). Massing shall refer to the perception of the overall shape, form, and size of a building. Object, for purposes of § 3.4.7 only, shall mean a material thing of functional, aesthetic, cultural, historical or scientific value that may be, by nature or design, movable. Site, for purposes of § 3.4.7 only, shall mean the location of a significant event, a prehistoric or historic occupation or activity or a structure or object whether standing, ruined or vanished, where the location itself maintains historical or archeological value regardless of the value of any existing structure. ITEM 9, ATTACHMENT 2 Packet Pg. 237 DRAFT SUBJECT TO CHANGE PENDING FURTHER REVIEW Solid-to-void pattern shall mean the area of the façade covered by openings divided by the area of the solid wall, as a measure of the proportion of the area of fenestrations to that of the wall. ITEM 9, ATTACHMENT 2 Packet Pg. 238 With those key buildings, features, or patterns in mind, apply at least two of the Standards for ITEM 9, ATTACHMENT 2 Packet Pg. 232 Amended: February 18, 1999 City Council Amended: May 18, 1999 City Council Amended: September 19, 2006 Strauss Cabin Enclave Site ITEM 8, ATTACHMENT 4 Packet Pg. 202 Corridors Zach Elementary Strauss Cabin Enclave Annexation © Structure Plan Map 1 inch = 333 feet Site ITEM 8, ATTACHMENT 3 Packet Pg. 201 Site ITEM 8, ATTACHMENT 2 Packet Pg. 200 0/0 0/0 20/20 5/10 10/25 Site Access 440/345 5/5 295/520 5/5 5/5 5/5 ITEM 7, ATTACHMENT 9 Packet Pg. 179 28/19 27/17 10/29 531/496 9/31 278/647 Site Access 3/10 9/6 Site Access 18/57 172/299 4/14 363/306 12/8 51/34 11/7 3/10 11/37 A A 35/68 Site Access A ITEM 7, ATTACHMENT 9 Packet Pg. 178 9/6 7/22 3/10 12/12 11/7 3/10 11/37 A A Site Access A ITEM 7, ATTACHMENT 9 Packet Pg. 176 ELEC ELEC E GAS T VAULT ELEC VAULT C ELEC SS SS SS E X X X X X X X X X X X X OHE OHE OHE OHE OHE OHE OHE OHE OHE H Y D G G G G G G G G G G G G G W W W W W W W W W W W W W T ELE W GAS TELE R R H2O WV WV WV H2O WV WV WV S W W W IRR W W W W W W W W W H 2O GAS GAS H2O IRR D D D W W W W W W W W W W W W W W W W W W W W W FM RI/RO RI/RO RI/RO RI/RO UNINCORPORATED LARIMER COUNTY OWNER: MARK WHITE UNINCORPORATED LARIMER COUNTY OWNER: LEONARD AND ROMA JONES FUTURE GRADE SEPARATED RAIL CROSSING 100'-0" REQUIRED NATURAL HABITAT BUFFER ZONE (SEE NOTE 7) MMN ZONE DISTRICT 13.3 ACRES (INCLUDED WITHIN PARCEL A) A SINGLE FAMILY (LMN) OWNER: PARKER LAND INVESTMENTS, LLC. A SINGLE FAMILY (LMN) OWNER: APPLICANT C NEIGHBORHOOD CENTER (LMN) OWNER: PARKER LAND INVESTMENTS, LLC B FUTURE SCHOOL SITE (LMN) OWNER:POUDRE SCHOOL DISTRICT D FUTURE PARK SITE (LMN) OWNER: CITY OF FORT COLLINS MMN ZONE DISTRICT OWNER: DIVISION SEVEN SYSTEMS NOT A PART OF ODP TRACT A WATERFIELD P.U.D. FIRST FILING OWNER: K&M COMPANY LMN ZONE DISTRICT BULL RUN APARTMENTS MMN ZONE DISTRICT OWNER: BULL RUN OTD