HomeMy WebLinkAboutCOUNCIL - COMPLETE AGENDA - 01/10/2023 - WORK SESSIONNOTICE:
Work Sessions of the City Council are held on the 2nd and 4th Tuesdays of each month in
the Colorado Room of the 222 Building. Meetings are conducted in a hybrid format, however
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Fort Collins City Council
Work Session Agenda
6:00 p.m. Tuesday, January 10, 2023
Colorado Room, 222 Laporte Ave, Fort Collins, CO 80521
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con discapacidad, para que puedan acceder a los servicios, programas y actividades de la
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favor proporcione aviso previo. Las solicitudes de interpretación en una reunión deben
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City of Fort Collins Page 1 of 2
City Council Work Session
Agenda
January 10, 2023 at 6:00 PM
Jeni Arndt, Mayor
Emily Francis, District 6, Mayor Pro Tem
Susan Gutowsky, District 1
Julie Pignataro, District 2
Tricia Canonico, District 3
Shirley Peel, District 4
Kelly Ohlson, District 5
Colorado River Community Room
222 Laporte Avenue, Fort Collins
Cablecast on FCTV
Channel 14 on Connexion
Channel 14 and 881 on Comcast
Carrie Daggett Kelly DiMartino Anissa Hollingshead
City Attorney City Manager City Clerk
CITY COUNCIL WORK SESSION
6:00 PM
A) CALL MEETING TO ORDER
B) ITEMS FOR DISCUSSION
1. Fort Collins Connexion Update
The purpose of this item is to provide Council and the public a general update on the Connexion
broadband service and rollout.
2. North College Projects.
North College has been the subject of focus and planning for the past 30 years. After 30 years of
intentional planning and investment, the North College corridor has accomplished many of the
goals articulated in City plans and policy documents. This AIS provides a brief history of planning
in the corridor, what current projects are underway, and what the future holds for the North
College corridor. While we have accomplished much, many of the desires for the corridor exist in
tension with one another. Some of these tensions include:
• Affordability vs. desire for redevelopment and infrastructure investment vs. conservation.
• Desire for more amenities in the corridor vs. retaining the existing character of the
neighborhood.
• Safe, comfortable, and accessible mobility options vs. fast vehicular movement through the
corridor.
3. Land Use Code Changes to Address Xeriscape for New Developments and Soil
Amendment for New and Existing Developments.
The purpose of this item is to provide an overview of the current state of landscapes and
irrigation in Fort Collins, and to present four code change opportunities that promote climate-
appropriate landscapes and use of soil amendment.
C) ANNOUNCEMENTS
Page 1
City of Fort Collins Page 2 of 2
D) ADJOURNMENT
Upon request, the City of Fort Collins will provide language access services for individuals who have limited
English proficiency, or auxiliary aids and services for individuals with disabilities, to access City services,
programs and activities. Contact 970.221.6515 (V/TDD: Dial 711 for Relay Colorado) for assistance.
Please provide advance notice. Requests for interpretation at a meeting should be made by noon the day
before.
A solicitud, la Ciudad de Fort Collins proporcionará servicios de acceso a idiomas para personas que no
dominan el idioma inglés, o ayudas y servicios auxiliares para personas con discapacidad, para que
puedan acceder a los servicios, programas y actividades de la Ciudad. Para asistencia, llame al
970.221.6515 (V/TDD: Marque 711 para Relay Colorado). Por favor proporcione aviso previo cuando sea
posible. Las solicitudes de interpretación en una reunión deben realizarse antes del mediodía del día
anterior.
Page 2
City Council Work Session Agenda Item Summary – City of Fort Collins Page 1 of 3
January 10, 2023
WORK SESSION AGENDA
ITEM SUMMARY
City Council
STAFF
Chad Crager, Broadband Executive Director
Travis Storin, Chief Financial Officer
Nina Bodenhamer, Director, City Give
SUBJECT FOR DISCUSSION
Fort Collins Connexion Update
EXECUTIVE SUMMARY
The purpose of this item is to provide Council and the public a general update on the Connexion
broadband service and rollout.
GENERAL DIRECTION SOUGHT AND SPECIFIC QUESTIONS TO BE ANSWERED
1. What questions does Council have for the Connexion team?
BACKGROUND / DISCUSSION
The City of Fort Collins municipal broadband service, Connexion, has been providing service for over 3
years. In 2023, service will be available citywide which brings exciting opportunities for marketing and
product maturity. In the last year Connexion has added key staff and been able to stabilize and provide
a more consistent customer lifecycle model. As Connexion moves from startup phase into a growth
phase there are many opportunities both locally and regionally to benefit residents and add resiliency
regionally. These efforts come with challenges and will also be exciting as solutions come together.
Build and Take Rate
As mentioned above, the main build out for Connexion is almost complete. The complexities of an
underground build, permitting, and navigating staffing shortages have all contributed to a slight delay.
Interest in service remains high, although staff is excited to re-energize marketing efforts throughout the
community targeting both residential and business customers.
To date, Connexion is seeing a consistent 32% single family residential take rate (measured in
neighborhoods with service available for at least 90-days). Staff has also been able to secure right-of
entry agreements and contracts with multiple dwelling units (MDU) and commercial properties. With the
addition of key staff and the capabilities of the billing system, process improvements have streamlined
workflows to allow for greater efficiencies and a smoother customer experience for these types of
properties.
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Item 1.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 2 of 3
Video Price Increase and TV Service Selection Tool
As we enter year three of our video content contracting, there is a rising cost to Connexion. This cost
increase will need to be passed on to TV customers resulting in increased TV package pricing from $5 to
$20 per month, depending on the package. This TV package pricing increase will begin February 1,
2023, and notification has already been sent to existing TV customers.
Connexion continues to provide the fastest, most reliable internet service available in the industry and we
believe in helping our customers find the best TV product, whether it’s Connexion or something else. For
this reason, Connexion has launched a TV service selection tool called My Bundle TV. This tool allows
customers to pick the best TV option based on the customer providing information such as the desire to
watch live TV, watch sports, or just certain channels. Using this information, the best TV option will be
reflected for each customer with comparisons in available desired channels and pricing.
Capital Project and Funding Update
The bulk of Connexion funding has been made available through a voter approved bonding process. In
September 2021, Council appropriated $8.2 million of contingency funds to assist with construction. In
April 2022, Council appropriated up to $20 million in Light and Power (L&P) reserves for Connexion
understanding that monies would be used as needed (not taken in a lump sum) and returned with
interest. The current balance of this reserve utilization is $10 million as of November 30, 2022.
The table below highlights the original Business Plan assumptions, approved spending updates, project
spending to date, and the current project estimate.
Total capital spending on the project through November 30, 2022 is $133 million. Connexion currently
has approximately $9 million remaining from its’ approved funding of $142 million. Primarily due to some
industry trends and challenges, the current capital project estimate stands at approximately $158 million
through the end of 2024, representing an additional $16 million over the current available budget.
Connexion does currently have in excess of $20 million remaining capacity under the original bonding
approved by residents in 2017. The most likely path forward will be to access this remaining bonding
capacity in a joint bond offering with L&P sometime in late 2023. The timing and magnitude of this
potential offering will be driven primarily by L&P’s needs and operational requirements. Connexion
financial modeling continues to maintain payback of bonding commitments and L&P reserve usage
through projected customer revenues and resulting positive operating margins.
Page 4
Item 1.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 3 of 3
Digital Equity and Inclusion
Connexion is committed to providing the best internet experience for ALL residents in Fort Collins. As a
municipal provider, 6% of all Connexion revenue is paid to the General Fund as a Payment in Lieu of
Taxes (PILOT) and is dedicated to meeting digital equity goals of reducing the digital divide and
increasing digital fluency of all residents.
In 2022, as Connexion service and PILOT revenue grew, the City of Fort Collins invested in a diverse
range of Digital Inclusion programming, services, and community collaboration. This investment includes
a discounted internet price of $19.95 (including WiFi) for 1 Gig internet speeds for income qualified
residents, partnerships with Poudre School District (PSD) Family Liaisons, funding for Larimer County
Digital Roots program, Medical and Mental Health Care Access, and Resources for Entrepreneurs.
This programing and partnerships will continue to grow along with Connexion.
Federal Funding and Regional Partnerships
In 2021, the Federal Infrastructure Investment and Jobs Act included $65B for Broadband, of which
$42.5B is allocated for the Broadband Equity Access and Deployment (BEAD) program. BEAD funding
will be available in areas with internet speeds under 100 Mbps download and 20 Mbps upload speeds.
As a comparison, Connexion has symmetrical 1,000 Mbps download and 1,000 Mbps upload speeds.