PARTNERSHIP (NOT A PART OF ODP) LMN ZONE DISTRICT OWNER: K & M COMPANY UNINCORPORATED LARIMER COUNTY OWNER: DONALD AND BEVERLY WEISS LMN ZONE DISTRICT OWNER: JOE RYK AND KEVIN KROEGER LMN ZONE DISTRICT OWNER: VOICE OF TRUTH TABERNACLE LMN ZONE DISTRICT OWNER: TIMBERVINE FARM LIMITED PARTNERSHIP LMN ZONE DISTRICT OWNER: K & M COMPANY MMN ZONE DISTRICT OWNER: BARRY PLOOG MMN ZONE DISTRICT OWNER: VERA OPPIE NOT A PART OF ODP UNINCORPORATED LARIMER COUNTY OWNER: GARY SCHNORR TRUST LMN ZONE DISTRICT OWNER: EAST RIDGE OF HOLDINGS, LLC UNINCORPORATED LARIMER COUNTY OWNER: DONALD AND BEVERLY WEISS UNINCORPORATED LARIMER COUNTY OWNER: ADRIEL HILLS CONDOMINIUM ASSOCIATION UNINCORPORATED LARIMER COUNTY (RAILROAD SWITCH YARD) UNINCORPORATED LARIMER COUNTY OWNER: GEORGE HOLTER 50'-0" REQUIRED NATURAL HABITAT BUFFER ZONE (SEE NOTE 7) WETLAND BOUNDARY TOP OF BANK LARIMER & WELD CANAL BNSF RAILWAY EXISTING VINE DR. (COLLECTOR) EXISTING MERGANSER DR. (TO BE REALIGNED) APPROXIMATE LOCATION OF PROPOSED CITY OF FORT COLLINS MULTI-USE TRAIL SUNIGA RD. (ARTERIAL) ENHANCED TRAVEL CORRIDOR SUNIGA RD. (ARTERIAL) ENHANCED TRAVEL CORRIDOR TIMBERLINE RD. (ARTERIAL) ENHANCED TRAVEL CORRIDOR FUTURE TIMBERLINE TRAIL (LOCATION APPROX.) BUFFER YARD BUFFER YARD TURNBERRY RD. (2- LANE ARTERIAL) EXISTING NATURAL GAS PRESSURE REGULATING STATION 6' CRUSHED FINES WETLAND TRAIL EXISTING OVERHEAD TRANSMISSION LINES 50' PUBLIC ACCESS AND TRAIL EASEMENT PROPOSED TIMBERLINE TRAIL TO BE LOCATED OUTSIDE OF TIMBERLINE R.O.W. LOCAL ROAD, TYP. LOCAL ROAD, TYP. LAKE CANAL CONIFER ST. (2-LANE ARTERIAL) NOTE: FURTHER EXTENTION EAST OF CONIFER ST WILL BE DETERMINED AT PDP LEVEL FOR PARCEL C. 541'-0" 620'-6" 642'-7" 558'-6" 684'-9" 527'-1" 678'-2" BUFFER YARD PUBLIC TRAILS AND ACCESS EASEMENT (WIDTH TO BE DETERMINED AT PDP LEVEL FOR EACH PARCEL) EXISTING TREE GROUPING, TYP. 981'-10" 466'-3" Li nk Ln Poudr e Pkwy Tr ujillo St Ro me r o St Tent h Ro ber t s on St Mu n i c h Wa y I nt er nat i onal Bl vd SanCr i st oSt 1 2 3 Martinez St Main St Sitka St Agape Sandcreek Bramblebush St Grouse Cir xLn Mo Foxtail St Sugarpi Muddler Matuka Renegade Yew Dr Peregrine Run Quail Run Coullier Short Way Dr Ptarmigan Ct St n e St Ct leaf n t erey Dr Ct Ct Ct MULBERRY STREET VINE DRIVE POND COUNTY ROAD 50 MOUNTAIN VISTA DRIVE RAILROAD LINDENMEIER LAKE John Deere Rd John Deere Rd Harvester St Harvester Ct Fieldridge Ave Wheat- land St Weicker Dr Centro Way NORTHERN BURLINGTON INTERSTATE 25 St arfield St l is St Williams St Briarcliff Rd St Alta Vista St Buckingham St Logan Ct E Lincoln Ave Third St Ave Colorado St tdale r Kenroy Ct Locust Ct Endicott St Lesser Dr Cowan St Pennock Pl St Cottonwood Pt Dr Greenmont Ct Greenmont Dr Linden Lake Rd Linden Lake Ct Linden- meier Ct Linden- ridge Dr Linden Way Elim Ct Windjammer Cove Forest Hills Ln Lindenwood Dr Ascot