These speed requirements make it difficult for urbanized areas to apply for grant funding.
While Connexion will not qualify for BEAD funding in the city limits due to high upload and download
speeds, we are working closely with Larimer County to consider opportunities available outside of city
limits.
In addition, Connexion network operations supports both Loveland’s Pulse and Estes Park’s Trailblazer,
and we continue to also include Longmont’s Nextlight in conversations of network redundancy, lessons
learned, and solutions to work together as a region moving forward. With four municipal internet service
providers in this region as a broadband foundation, we have the potential to be one of the most
innovative regions in the nation.
In addition to great relationships with Larimer County and regional municipal broadband providers, we
have also established strong relationships with Poudre School District (PSD) to help us identify their
needs and where we can work together to provide high speed internet and education to all PSD families.
ATTACHMENTS
1. Presentation
Page 5
Item 1.
City Council Work Session
January 10, 2023
Page 6
Item 1.
Purpose
2
1.Where are we now
2.Video Price Increases
3.New Products
4.Digital Inclusion
5.Partnership Opportunities
Page 7
Item 1.
Where are we now?
3
1.Build Out Completion
2.Key Hires
3.Resident Feedback Group
4.Over 13,000 customers
5.32% Single Family Residential Take Rate
6.Industry Trends/Challenges
Page 8
Item 1.
Financial Summary –Project Life to Date
4
Bond Proceeds 142.2$ Debt/Interest Pymts (23.2)$
L&P Reserve Draw 10.0$
Cost of Sales (2.4)$
Operating Revenue 18.2$ Operating Expenses (17.9)$
Interest 6.9$ Total Expense (20.3)$
Total Revenue 25.1$
Capital Project (132.7)$
Total Inflows 177.3$ Total Outflows (176.2)$
Connexion - as of November 30, 2022 ($M) - Preliminary, Unaudited
Inflows:Outflows:
Page 9
Item 1.
Business Plan vs. Current Project Estimates
5
109.0
158.0
20.5 4.5 2.1
11.6 8.5 3.6
(1.8)
$0
$20
$40
$60
$80
$100
$120
$140
$160
$180
Business
Plan
Mainline
Build
Project Mgmt. /
Engineering
Systems Premise
Install
Premise
Boring
Growth Facilities /
Fleet
Current
Estimate
Connexion Capital Project -$M
* Does not include an additional $18 million of contingency
*
Page 10
Item 1.
Capital Project Spending Update
Description
Business Plan
and Approved
Updates
11/30/2022
LTD Spent
Current Project
Estimate thru
Dec 2024
Network (Primarily AEG)$84M $105M $110M
Installation (On Trac, boring)$13M $17M $36M
Equipment & All Other $12M $11M $12M
Subtotal Business Plan $109M
Contingency & Re-deploy –Sept. 2021 $13M
L&P Reserves Appropriated –Apr. 2022 $20M
Total Capital Budget/Estimate $142M $133M $158M
6
Page 11
Item 1.
Funding Considerations
7
•$16 million additional capital project
needs above the currently available
budget of $142 million.
•Likely path forward will be to access
needed funding through the remaining
$20 million of existing, resident
approved bonding capacity.
•L&P borrowing needs and timeframe
will determine Connexion bonding
timing and amounts –likely Fall 2023.
•Updated Connexion financial model
continues to maintain payback of
L&P reserves and bond commitments
through customer revenues and
resulting positive operating margins.
Page 12
Item 1.
Prices and Products
8
Additional speed tiers
Video Price Increase
My Bundle TV
1.
2.
3.
Page 13
Item 1.
9
MyBundle TV
Page 14
Item 1.
10
MyBundle TV
Page 15
Item 1.
11
MyBundle TV -Results
Page 16
Item 1.
Digital Inclusion
12
Digital Inclusion
Page 17
Item 1.
Digital Inclusion
13
Page 18
Item 1.
Digital Inclusion: Dual Approach
14
Page 19
Item 1.
Digital Inclusion: A Community Network
15
Page 20
Item 1.
Grants and Partnership Opportunities
16
1.Grant opportunities
2.Partnerships:
•Loveland and Estes Park
•Longmont
•Larimer County
•PSD
•Others in region
Page 21
Item 1.
Summary
17
1.Transparency
2.Opportunities
3.Connexion is for ALL
4.Partnerships
Page 22
Item 1.
QUESTIONS?
Page 23
Item 1.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 1 of 6
January 10, 2023
WORK SESSION AGENDA
ITEM SUMMARY
City Council
STAFF
Clay Frickey, Redevelopment Program Manager
SUBJECT FOR DISCUSSION
North College Projects.
EXECUTIVE SUMMARY
North College has been the subject of focus and planning for the past 30 years. After 30 years of
intentional planning and investment, the North College corridor has accomplished many of the goals
articulated in City plans and policy documents. This AIS provides a brief history of planning in the
corridor, what current projects are underway, and what the future holds for the North College corridor.
While we have accomplished much, many of the desires for the corridor exist in tension with one
another. Some of these tensions include:
• Affordability vs. desire for redevelopment and infrastructure investment vs. conservation.
• Desire for more amenities in the corridor vs. retaining the existing character of the neighborhood.
• Safe, comfortable, and accessible mobility options vs. fast vehicular movement through the
corridor.
GENERAL DIRECTION SOUGHT AND SPECIFIC QUESTIONS TO BE ANSWERED
1. Are we focused on the right priorities with the next phase of North College’s life?
2. How should staff navigate the tensions identified?
3. What more do you need to know as Council about North College?
4. Where else in the community would Council like to see a more focused, place-based implementation
approach?
BACKGROUND / DISCUSSION
Overview of North College Planning Efforts
North College has long presented unique opportunities for the City and community. The North College
corridor has long provided affordable housing and business opportunities while being next door to two of
Fort Collins’s greatest amenities: Downtown and the Poudre River. Despite this, North College has felt
disconnected from the larger community due to infrastructure deficiencies and the corridor operating as a
Page 24
Item 2.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 2 of 6
State highway. Due to this unique context, the City has developed various plans and policy documents to
support North College over the past 30 years. These planning initiatives include:
North College Corridor Plan – 1995
Urban Renewal Plan – 2004
North College Corridor Plan Update – 2007
Infrastructure Investment Plan – 2010
Poudre River Natural Areas Management Plan – 2011
Poudre River Downtown Master Plan – 2014
Urban Renewal Authority Strategic Investment Plan – 2017
Urban Renewal Authority Community Engagement – 2019
North College MAX Plan - 2023
Through the years, these planning efforts have continued to hone the vision of the North College corridor
and articulate goals and objectives for the future of the corridor.
When City staff began engaging the community to support the first North College Corridor Plan in 1992,
the North College corridor looked very different than it does today. North College had no curb, gutter, and
sidewalk. The Dry Creek floodplain covered most of the corridor, preventing development and presenting
flooding hazards for existing residents and businesses. Few essential services existed in the corridor. This
meant residents needed to go to other parts of the community for most of their day-to-day needs. Despite
these challenges, stakeholders throughout the years have expressed their appreciation for the unique feel
of the corridor that is distinct and unique to Fort Collins. North College was also an affordable place to live
and run a business. All these factors lead to a vision for North College that the community has reinforced
in all subsequent planning. This vision was:
North College evolves to become more inviting and not just a highway
More complete network of streets that are safe and comfortable for bicyclists and pedestrians
Connect to Downtown
Retain affordable housing and business opportunities
Distinct design character that is more urban
Bring more amenities to North College corridor (i.e., grocery store, restaurants, entertainment)
Summary of City Infrastructure Projects
New development in North College was difficult if not impossible prior to the City’s investment in resolving
infrastructure deficiencies in the corridor. One of the major impediments to development in the North
College corridor was the Dry Creek floodplain. The City has invested millions of dollars to remove large
portions of the corridor from the floodplain. In 2010, the City and Urban Renewal Authority jointly created
an Infrastructure Investment Plan for the corridor. The table below shows the projects in this plan and their
status.
Project Completed? Comments
Improvements to Existing Streets
North College Avenue
750’ from Hemlock to Conifer, street edges Yes
½ mile from Vine to Conifer – medians, eastside
circulators and overlay
Yes
300’ Conifer to Hickory Yes
½ mile Hickory to Willox, permanent sidewalk,
street edges, medians, and overlay
Yes
¼ mile Eaton Ditch to Highway 1 Yes
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Item 2.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 3 of 6
Project Completed? Comments
Conifer/Hickory intersection realignment No Would have required purchase
of property on NE corner of
Conifer and College, which is
an historic property
Other
Vine Drive – ½ mile College to Linden Yes
Willox Lane – ½ mile from Union Pacific
Railroad to College
Yes
Alley upgrade east ¼ mile from Conifer to
Bristlecone
Yes
New Streets
Suniga Road – College to Redwood Yes
Redwood Street – Cajetan to Vine Yes
Mason Street to Alpine No Part of North College Drainage
Improvement Design (NCDID)
Storm Drainage Facilities
Northeast College Corridor Outfall (NECCO) Yes
North College Drainage Improvement Design
(NCDID)
No Covers west side of corridor
from Willox to the Poudre
River. 30% design complete in
2022.