Ct Steeple- chase Mary Ct Ct Clark St S t e e p l e c h a s e Dr Wimbledon Ct E Lincoln Ave Webster Airway Ave Industrial Dr Christman Dr Airpark Dr Heath Pkwy Lincoln Ct Dr Commerce Dr Racquette Link Ln Ct E Magnolia St E Olive Ct Danello Ct Zurich Dr Riverside Ave St Patton St Luke St Doctor's Ln Westview Rd Marlene Dr Lorraine Dr Lo we l Ln l Ridgecrest Rd Westview Rd Cott on w o o d Dr V a l l 2. Darren Ct e y Eric St view Rd E R id ge cr es t Rd Club Vi e w Rd Hawtho Delwood Dr Ct Ct Fremont Dr Belmont Dr Hillside Ct Hillside Dr Miramont Dr Longview Dr War ren Dr D a y t o n Dr Ran g e v i e w Dr Grenoble Ct Ramsgate Ct Nedra Dr Kalmar Ct Cannes Ct Shelbourn Ct Simsbury Ct Barrington Ct Westover Ct Chesapeake Ct Sherell Dr A d r i el Dr Kedron Dr Kedron Ct Kedron Cir Club View Ter Augusta Way Torrey Pines Ct Ct Torrey Pines Way Chesapeake Dr 1. Countryside Ct LMN 3. Countryside E Joanne St Andrea St Country side Dr Tracey Pkwy Alan St Summit View Dr Cherly St Pleasant Acres Dr Summit Ct Riverview Dr Rene Dr Kimberly Dr Sunrise Ave Dawn Ave Horizon Ave Pleasant Acres Dr Sundown Ct Greenbriar Dr Verde Ave Sherry Dr Canal Dr E Laurel St Boxelder Dr Greenfields Ct Surrey Ln Stockton Ave Smithfield Dr E Laurel St McHugh St Cir Busch Dr TIMBERLINE ROAD LMN MMN LMN MMN LMN E LMN LMN MMN DRAWING NUMBER: 419 Canyon Ave. Suite 200 Fort Collins, CO 80521 phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com ■ land planning ■ landscape architecture ■ ■ urban design ■ entitlement ■ ISSUED PROJECT No.: DRAWN BY: REVIEWED BY: SEAL: PREPARED BY: No. DESCRIPTION DATE REVISIONS No. DESCRIPTION DATE Plotted By: CANYON Layout: ODP SITE PLAN Printed On: 12/5/2018 4:11 PM File Name: 1 SITE PLAN.dwg ORIGINAL SIZE 24X36 ENTITLEMENT DRAWINGS NOT FOR CONSTRUCTION RIPLEY DESIGN INC. Katy Thompson 419 Canyon Ave. Suite 200 Fort Collins, CO 80521 p. 970.224.5828 f. 970.225.6657 THRIVE HOME BUILDERS Paul Herman 1875 Lawrence St., Suite 900 Denver, CO 80202 p. 303.707.4405 ENGINEER LAND PLANNER NORTHERN ENGINEERING Cody Snowdon 310 N Howes St, Suite 100 Fort Collins, CO 80524 p. 970.221.4158 OWNER ODP SITE PLAN ODP SUBMITTAL WATERFIELD ODP FIRST AMENDMENT 04 FOR HEARING 12-05-2018 03 ODP ROUND 3 11-14-2018 02 ODP ROUND 2 9-05-2018 01 ODP 7-18-2018 FORT COLLINS, CO LR KT R17-042 1 OF 1 NORTH 0 100 200 400 SCALE: 1"=200'-0" OWNER (SIGNED) Date THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME WITNESS MY HAND AND OFFICIAL SEAL. NOTARY PUBLIC ADDRESS THIS DAY OF MY COMMISSION EXPIRES: AS . (PRINT NAME) A.D., 20 . BY THE UNDERSIGNED DOES/DO HEREBY CERTIFY THAT I/WE ARE THE LAWFUL OWNERS OF THE REAL PROPERTY DESCRIBED ON THIS SITE PLAN AND DO HEREBY CERTIFY THAT I/WE ACCEPT THE CONDITIONS AND RESTRICTIONS SET FORTH ON SAID SITE PLAN. OWNER'S CERTIFICATE VICINITY MAP SCALE: 1"=2400' ODP BOUNDARY PARCEL BOUNDARIES