Sewer Line
Westside sewer from Alpine to Poudre Valley
Plaza
No Part of NCDID
The last remaining major project from the 2010 Infrastructure Investment Plan is completing Mason Street
with associated stormwater and sewer facilities in the corridor, for which engineering is currently underway.
Summary of New Development
One of the objectives of the North College Corridor Plan was for increased development activity in the
corridor. After City investment resolved some of the major impediments to development, private
development increased in the corridor. The tables below summarize the development activity in the corridor
since 1995.
Residential Development Summary
Subdivision
Single-Family
Detached Townhomes Multi-family Total Units
Old Town North 132 74 88 294
Crowne at Old Town North 304 304
Aspen Heights 220 220
Greenbriar Village 72 40 112
Revive 37 36 73
Village on Redwood 72 72
Total 204 111 760 1075
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Item 2.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 4 of 6
Commercial Development Summary
Project Name Square Feet
Lyric 10,000
Feeders Supply 2,220
Country Club Corners 125,595
N College Marketplace 175,000
Innosphere 31,000
Kaufman and Robinson 10,000
Valley Steel 19,000
Hickory Commons 31,136
Total 403,951
The residential development in the corridor doubled the number of housing units. The new commercial
development in the corridor has brought essential amenities to the corridor such as a grocery store,
employment opportunities, entertainment, and incubator space for small businesses. Opportunities remain
to fulfill the vision of the corridor. The corridor still has the character of a highway with many businesses
oriented to the car. College Avenue is still a barrier to traveling on foot or bike to destinations within the
corridor or to the rest of Fort Collins. New development will fill in infrastructure gaps and deliver more
amenities to the corridor. New development, however, has led to increasing rents and a shift in the area’s
identity. This has raised the tension between providing essential infrastructure to enable development and
bring amenities to the corridor while retaining the area’s affordability and character.
Summary of Public Space
One of the priorities at the onset of planning for the North College corridor was to provide parks and open
space within the corridor. Parks opened Soft Gold Park in 2004. In 2019, Parks opened the Poudre River
Whitewater Park. The Whitewater Park provides additional recreation opportunities on the Poudre River
while connecting the North College corridor to the river as well as Downtown. Natural Areas has acquired,
restored, and maintains four Natural Areas within the corridor: Salyer (1985), McMurry (2003), Magpie
Meander (2013), and River’s Edge (2001). Salyer has been City-owned natural area since 1985. All these
amenities are connected by the Poudre Trail and Hickory trail spur.
Current Plans and Projects
Many projects are underway in the North College corridor. These projects represent the work of many
departments within the City as well as the development community. Upon completion of these projects,
nearly all the goals and objectives for the corridor articulated in the various planning documents will have
been achieved.
Current Plans and Projects
Project Name City, URA, or Private
Development Status
North College MAX Plan City Council to consider in Q1 2023.
Mobile home park re-zonings City Hickory Village and North College re-
zoned by City in 2022.
Land Bank acquisition City Acquired property in 2018.
North Mason City and URA 30% design completed. Preparing to
acquire right-of-way.
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Item 2.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 5 of 6
Project Name City, URA, or Private
Development Status
Poudre River Zone Update City Natural Areas updating plan, slated
for completion in 2023.
Powerhouse II Private development Approved by Planning & Zoning
Commission. Construction in 2023.
Jerome Street Station Private development Approved by hearing officer.
Construction in 2023.
North College Marketplace Private development Construction completed on last pad
sites.
24/7 Shelter Private development In development review process.
Sit and Stay Dog Bar Private development Approved by hearing officer.
Construction in 2023.
Albertsons URA
URA performing due diligence to
participate in redevelopment or
purchase site.
A team of City staff meets every month to coordinate on the current projects in the corridor. This allows for
better collaboration and ensures that projects work together to reinforce the vision for North College.
Future of North College
City Plan identifies North College as being an Infill/Redevelopment Opportunity Area with a Community
Activity Center at Willox and College. Current zoning supports this vision by allowing a wide range of land
uses. Recent analysis supporting the Housing Strategic Plan shows the North College corridor houses two
census tracts in the process of gentrification. The census tract on the east side of the North College corridor
is the only census tract in Fort Collins in the middle part of gentrification (Attachment 2). Much of the new
development in the corridor has occurred east of College. The new residential development has largely
been market rate. That has meant that the neighborhood has more residents that are wealthier, more
educated, and whiter than before. Despite this, 44% of the population is Hispanic/Latinx and the corridor
has more renters, families earning less than 80% of median household income, and people with less than
college education than the average for Fort Collins.
Community members’ perceptions match what the data shows. During the community engagement effort
for the North College MAX Plan, community members identified gentrification as one of the main issues
facing the neighborhood. Due to this, community members expressed an interest in expanding MAX to the
corridor and accompanied by additional investment in affordable housing and other policies to stabilize
rents in the corridor.
These aspects of the corridor highlight several tensions, including:
Affordability vs. desire for redevelopment and infrastructure investment vs. conservation
Desire for more amenities in the corridor vs. retaining the existing character of the neighborhood
Safe, comfortable, and accessible mobility options vs. fast vehicular movement through the
corridor.
The concept of the 15-minute City could provide a framework to navigate these tensions and others. The
15-minute City helps identify what assets exist in a neighborhood and what amenities are missing in a
neighborhood that would allow community members to accomplish most of their day-to-day tasks and
needs within a 15-minute walk or bike ride. The 15-minute City Report as part of the Active Modes Plan
identifies North College as being an equity focus area. This means there are the presence of vulnerable
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Item 2.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 6 of 6
populations with lack of connections to destinations. Combined with the other data at staff’s disposal, the
15-minute City could help with prioritizing projects to fill infrastructure gaps, inform updates to zoning that
would create a more complete neighborhood, and ensure investments targeting the communities that need
these improvements most.
On February 21, 2023, Council will consider adoption of the North College MAX Plan. This plan has a
vision that states:
The vision for North College Avenue is for a safe, accessible, attractive, and affordable
corridor for people who live, work, and visit the North College area. North College Avenue
will be a gateway and hub for local and regional transit connections that link people to
essential services, recreation, and entertainment. The corridor will connect to a comfortable
and convenient network for people using active modes made up of sidewalks, share-use
paths, and bike lanes.
Transit stations will be focal points for new, multi-story development that de-emphasizes
surface parking. Corridor development will bring upgrades to infrastructure, improve public
space, and fill in existing vacant land and buildings. New development will occur in a way that
protects the natural environment and preserves affordability and diversity of residents, local
businesses, and service providers. North College Avenue will become a district and
destination with its own distinct character that is driven by residents, workers, and local
business owners. The corridor will be a safe and comfortable corridor to travel through and a
destination for people of all socio-economic statuses, ages, and abilities.
Questions for Council
1. Are we focused on the right priorities with the next phase of North College’s life?
2. How should staff navigate the tensions identified?
3. What more do you need to know as Council about North College?
4. Where else in the community would Council like to see a more focused, place-based
implementation approach?
ATTACHMENTS
1. North College Corridor Plan Vision
2. Gentrification Analysis
3. Presentation
Page 29
Item 2.
NORTH COLLEGE CORRIDOR PLAN
CHAPTER 3 - VISION 29
█ Chapter 3 – Vision
Over the years, it has become apparent that the overall vision needs to be
clarified to guide revitalization and enhancement efforts. Various investors,
decision makers, and interested parties, both public and private, want to know
how their decisions and actions can contribute to positive community
development, to maximize the value of those decisions and actions.
The corridor presents an unparalleled need for collaboration among
neighboring owners, city departments, and other agencies, in adapting to
circumstances in the corridor. The key is a vision with wide support, followed
by ongoing conversations on a new generation of projects.
To meet this need, a multifaceted vision for the area’s future has been
developed through public discussion of the issues.
If the area is going to serve its citizens in a
way that’s better than before, then by
definition, some things must change.
Change will present special complications of
existing physical conditions, businesses,
and histories.
Page 30
Item 2.
30
Overall Vision Statement
A series of interesting places evolve along the corridor, becoming more urban in
the best sense of the word.
In general, this urban evolution leads to
more efficient use of land,
higher values,
more complete public infrastructure, and
more economic activity;
while keeping the strong sense of civic ownership that led to this plan.
Active civic discussion continues to stimulate City projects, private sector
redevelopment, upgrades to existing properties, and new development. Each
project helps set the stage for further investment in real estate development
and improvement projects in an evolutionary process. Where collaboration
among multiple owners and City departments is necessary for changes to occur
and be positive, it will be an increasing attribute.
The vision has different facets. It is not possible to make one simple statement
about it. One attempt at a simple statement, heard during the process, is “fix
the junky, but keep it funky”
Facets of the Vision:
The Highway Itself --
North College Avenue/SH 14/US 287
The corridor stays naturally focused on the highway as its backbone. North
College Avenue evolves into a more inviting and comfortable commercial street
with an increasingly positive connotation to its name. This stretch of our main
thoroughfare grows safer and more enjoyable for people of all ages and abilities
who walk, ride bikes, and riding transit, as well as for car and truck drivers.
North College Avenue is becoming a welcoming local and regional gateway. It
fosters attention for travelers, and pride for the local community, as an
interesting and attractive stretch of the Colorado Scenic Byways system. The
highway emphasizes mobility for people and goods moving through the corridor
and coming to pedestrian-oriented places, “more like Downtown”, evolving
along inviting cross streets. Vehicle access to properties shifts away from the
highway frontage itself a more complete network of cross streets and side
streets, which invite parking.
Page 31
Item 2.
NORTH COLLEGE CORRIDOR PLAN
CHAPTER 3 - VISION 31
This sketch captures the vision of North College Avenue as a primary transportation mobility corridor along the lines of
standard arterial streets, but with special streetscape. Interesting places and street-fronts evolve along cross streets that
feed into the highway.
This sketch captures some ideas regarding a whole strategy for the highway and its streetscape. Elements could include
light and signal poles, special pole bases with identity elements such as native stone, North College logos, Colorado
Scenic Byways signs, color themes, banners for seasons and events, and a unique landscape image. This sketch also
leads into the next facet of the vision regarding cross streets adapted to fit circumstances and facilitate redevelopment.
Page 32
Item 2.
32
Facets of the Vision:
More Complete Street Network
This facet of the vision is very closely related to the highway itself.
Redevelopment and retrofitted public infrastructure projects add a more
complete network of streets, drives, and alleyways. The network is forward-
looking; supporting intensified land use as the area evolves, bringing access,
utilities and urban services into formerly vacant and underused areas. The
linear strip of North College Avenue is punctuated by new street corners, with
cross streets leading to a diverse series of interesting places off of the main
frontage.
New street corners do a lot of things:
add value to development, helping pay for expensive new infrastructure,
bring character of new places along side streets within visibility of College
Avenue,
calm traffic,
create a more “town-like feel”, and
generally make the linear strip more interesting with multiple new
dimensions.
The layout and design of access and parking is finer-grained than in
standardized new growth areas, with closer spacings as needed to adapt to
compact development parcels, to existing development, and to desired scale
and character of evolving new places.
If a large footprint user can find an adequate site, they are welcomed and fitted
into the overall pattern of new streets through careful, customized design
adaptation.
Left: Example of new development in an older commercial corridor. In adding new streets, land must be carved out of
existing properties; the value of new corners can help make up for lost square footage. North College Avenue is
expected to evolve with 8 or 9 new street corners, with more new corners in the network off the highway.
Right: Example of a new pedestrian-friendly cross street along a highway in a redeveloped semi-industrial area on the
outskirts of a small city. Maximized on-street parking and a pedestrian-friendly place reflect aspects of the vision for
places in the North College corridor.
Paths, trails, and landscaped drainage and utility corridors add to the network.
The pattern and details of new infrastructure systems will be uniquely adapted
to fit circumstances. New streets are sensitively fitted into evolving, funky
places that are different than standardized new growth.
Page 33
Item 2.
NORTH COLLEGE CORRIDOR PLAN
CHAPTER 3 - VISION 33
This sketch captures ideas for an example redevelopment area on the west side of North College, north of Hickory street.
New cross streets and side streets are specially adapted to facilitate development, with on-street parking shown in
response to the issue that as new streets use land, remaining land for development will be tight, and a street network can
provide useful overflow parking. Also, street parking brings activity to new street-fronts and encourages pedestrian
oriented building faces. The sketch indicates how a closely-spaced network of access can create modest building sites
offering opportunities for small business, including current owners who wish to remain in the new format. It also captures
the idea of storm drainage and detention as part of the framework, providing landscaped focal points for development.
This sketch shows similar ideas, but includes the idea that large-footprint uses are a welcome part of the vision, if they
can find a site. A new drive leads to rear areas on the east side of the highway. A sign providing visibility, which may be
a necessary aspect of developing rear areas in some cases.
Page 34
Item 2.
34
Facets of the Vision:
Connections to Downtown Across
the Poudre River Corridor
The river corridor links and binds the North College corridor with Downtown
and the rest of the community. People convene, collaborate, compromise, and
find solutions to the complex problems of creating more attractive and active
connections across the river corridor and its floodway.
Crucial public perceptions are transformed by an inviting and seamless
transition, so that the river corridor is seen as an attraction shared with
Downtown, rather than an edge and barrier as in the past.
Streetscape and landscape projects can create more attractive visual connections across the river corridor. A very
careful balancing act is needed regarding facilities or events that invite the presence of significant numbers of people –
this is a place where activity must be carefully considered in light of river flood flows, and the habitat corridor of the river.
Page 35
Item 2.
NORTH COLLEGE CORRIDOR PLAN
CHAPTER 3 - VISION 35
Vine/North College area, with a diagram of general levels of activity as envisioned. This general vision emerged during
plan discussion of possibilities for the river corridor. Generally, the lowest levels of human activity are most appropriate
along the north bank. Intermediate levels of activity are most appropriate on the south bank and east of North College
Avenue, with the paved trail, parking access, and park-like settings. Higher levels of activity, e.g., outdoor spaces for
events, festivals, and markets, trailheads or other parking, and possibly a limited amount of actual development with
buildings, would be appropriate higher up above street grade along Vine and North College.
Left: modest example of “re-branding” of an aging building – that is, creating a new image and identity (the “brand” in
terms of public perception) to emphasize river influences in a positive light.
Right: parking lot with informal cottonwood grove and native stone is one modest example of detailing that could highlight
the river. (A typical parking lot island would have a standardized spacing of individual non-native trees and shrubs.)
Page 36
Item 2.
36
Facets of the Vision:
Community Appearance and Design
The corridor evolves in such a way that it keeps a unique and interesting feel,
avoiding tendencies for standardization in new development. Design of
development and public improvements responds to circumstances, history, and
citizen preferences for a distinctive complement to Downtown.
Along North College Avenue, streetscape design elements highlight the outdoor
recreation aspect of the region, the Scenic Byways designation, and the river.
Positive downtown-like design qualities such as interesting street-fronts with
on-street parking and facing buildings, are carried northward and adapted to
contemporary circumstances of the corridor in places focused on cross streets.
The nature of the corridor creates a special opportunity for design character in
new buildings to offer an interesting counterpoint to newer suburban areas.
Contemporary, semi-industrial building styles and materials offer particular
opportunities to build up a fitting character which relates to the north-
downtown setting.
Photos show examples of image and identity features – pedestrian bridges over canals and other streetscape structures
offer a chance to use materials, colors, and special touches like flower baskets.
Examples of semi-industrial simplicity and informality. Simple materials and styles can have an authentic urban charm by
emphasizing pedestrian-oriented building faces with glass, extensions, awnings, colors, signage, and well-kept planters.
This kind of design is envisioned as having potential to create a fitting identity for key parts of the corridor.
Page 37
Item 2.
NORTH COLLEGE CORRIDOR PLAN
CHAPTER 3 - VISION 37
City Plan and the Land Use Code already call for responsive design to fit local circumstances, vs. corporate prototype
design. This sketch is intended to convey a general idea of what that could mean in the corridor, showing a new building
and corner with contemporary semi-industrial styles and materials.
Examples of semi-industrial character made interesting with glass, projections, recesses, light, shadow, and internal use
that flows out and contributes to a place.
Page 38
Item 2.
38
Facets of the Vision:
Land Uses and Activity
The eclectic mix of uses evolves stronger underpinnings of higher-activity uses
that create synergy, and contribute to a whole greater than the sum of the parts
– in this case, a more active and healthy economy. The area still
accommodates a broad mix of land uses, including service, repair, and supply-
type businesses, but the general direction of change is toward housing, jobs,
and commercial uses that bring more people into the area.