EXISTING TREES RAILROAD TRACKS ARTERIAL STREET FUTURE ARTERIAL STREET PEDESTRIAN AND BICYCLE ROUTES REQUIRED NATURAL HABITAT BUFFER ADDITIONAL BUFFER LOCATIONS VEHICULAR ACCESS POINT PEDESTRIAN ACCESS POINT PROPOSED LOCAL STREET RIGHT IN/RIGHT OUT INTERSECTION FULL MOVEMENT INTERSECTION LEGEND NOTES 1. THE PURPOSE OF THE OVERALL DEVELOPMENT PLAN IS TO ESTABLISH GENERAL PLANNING AND DEVELOPMENT CONTROL PARAMETERS FOR PROJECTS THAT WILL BE DEVELOPED IN PHASES WITH MULTIPLE SUBMITTALS WHILE ALLOWING SUFFICIENT FLEXIBILITY TO PERMIT DETAILED PLANNING IN SUBSEQUENT SUBMITTALS. APPROVAL OF AN OVERALL DEVELOPMENT PLAN DOES NOT ESTABLISH ANY VESTED RIGHT TO DEVELOP PROPERTY IN ACCORDANCE WITH THE PLAN. 2. THE WATERFIELD OVERALL DEVELOPMENT PLAN IS PLANNED TO BE MIXED USE DEVELOPMENT, PARCELS WITH LOW DENSITY MIXED-USE NEIGHBORHOOD DISTRICT ZONING (LMN) MAY INCLUDE: PARKS, OPEN SPACE, TRAILS, SINGLE FAMILY DETACHED OR ATTACHED DWELLINGS, TWO FAMILY DWELLINGS, GROUP HOMES, PLACES OF WORSHIP, COMMUNITY FACILITIES, RECREATION FACILITIES, CHILD CARE CENTERS, NEIGHBORHOOD CENTERS OR OTHER USES OUTLINED IN THE FORT COLLINS LAND USE CODE DIVISION 4.5, LOW DENSITY MIXED-USE NEIGHBORHOOD DISTRICT (L-M-N); PARCELS WITH MEDIUM DENSITY MIXED-USE NEIGHBORHOOD DISTRICT ZONING (M-M-N) MAY INCLUDE: ACCESSORY/MISCELLANEOUS USES, PARKS, EXTRA OCCUPANCY RENTAL HOUSES, SINGLE-FAMILY DETACHED OR ATTACHED DWELLINGS, TWO-FAMILY DWELLINGS, MULTI-FAMILY DWELLINGS, MIXED-USE DWELLINGS, GROUP HOMES, PLACES OF WORSHIP, SCHOOLS, COMMUNITY FACILITIES, PUBLIC FACILITIES, CONVENIENCE RETAIL STORES, ARTISAN GALLERIES, CHILD CARE CENTERS ADULT DAY CARE CENTERS, RESTAURANTS, OR OTHER USES AS OUTLINED IN THE FORT COLLINS LAND USE CODE DIVISION 4.6, MEDIUM DENSITY MIXED-USE NEIGHBORHOOD DISTRICT ZONING (M-M-N). THE LAND USE DESIGNATIONS DEPICTED ON THIS PLAN ARE BASED UPON THE BEST ESTIMATE OF THE DEVELOPMENT AT THIS TIME. AS CHANGES OCCUR IN THE REQUIREMENTS OF THE OVERALL DEVELOPMENT, IT MAY BE NECESSARY TO MODIFY THE OVERALL DEVELOPMENT PLAN. 3. ALL DEVELOPMENT MUST COMPLY WITH THE APPLICABLE STANDARDS IN ARTICLE 4 OF THE LAND USE CODE. ALLOWED LAND USES IN EACH PARCEL ARE PER THE LMN AND MMN ZONE DISTRICTS AS APPLICABLE. 4. FIRE HYDRANTS WILL BE PROVIDED AS REQUIRED BY THE POUDRE FIRE AUTHORITY STANDARDS. 5. BOUNDARY CONNECTIONS SHALL BE IN COMPLIANCE WITH APPLICABLE LAND USE CODE AND LARIMER COUNTY URBAN AREA STREET STANDARDS IN PLACE AT THE TIME OF DEVELOPMENT APPLICATION SUBMITTAL UNLESS MODIFICATIONS AND/OR ENGINEERING VARIANCES ARE APPROVED. 6. ALL DEVELOPMENT MUST COMPLY WITH APPLICABLE STANDARDS CONTAINED IN THE LAND USE CODE ARTICLE 3, CITY CODE CHAPTER 10 AT THE TIME OF APPLICATION FOR A PROJECT DEVELOPMENT PLAN. 7. THIS OVERALL DEVELOPMENT PLAN SHOWS THE GENERAL LOCATION AND APPROXIMATE SIZE OF ALL NATURAL AREAS, HABITATS, AND FEATURES WITHIN ITS BOUNDARIES AND THE PROPOSED ROUGH ESTIMATE OF THE NATURAL AREA BUFFER ZONES AS REQUIRED BY LAND USE CODE SECTION 3.4.1(E). DETAILED MAPPING OF THE SITE'S NATURAL AREAS, HABITATS, AND FEATURES WILL BE PROVIDED AT THE TIME OF INDIVIDUAL PDP SUBMITTALS. GENERAL BUFFER ZONES SHOWN ON THIS ODP MAY BE REDUCED OR ENLARGED BY THE DECISION MAKER DURING THE PDP PROCESS. 8. PLEASE SEE SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE USES WITHIN THE NATURAL HABITAT BUFFER ZONES. 9. THE PROJECT IS LOCATED IN THE DRY CREEK DRAINAGE BASIN 10. THERE SHALL BE NO ACCESS TO INDIVIDUAL LOTS FROM ARTERIAL STREETS. 11. STREET CONNECTIVITY IS NOT BEING MET ON THE NORTH SIDE OF THE PROJECT DUE TO IRRIGATION DITCH LIMITATIONS. 12. STREET FRONT BUILDINGS IN THE NEIGHBORHOOD CENTER AND SCHOOL SHOULD BE ORIENTED TO THE STREET WITH NO VEHICULAR USE BETWEEN BUILDING FACES AND THE STREET. NOTE: BUSINESS TYPES, HEIGHT AND FLOOR AREA SHALL COMPLY WITH CURRENT ZONING REGULATIONS AT TIME OF DEVELOPMENT. LAND USE ACREAGE MAY CHANGE BASED ON FUTURE PDP SUBMITTALS. OPEN SPACE AREA WILL CONFORM WITH CURRENT LAND USE CODE AND REGULATIONS AT TIME OF PROJECT DEVELOPMENT PLAN SUBMITTAL. PARCEL ZONE DISTRICT APPROXIMATE GROSS AREA (ACRES) A RESIDENTIAL NEIGHBORHOOD (LMN & MMN) 89.61 B FUTURE SCHOOL SITE (LMN) 10.74 C NEIGHBORHOOD CENTER (LMN) 8.9500 D NEIGHBORHOOD PARK 8.0700 TOTAL: 117.3700 SITE DATA HOUSING TYPES QUANTITY PERCENTAGE SINGLE FAMILY (ALLEY-LOADED) 245 49 SINGLE FAMILY (FRONT-LOADED) 37 7 TWO FAMILY 34 7 SINGLE FAMILY ATTACHED 182 37 TOTAL 498 100% PARCEL A HOUSING TYPES RESIDENTIAL DENSITY NORTH ZONE MINIMUM DENSITY MAXIMUM DENSITY LMN 4 DU/ACRE NET 9 DU/ACRE GROSS MMN 7 DU/ACRE NET 24 DU/ACRE GROSS FO G SS T UE W = FIBER OPTIC UTILITY = GAS UTILITY = STORM DRAIN UTILITY = SANITARY SEWER UTILITY = TELEPHONE UTILITY = UNDERGROUND ELECTRIC UTILITY = WATER LINE UTILITY FM RI/RO 13. FINAL LOCATION OF LOCAL STREETS TO BE DETERMINED AT PDP LEVEL FOR EACH PARCEL. ITEM 7, ATTACHMENT 7 Packet Pg. 150 l Cir S V i e w C i r Adriel Way Oswego Dr V i c o t W a y Mer g a n s e r Dr E Vine Dr N Timberline Rd Waterfield ODP © 1 inch = 800 feet Site ITEM 7, ATTACHMENT 3 Packet Pg. 135 er St B a n n oc k S t L inde n w o o d D r M i r a m o n t D r R a cque t t e Dr L a k e V iew Dr Li n d en L a k e R d Annabel Ave Tana Dr Nedrah Dr Biplane St Barnstormer St Coleman St Stout St C h e sapea k e Dr Mexico Way Comet St Reliant St A d ri e l Dr Sh e rell Dr W i n amac D r W e b ste r A ve Da y t o n D r Friar Tuck Ct Crusader St Terry Dr Elim Ct Maid Marian Ct Fair c hild St Sunday Dr Link Lane Ct Rome Ct Airway Ave S Link Ln Sykes Dr E Vine Dr N Timberline Rd Mountain Vista Dr E Lincoln Ave Giddings Rd S T i m b erli n e R d Waterfield Amended © Overall Development Plan 1 inch = 1,333 feet Site