Commercial uses naturally fall in a range that complements Downtown, rather
than competing – the corridor accommodates types, sizes, and styles of uses
that don’t fit Downtown, as in the past. Commerce continues to include
vehicle- and tourism-oriented uses, and the corridor remains a secondary Fort
Collins shopping and dining area, catering primarily to the comparatively small
population north of the river.
A few exceptional retail attractions find a place in the corridor, and are able to
draw from a larger market area -- most notably, businesses related to outdoor
recreation, fitting the niche created by the Scenic Byways aspect of the Avenue.
These uses bring the ‘Great Outdoors’ aspect of Northern Colorado and
Wyoming close to Downtown as an added dimension.
Various studio, craftsman, workshop, repair, printing, food prep, and other
modest light industry with pedestrian-friendly fronts mix with compatible
urban dwellings in places along cross streets and back streets.
Some older small businesses remain even as redevelopment projects and larger
corporate businesses bring higher-density, higher-value development. Some
new re/development projects accommodate or relocate existing owners who
wish to remain in the area in updated formats.
Hispanic culture is evident, with cultural characteristics featured in buildings
and businesses in the corridor.
Different uses are integrated by the street network and by responsive
architectural design. Even workshop, service, and repair uses contribute to the
sense of place as building fronts are brought together along streets with
generous glass and deep façade enhancements.
Page 39
Item 2.
NORTH COLLEGE CORRIDOR PLAN
CHAPTER 3 - VISION 39
The vision for mixed uses has a strong tie to community design facets of the vision. In transitional areas behind highway
frontage, businesses with pedestrian-friendly fronts can mix with compatibly styles of dwellings.
Page 40
Item 2.
40
Discussion, collaboration, partnerships, etc. will
be crucial to transformation of the corridor.
Facets of the Vision:
Public Support/Dealing with Change
Broad public support and active civic participation stimulate evolution toward
the vision and goals. Collaboration will maintain
the continued interest and active citizenship of
those who have spent time and effort to focus civic
attention on the area.
Discussion and education improve mutual
understanding about tradeoffs between the need to
hold to an overall vision, and the needs of individual
property owners working with existing conditions
and current market realities.
Education and understanding leads to collaboration
on the infrastructure systems that have been
missing: a drainage system and streets that need to cross subdivided land.
Collaboration leads to successful land pooling among property owners in
certain parts of the corridor where past subdivision has been an
insurmountable obstacle to proper urban utilization of property. Public
support also leads to new public/private partnerships in financing area-wide
public improvements.
Facets of the Vision:
Financing and Administration
City investment in the Dry Creek floodway, which removed the #1 constraint
to economic growth, leads to public/private collaboration on further financing
and administration.
Active civic discussion continues to stimulate City projects, private sector
redevelopment, upgrades to existing properties, and new development. Each
project helps set the stage for further investment in real estate development
and improvement projects in an evolutionary process. Where collaboration
among multiple owners and City departments is necessary for changes to occur
and be positive, it will be an increasing attribute.
Page 41
Item 2.
Gentrification typology:
Observation:
Tract 13.05 to the north Downtown, along Highway 287,
is in a “Dynamic” Mid-stage of gentrification,
experiencing current and ongoing significant
gentrification pressures. City Limits
Growth
Management Area
Continued Loss
Late
Type 2
Type 1
Dynamic
Susceptible
EarlyMidLatePage 42
Item 2.
North College Projects
01/10/2023
Clay Frickey
Redevelopment Program Manager
Page 43
Item 2.
2Agenda
1.History of North College
2.Current Projects
3.Future of North College
4.Feedback from Council
Page 44
Item 2.
3Questions for Council
1.Are we focused on the right priorities with the next phase of North College’s life?
2.How should staff navigate the tensions identified?
3.What more do you need to know as Council about North College?
4.Where else in the community would Council like to see a more focused, place-based
implementation approach?
Page 45
Item 2.
4Alignment
Strategic Plan
1.5 -Enhance the quality of life and sense of belonging in neighborhoods by connecting
neighbors to City services, building community and fostering harmonious relationships.
3.4 -Utilize tools and partnerships to leverage infill and redevelopment opportunities to achieve
development consistent with City Plan and supporting the City’s broader strategic objectives.
6.2 -Support an efficient, reliable transportation system for all modes of travel, enhance high
priority intersection operations, and reduce Vehicle Miles Traveled (VMT).
Council Priorities
30 –Implementation of 15-minute community concept
Page 46
Item 2.
History of North College
Page 47
Item 2.
North College -1992 6
•Lack of infrastructure
•Covered by Dry Creek floodplain
•Disconnected from Fort Collins
•Residential = manufactured homes
•River seen as a barrier
•Affordable
Page 48
Item 2.
North College Plans 7
North College
Corridor Plan
1995
Urban
Renewal Plan
2004
North College
Corridor Plan
2007
Infrastructure
Investment
Plan
2010
Poudre River
Natural Areas
Management
Plan
2011
Poudre River
Downtown
Plan
2014
URA Strategic
Investment
Plan
2017
URA
Community
Engagement
2019
North College
MAX Plan
2023
Page 49
Item 2.
8Vision of North College
•Safe connections throughout the corridor and
to Downtown
•Distinct identity
•Resolve infrastructure deficiencies
•Integrate natural systems
•Recreation along Poudre River
•Retain local businesses
•Additional residential development and
redevelopment
•Affordability
Page 50
Item 2.
North College -2022 9
•1,075 new residential units
•400,000 + sq. ft. commercial
development
•New grocery store (King Soopers)
•New park (Soft Gold)
•New natural areas
•Whitewater Park
•Trail connections to Poudre River
and Downtown
•Floodplain mitigated
•Curb, gutter, sidewalk along
North College
•Regional detention
•Railroad consolidation
Page 51
Item 2.
10
2006
Page 52
Item 2.
11Source: google.com
2018
Page 53
Item 2.
12Source: google.com
2016
Page 54
Item 2.
13Source: urbanruralarch.com
2018
Page 55
Item 2.
Current Plans and Projects
Page 56
Item 2.
Recent Projects
1.North College MAX Plan *
2.Mobile home park re-zoning
3.Land Bank
4.North Mason Street
5.Poudre River Zone Plan Update
6.Powerhouse II *
7.Jerome Street Station *
8.North College Marketplace
9.24/7 Shelter
10.Sit and Stay Dog Bar
11.Albertsons *
1
2 3
4
5 6
7
8
9
11
10
Page 57
Item 2.
The Future of North College
Page 58
Item 2.
17City Plan
Page 59
Item 2.
Gentrification
typology:
Observation:
Tract 13.05 along North College, is in a “Dynamic”
Mid-stage of gentrification, experiencing current
and ongoing significant gentrification pressures. City Limits
Growth
Management Area
Continued Loss
Late
Type 2
Type 1
Dynamic
Susceptible
EarlyMidLatePage 60
Item 2.
15-Minute City
•Two equity focus areas
•Lack bike and
pedestrian facilities
•Destinations
inaccessible
•Framing could help with
implementation
•Prioritization
•Inform zoning
•Target community
members in need
19
Page 61
Item 2.
www.fcgov.com/northcollegemaxNorth College MAX Plan
New Bicycle and Pedestrian
Infrastructure
New Transit Routes:
•MAX on North College Ave
•Route 8 to remain
•Microtransit
Page 62
Item 2.
21Tensions
Affordability
ConservationInfrastructure investment
Additional amenities Retain existing character
Fast vehicular movementSafe, comfortable, accessible
mobility options
Page 63
Item 2.
22Questions for Council
1.Are we focused on the right priorities with the next phase of North College’s life?
2.How should staff navigate the tensions identified?
3.What more do you need to know as Council about North College?
4.Where else in the community would Council like to see a more focused, place-based
implementation approach?
Page 64
Item 2.
THANK YOU!
Page 65
Item 2.
North College Mobile Home Park Rezoning 24
WILLOX
HICKORY BLUE SPRUCECOLLEGERezone North College Mobile Home Park (MHP)
to the Manufactured Housing (MH) zone district
Last remaining large MHP not designated
under MH district
Limits redevelopment potential to encourage
ongoing use as a MHP
Rezoning delayed by conflicting policy
guidance
North College MAX BRT Study, if adopted,
resolves conflicts and encourages rezoning
Next Steps
Neighborhood Meeting (Jan 2023)
Planning & Zoning Recommendation (Feb 2023)
Council Consideration (Mar 2023)
Page 66
Item 2.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 1 of 8
January 10, 2023
WORK SESSION AGENDA
ITEM SUMMARY
City Council
STAFF
Katie Collins, Water Conservation Specialist
Danielle Reimanis, Water Conservation Specialist
Mariel Miller, Water Conservation Manager
Gretchen Stanford, Deputy Director, Utilities Customer Connections
SUBJECT FOR DISCUSSION
Land Use Code Changes to Address Xeriscape for New Developments and Soil Amendment for
New and Existing Developments.
EXECUTIVE SUMMARY
The purpose of this item is to provide an overview of the current state of landscapes and irrigation in
Fort Collins, and to present four code change opportunities that promote climate-appropriate
landscapes and use of soil amendment.
GENERAL DIRECTION SOUGHT AND SPECIFIC QUESTIONS TO BE ANSWERED
1. What general questions or feedback does Council have on the proposed direction? What additional
information is needed?
2. Which of these Xeriscape and Soil Amendment opportunities does Council support moving forward?
Which turf maximum option do you support, if any?
BACKGROUND / DISCUSSION
Current Fort Collins landscapes and water use
Outdoor use accounts for 40% of all water use in Fort Collins. 60-70% of all water use during
summer months is applied to Fort Collins landscapes. Annually, about 40,000 gallons of water
are applied to the average residential landscape. Irrigation is required for landscapes in Fort
Collins because the average annual precipitation of 9 gallons per square foot – most of which
falls outside of the growing season – does not support the typical, high-water-demand landscape.
Most maintained landscapes in Fort Collins contain Kentucky bluegrass, a plant that has
historically been used, and sometimes required, for its aesthetic benefits and for high-use
Page 67
Item 3.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 2 of 8
settings, where it fares better than some alternative landscapes. However, most areas of
bluegrass serve little to no function, other than aesthetics, especially on commercial properties
and in residential front yards.
There is a tradeoff between the benefits and the high water demands of bluegrass; it requires 18
gallons of water per square foot in a growing season to remain healthy, which means at least 9
more gallons per square foot than the average precipitation in Fort Collins. Projected climate
change would increase bluegrass water demands even further.
What is Xeriscape?
The word xeriscape refers to principles for sustainable landscape design. The Seven Principles of
Xeriscape are:
1. Plan with users and water in mind. Group plants with similar water requirements to avoid
overwatering some and underwatering others.
2. Improve the soil to absorb water more quickly and support plant health.
3. Irrigate efficiently by using high-efficiency equipment and managing water appropriately to avoid
overwatering.
4. Use turf wisely by locating it in areas where it will be used and considering low- or no-water
alternatives that add function and aesthetic in the rest of the landscape.
5. Select appropriate plants that are well-adapted to our region and climate.
6. Mulch to reduce evaporation and control weeds.
7. Maintain the landscape by mitigating weed growth, checking the irrigation system regularly for
needed repairs and pruning plants for health.
The word xeriscape has developed a bad reputation over the years. The word xeriscapes often evokes
images of “zeroscapes,” landscaped areas devoid of life. It is important to note that xeriscape is not a
specific look or plant palette, and it is not replacing living landscapes with rock. It is for these reasons
that the terms water-wise, low-water, and Coloradoscape are often used interchangeably with xeriscape
to describe resilient, climate-appropriate landscapes.
Why soil amendment?
As mentioned in the Seven Principles of Xeriscape, improving soil contributes to better outcomes in
landscapes. Much of the soil in Fort Collins is clay, which is made up of small particles that easily
compact, making it difficult for plant roots to absorb water. One way to increase the volume of water
available to plants, mitigate compaction, and improve soil structure is to incorporate soil amendment.
Improving soil structure also increases the rate at which water is absorbed, resulting in less runoff during
irrigation events.
Current xeriscape and soil amendment support in Fort Collins
The City of Fort Collins supports sustainable landscapes through a variety of ways (more information
about current offerings can be found in the Council memo dated March 28, 2022, titled “Xeriscape and
Soil Amendment Council Priorities Update.”):
Utilities’ Water Conservation Department programs, services and educational opportunities,
including the Xeriscape Incentive Program (XIP)
Soil amendment inspection program (Table 1)
Gardens on Spring Creek
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Item 3.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 3 of 8
Table 1. Soil Amendment Certificates Issued Since 2017
Type Count
Soil Certificates 2,699
Temporary Soil Certificate 885
Why consider xeriscape and soil amendment code updates?
Since 2016, Utilities has incentivized 390 residential and 25 commercial landscape retrofits that
converted from bluegrass to xeriscape. (Table 2) While the volume of retrofits grows year over year, it is
significantly easier and less wasteful to build water-wise landscapes from the start. New development
standards must be addressed, especially scenarios where bluegrass is required. Addressing new
developments and associated landscape standards with appropriate codes, while incentivizing existing
developments to convert to water-wise is a best practice.
Table 2. Year to Date Xeriscape Incentive Program Results
Property type Number of turf
replacement project
rebates issued
Total area converted
from grass to
xeriscape (square
feet)
Estimated ongoing
annual water savings
(gallons)
Residential (since
2016)
390 (94 in 2022) 462,899 2,777,394
Commercial (since
2020)
25 694,229 5,424,985
Challenges in the Colorado River Basin point to an increasingly water-scarce future. Without significant
changes in landscaping code, outdoor water use is likely to increase over the coming decades as water
users strive to maintain high-water landscapes in an increasingly hotter climate and longer growing
season. Landscapes planned and installed with the changing climate in mind, such as those designed
around the Seven Principles of Xeriscape, can be far more water efficient without compromising function
and appearance. Landscapes built with resilience will not require resource-intensive landscape
conversions to survive hotter, drier summers. Codes that reduce water use by promoting landscape best
practices and limiting turfgrass will serve our community well into the future.
Not only do the proposed codes updates promote best practices, they also align with the following plans
and objectives:
Current City Council priorities 14 and 19
City Plan – Neighborhood Livability and Environmental Health Principles
City Strategic Objective Environmental Health 4.4 – Provide a resilient, reliable and high-quality
water supply
Water Efficiency Plan and development of that plan’s forthcoming update (anticipated in 2024)
Our Climate Future Big Move 3 with the goal of increasing resilience for climate change impacts
Four Code Opportunities
Four code opportunities to advance xeriscape and soil amendment are outlined below. Research that
informed these choices included a best practice report developed by a consultant, conversations with
other communities, a water savings analysis, and engagement with stakeholders and the public.
A public survey that was sent out in August 2022 to gauge perception of xeriscape and soil amendment
topics in Fort Collins gathered 929 unique responses and over 5,800 comments. 21 local stakeholder
Page 69
Item 3.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 4 of 8
groups, including City departments, attended focused conversations with staff. More public engagement
results are shared in the attachment.
In addition to having conversations with external stakeholders, the project team engaged several City
departments in consideration of their goals. For example, trees, animals and humans rely on irrigated
landscapes for health, habitat and recreation, so the team engaged in discussions with Forestry, Nature
in the City, Parks and Park Planning to develop balanced proposals.
Each opportunity described below lists benefits, challenges and resource needs identified to date.
Additional cost and water savings analyses are ongoing, including evaluation of the cost impact to
housing, and will be presented to Council prior to first reading.
Opportunity 1. Less turf in new development and redevelopment
Description A proposal to limit turf on all new development and redevelopment projects on
residential and commercial properties. Staff have put together three options for
each property type for consideration. Regardless of options selected, staff
proposes a 50% plant coverage requirement for the total landscape on a
property. Options are detailed in Table 3.
Current
state
- Commercial properties must meet an average of 15 gallons per square
foot per year (gpsf) which limits the wall-to-wall installation of 18 gpsf
turfgrass.
- Residential properties do not have turf limitations or landscape
standards.
Benefits - Restricting the area of high-water turf types allowed on a property
reduces landscape water requirement and increases resilience.
- Reducing turf area while maintaining a plant coverage minimum
requirement supports habitat, species diversity, nature connectivity and
landscape cooling benefits.
- Water savings potential varies from option to option. Refer to Table 3.
Challenges - The maintenance requirements of non-turf landscapes are different and
can be more expensive, time-intensive and skilled.
- Initial installation of landscapes with less turf may be more costly.
- Concerns about cost impact to affordable housing.
- As more landscapes move to less turf, tree health and irrigation must
be considered (See Opportunity 3. C. below)
- Understanding if a 10,000 square foot limit provides enough space for
large HOA common spaces.
Resource
needs
- Landscape inspector staff to review landscape plans and installations.
- More education opportunities and avenues to teach appropriate
watering and care of landscapes with less turf.