ITEM 7, ATTACHMENT 2 Packet Pg. 134 w C i r Adriel Way Oswego Dr V i c o t W a y Mer g a n s e r Dr E Vine Dr N Timberline Rd Waterfield ODP © 1 inch = 800 feet Site ITEM 7, ATTACHMENT 1 Packet Pg. 133 Distribution By Zone District Blended Master Street Plan Cherryhurst Local Street Turnberry Extended 2-lane arterial Packet Pg. 124                                         ITEM 6, ATTACHMENT 3 Packet Pg. 93          ITEM 6, ATTACHMENT 3 Packet Pg. 92                                                                                                                                              ITEM 6, ATTACHMENT 3 Packet Pg. 87          N N                                                                                       ITEM 6, ATTACHMENT 3 Packet Pg. 84 MAX Noorths hsid ide Aztlan an n Com ommun mmun unity ity Cen ente nter er Innosphere nnosph The Th e Mus Musi ic DDisstrict DDD ric The Oval Publi P lic LLibraarryy b DDDiissccovery D ve Museu Museuum eu um u y MAX New N ew Be Belgium Brewing g Odell ell Brewing Brewi Company omp g Woodward ward Inc. I 1 2 3 4 5 PLAN FRAMEWORK Prioritized Bike Routes1 Gateway Greenways 1. Routes taken from the Fort Collins Bicycle System Wayfinding Plan MAX Transit Line N Arterial Streets Parks & Public Space Streams, Rivers, Lakes Buffer Transition CSU Main Campus Boundary Legend EXISTING ELEMENTS FUTURE ELEMENTS Downtown Plan Boundary Old Town Neighborhoods Plan Boundary Trails Roadway Building Historic District Greenway Designations Key Projects Mulberry Corridor Improvements Buffer Transition Area 1 2 4 5 Riverside Corridor Improvements Convertible Streets 3 Canyon Corridor Improvements Potential Prioritized Bike Route ITEM 5, ATTACHMENT 2 Packet Pg. 70 Amended: February 18, 1999 City Council Amended: May 18, 1999 City Council Amended: September 19, 2006 Kechter Enclave Site ITEM 2, ATTACHMENT 4 Packet Pg. 18 r m in t Ct Ro o k e ry Rd Sunse t View Dr Saker Ct Sagewater Ct Rookery Rd Kingfisher Ct Espalier Ln E spali e r Ct Rookery Rd Rural Open Lands Low Density Mixed-Use Residential Urban Estate Urban Estate Rural Open Lands and Stream Corridors Low Density Mixed-Use Residential Urban Estate Kinard Core Knowledge Middle School Kechter Enclave Annexation © Structure Plan Map 1 inch = 333 feet Site ITEM 2, ATTACHMENT 3 Packet Pg. 17 i n t C t Ro o k e ry Rd Sunse t View Dr Saker Ct Sagewater Ct Rookery Rd Kingfisher Ct Espalier Ln E spali e r Ct Rookery Rd Kinard Core Knowledge Middle School UE LMN UE Kechter Enclave Annexation © Zoning Map 1 inch = 333 feet Site ITEM 2, ATTACHMENT 2 Packet Pg. 16 i n t C t Ro o k e ry Rd Sunse t View Dr Saker Ct Sagewater Ct Rookery Rd Kingfisher Ct Espalier Ln E spali e r Ct Rookery Rd Kinard Core Knowledge Middle School Kechter Enclave Annexation © Vicinity Map 1 inch = 333 feet Site ITEM 2, ATTACHMENT 1 Packet Pg. 15