Page 70
Item 3.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 5 of 8
Table 3. Turf limit options for residential, commercial properties Description –
maximum
percentage,
area limit
Estimated
annual
water
need, front
yard only
Gallons per
square foot
(gpsf)
Estimated
total
outdoor
water use
/ % total
household
water use
Annual
outdoor
water
cost
savings
to the
customer
Estimated
annual water
savings in
million
gallons (MG)
at GMA
buildout* Residential new development – front yard turf limitations including parkway area Existing 18,000 gal 18 42,200 /
51%
- 0
Option A
50% max. turf
12,500 gal 12.5 36,700 /
47%
$17 49 MG
Option B
30% max. turf
10,600 gal 11 34,800 /
46%
$23 67 MG
Option C
no turf
7,750 gal 8 31,950 /
44%
$32 92 MG
Residential assumptions and considerations:
- Front yard area approximately 1,000 sq ft. Average annual household use 83,000 gal.
- Developers to provide typical design options for front yard landscaping (“typicals”),
requiring that one option has zero turf.
- Front yards would require 50% plant coverage at maturity.
- *9,000 infill and greenfield homes estimated at full GMA buildout, assumes similar
front yard size continues.
Description –
maximum
percentage,
area limit
Estimated
range
annual
water need
Gallons per
square foot,
range
depending
on property
size (gpsf)
% savings
compared
to existing
Annual
outdoor
water
cost
savings
to the
customer
Estimated
annual water
savings in
million
gallons (MG)
at GMA
buildout* Commercial new development and major redevelopment Existing
60% max. turf
21,000 –
950,000
gal/year
15 0% $0 0
Option A
60% max turf
10,000 sf limit
21,000 –
720,000
gal/year
11 - 15 22% $0 - $643 29 MG
Option B
30% max turf
10,000 sf limit
14,500 –
560,000
gal/year
9 - 10 40% $20 -
$1,100
53 MG
Option C
15% max turf
10,000 sf limit
12,000 –
555,000
gal/year
9 42% $30 -
$1,300
55 MG
Page 71
Item 3.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 6 of 8
Commercial assumptions and considerations:
- Landscape area per dwelling unit based on average existing small, medium and large
property sizes.
- 20% of property is landscaped/irrigated
- *21,000 infill and greenfield multi-family dwelling units estimated at full GMA buildout;
assumes similar landscape size continues.
- Average cost savings to the customer assumes tap sizes suitable for small, medium
and large properties. Based on Utilities 2022 water rates.
Opportunity 2. Allow synthetic turf in some scenarios (Staff had not originally intended to
look at synthetic turf as an option. In response to the question “Do you think artificial turf
should be allowed in Fort Collins?”, 615 out of 862 responses answered “yes, to some
degree,” which prompted staff exploration of the topic.)
Description A proposal to allow synthetic turf in certain scenarios on residential and
commercial projects by applying for an exception or permit subject to review
and design specifications. Installations of synthetic turf would require dedicated
irrigation to trees.
Current
state
According to Land Use Code Section 3.2.1, artificial plants, including synthetic
turf, are not allowed in landscapes within City limits. A few commercial
exceptions have been approved for areas with year-round heavy foot traffic.
Benefits - Provides owners an opportunity for synthetic turf to be considered
- Encourages smart installation of synthetic turf and gives the city an
opportunity to review for high quality installations
- Considers the health of trees
- Potential for water savings
Challenges - Loss of habitat compared to live plant material
- Loss of species diversity
- Turf sports fields have an average lifespan of eight years and have
limited options for recyclability. Installations that receive less traffic than
sports fields likely have a longer lifespan.
- Some research to suggest microplastic pollution
- Contributes to heat island; surface temperatures can reach 20-50
degrees Fahrenheit higher than natural grass.
- Enforcement of the process and of properties out of compliance
- Need for sanitation and cooling of synthetic turf requires some water
use.
Resource
needs
- Staff time for design review, code enforcement
- Development of design specifications to ensure recyclable, high-quality
products are installed
Water
savings
potential
Unknown how much water is needed for synthetic turf. The Synthetic Turf
Council suggests maintaining an irrigation system for sanitation and cooling
purposes.
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Item 3.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 7 of 8
Opportunity 3. Additional irrigation standards and residential equipment efficiency
Description Four irrigation standards are packaged within this opportunity:
A. Restricted daytime overhead watering between the hours of 10 a.m.
and 6 p.m. Temporary daytime watering may be allowed in some
scenarios, such as sod and seed establishment, with a permit.
B. Drip irrigation only in areas less than six feet wide. This guideline would
require an update to City of Fort Collins Streetscape Standards.
C. Require dedicated automatic irrigation to trees.
D. Extend high-efficiency equipment and design standards to all property
types, including residential.
Current
state
- Restricted daytime watering is a tool in the Water Shortage Action Plan
(A.).
- Streetscape Standards call out turf grass as an option for parkway
plantings (B.).
- Code requires high-efficiency irrigation equipment on commercial new
and redevelopment, but not on residential development (D.).
Benefits - Due to lower temperatures, less evapotranspiration happens overnight,
so more water is absorbed and stored in soil and plants (A.)
- Requiring drip irrigation in place of overheard irrigation on narrow strips
reduces the overspray that ends up on sidewalks and streets due to
overhead irrigation. W ater savings are likely given the efficiency of drip
irrigation and the likelihood that plant material other than high-water turf
will be planted in those areas (B.).
- Irrigation to trees is a safety net for trees in times of water shortage
(C.).
- Local projects that upgraded irrigation from basic to efficient equipment
have shown significant water reduction, some close to 30% (D.)
Challenges - Large properties may not have enough time overnight to water all
irrigation zones. Exceptions may need to be considered (A.).
- Finding low-maintenance parkway options that aren’t grass (B.).
- Cost difference for equipment (C., D.)
Resource
needs
- Staffing for design review, code enforcement, delivering educational
resources for efficient watering practices
Opportunity 4. Increase flexibility in soil amendment policy
Description A proposal to update code related to soil amendment to allow for: exceptions
based on locations not suited for soil amendment or disturbance (i.e. riparian
areas); temporary waivers for reasons related to planting times, schedules and
availability of labor; flexibility to adjust amendment amounts based on soil test
results; and alternatives to tilling. Staff also proposes to establish a minimum
area threshold for notarized soil amendment certificates.
Current
state
- Requires tilling or mixing three cubic yards of amendment per 1,000
square feet.
- Regardless of property type or project size, a notarized soil certificate is
required.
Benefits - In general, proper soil preparation prior to planting promotes deeper
root growth, reduces the need for frequent irrigation events, and
increases the rate water is absorbed into the soil.
- Added flexibility in the code reduces burden for customers and Utilities
staff and allows for better planting and soil health practices.
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Item 3.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 8 of 8
- Adopting a minimum area threshold removes a barrier by which few
owners abide and releases staff from enforcement on small-scale
projects.
Challenges - Perception that increases in flexibility will result in poor landscape
installations.
Resource
needs
- Soil amendment education campaign for homeowners and landscape
contractors.
- Soil test and test result resources.
Additional
note
900 responses to questions about soil amendment show City and community
values align around soil health and soil amendment. 71% stated that they
sometimes or always use soil amendment regardless of whether they knew
about the city’s soil amendment ordinance.
Additional considerations
A shift in culture around landscapes and outdoor water use is critical to reduce water use in Fort Collins.
This work will not be successful without cooperation from the community. Adoption and enforcement of
code is unlikely to have an impact if the behavior of water users remains the same. Codes may serve to
define efficient design and equipment but even the most efficient irrigation system can be scheduled to
apply too much water. Staff is committed to the continuous development, implementation and evaluation
of water efficiency programs and campaigns that educate residents and businesses on efficient practices
and behavior change and message the importance of a conservation ethic.
NEXT STEPS
- Identify and develop resources needed for success. For these changes to be successful, staff
and the community need to be prepared. Educational resources and campaigns, cross-
departmental collaboration and exploring additional incentive opportunities for customers are just
a few of the many resource needs.
- Align with Land Use Code, Water Efficiency Plan, and Urban Forest Strategic Plan
updates. Major updates of these guiding documents calls for close collaboration with staff to
guarantee alignment.
- Code development and adoption. With feedback from Council, Boards and Commissions,
stakeholders, and the public, the project team will continue to hone these opportunities and the
associated costs and water savings. First reading of an ordinance to updated codes for new
development can be anticipated in Q3 2023.
- Continue to support and promote the conversion of existing landscapes to xeriscape.
o Minimize barriers to participation in XIP where feasible, which could include reviewing the
minor amendment process, streetscape standards, program applications, agreements and
other program requirements.
o Work with City staff to identify funding sources and other opportunities on City-owned
facilities and lands to expand xeriscape.
ATTACHMENTS
1. Council Memo, March 2022
2. Public Engagement
3. Soil Amendment Map
4. Presentation
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Item 3.
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Item 3.
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Item 3.
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Item 3.
Public Engagement | 1
Summarized Survey Results
Survey Stats
· Start Date: 8/20/22
· End Date: 9/11/22
· # Of responses: 929
· # Of comments: 5,878
Question 1. What's your position toward increasing xeriscape policies, such as
those listed above, in Fort Collins?
Results:
Comments Summary:
Most respondents understand water is a limited resource and most of the people also want to
see change in landscapes to reflect the local climate. A common reoccurrence in the comments
was that the process to have xeriscaped landscapes should be easy to understand and
affordable. Some people mentioned how unmaintained xeriscape landscapes are very
unattractive, though a few people mentioned that bluegrass lawns can also be unattractive if not
well-maintained. People noted their love for the trees and stressed importance of prioritizing
their health. For the most part, people disliked the amount of bluegrass seen around town and
would prefer to see xeriscape measures that benefits pollinators, increases biodiversity,
decreases water demand, and better reflects our local climate
Key Comments:
1. Landscape planning should support our water use and climate future goals.
2. I support water conservation methods through adequate soil amendments and xeric
landscaping. The city will need a system that is user-friendly for contractors. Currently,
the approval process is too cumbersome and leads homeowners to keep installing turf
grass.
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Item 3.
Public Engagement | 2
3. As a landscaper, I see disproportionate resource use in the wealthiest neighborhoods.
Getting their HOAs to adopt climate friendly landscape guidelines should be a priority.
Daily watering of bluegrass has got to stop.
4. Some of the xeriscape residential properties in the city look like overgrown weed
gardens. People who are required to xeriscape are not likely to do it and maintain it well.
5. If done incorrectly people will neglect watering trees. We are losing lots of trees to
drought. So sad to see loss of even newly planted trees.
6. I am a tenant who has to pay for lawn landscaping and has no control over my landlord's
landscaping choices. Xeriscape policies would save water, help with beautification, and
reduce my costs as a tenant.
7. Supportive if training comes along for landscaping crews too. Planting more and more
xeriscape is only helpful and beautiful like the pic above when the landscape is
maintained.
Question 2. Do you think xeriscape policy should expand to include new home
(residential) construction?
Results:
Comments Summary:
People are concerned about our water future and are mixed in how far they think govt. should
get involved in homeowner choice and independence. Many sighted incentivization as the right
approach, while some sighted the need for heavy regulation now due to drought and climate
emergency. Many note the difference in use as a reason why res/biz should be subject to
different policy, however, others disregard use difference in preference of policy equality. HOA
tracts of turf often sited more as biz than as res. Also, HOA rules not allowing Xeriscape often
sited (so policy change would be needed to enable people living in these areas to go X). Less
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Item 3.
Public Engagement | 3
empathy for biz apparent, and many perceived less need for turf at biz. Many note that just
because grass was the approach historically, doesn’t mean it is the right approach now. It is a
different time, climate change is a thing, and water has grown scarce. Many recognized the
difficulty and long-term nature of managing change for this work, and a common and fairly
neutral stance was that if we begin now by gently implementing policy with education and
incentives, we can avoid retrofitting later and be moving in the right direction, while starting us
down a path that is needed for our semiarid environment with its expected climate trends
Key Comments:
1. Sustainable landscaping should be encouraged but homeowners should still be allowed
a fair amount of choice in the matter. I plan to xeriscape much of my property but if I still
had children at home, I would want more lawn space for them to play in.
2. Xeriscaping can be a burden on families without the means to implement it. The city
should be leading by example, building out new xeriscaped spaces and developing the
competencies to better inform private citizens about the benefits. With more experience,
will come a city that is more trusted and followed by private citizens without the need for
heavy handed regulations.
3. Allow more creative freedom for homeowners, rather than requiring a very specific
landscape plan. Provide clear boundaries and limits for homeowners to work within and
that are easy to understand (and therefore enforce)
4. Xeriscape in spaces not intended for use by people (essentially non-yards/parks) should
be an expectation given the water consumption required for traditional lawn.
5. Would hate to buy a new house and have someone tell me how to landscape my yard, it
probably would already be pretty expensive to buy a house and then probably really
expensive to hire a landscaper to properly xeriscape my yard.
6. This would be a big shift for residents, so allowing a bit less stringent guidelines for
residences might be a good compromise
Question 3. If future xeriscape policies are put in place, should existing homes
be subject to those policies in the event of a landscape renovation?
Results:
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Item 3.
Public Engagement | 4
Comments Summary:
Everyone should have a role/play a part in water conservation. However, renovations are
expensive and should not be required/regulated, for equity reasons. Do not have policy that
increases cost. Education is key to successful renovation, especially to protect trees that are
used to getting the water. People should have a choice, and not forced to go xeriscape, and
equity should be considered. Additional red tape would be bad, and enforcement will be a huge
challenge as well. However, if they CHOOSE to renovate, have standards that lean towards
Xeriscape, such as: rules not allowing lawn expansion; incentivizing xeriscape; not allowing
xeriscape conversion to lawn; total renovations subject to "new" home rules. Misconception- will
this impact backyards. How to encourage HOAs to be more flexible or remove large tracts?
Key Comments:
1. I would fully agree with this except I'm concerned that this would make more red
tape/permitting requirements and would actually result in preventing people from
xeriscaping
2. As long as the guidelines are flexible and forgiving, sure. No one wants to see a sea of
bluegrass with a weeping willow in our climate. But we want to be partners, not the
enemy. Renovating landscaping is expensive. We shouldn't make it more expensive.
3. Let's not make it punitive, but rather participatory and community oriented. Let's help
people change.
4. I would need help and support on converting a portion of my home landscaping to
Xeriscape and I wouldn't want it to cost an exorbitant amount of money... Maybe if
additional incentives for reducing water usage would off set the cost of converting I
would be more inclined to do so
5. If there are no community funds available to homeowners to make the transition, more
steps to ensure an equitable transition need to be taken.
6. Landscape renovations are expensive. Further, most of those landscapes will also have
mature trees to deal with - making these conversions problematic (at least if you don't
want to harm the trees).
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Item 3.
Public Engagement | 5
Question 4. When you think of an attractive landscape at a home in Fort Collins,
what does it look like?
Results:
Comments Summary:
Most people who responded want to see diversity and variety. Native plants, pollinator friendly
plants, perennials, shrubs, flowers, trees, mulch, rock, grasses were ALL mentioned frequently.
Only a handful (<10) only wanted to see green grass, and a few respondents mentioned they
prefer green grass but are trying to change their view. A common response was well-
maintained, but there were also a lot of responses that preferred "wild" and "messy"
landscapes. Native and drought-tolerant showed up frequently. Same with trees and shade.
Also - a frequent response was that of an edible landscape! People want to see more fruit trees
and edible plants around in front yards. A slightly less common response, but still notable, was
that beauty is in the eye of the beholder and what's important is that the homeowner is happy.
Backyard turf was much more encouraged than front lawns, and people wanted these areas to
functional. Functional, well-maintained, diverse, drought-tolerant, native, habitat for pollinators
were the largest groupings.
Key Comments:
1. Diverse native gardens with turf areas that will be frequently used. These turf areas
could include native or drought resistant turf types. Trees!
2. It is a landscape that is diverse and thriving within its limitations. It is a landscape of
rocks, shrubs, wood, different plants, moss, flowers, etc. It is unique, and does not
match the landscape next to it.
3. Neat, organized, and well maintained.
4. Whatever the owner wants it to be within reasonable expectations of resource usage.
5. Mix of plants, often including a small turf grass area where the eye "rests" from the busy-
ness of the other plants.
6. Lots of flowers, drought tolerant plants, color, bees, a tree for birds/squirrels, etc.
Basically, it would be its own ecosystem.
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Item 3.
Public Engagement | 6
Question 5. When you think of an attractive landscape while entering a business
in Fort Collins, what does it look like?
Results:
Comments Summary:
Most respondents want to see well-maintained, diverse, clean, and safe landscapes for
businesses. There were quite a few comments about supporting businesses that had a more
water conscious/xeric landscape as it showed the business cared about the community. People
want to see various colors, textures, and a landscape that can be aesthetic all four seasons.
Well-maintained, but easy maintenance, were prevalent responses - something that looks neat
and clean but is not too much work. Functionality was big too, hardscape walkways up to the
entrance, seating, and visibly clear with no obstructions in the parking lot for safety reasons. A
few people commented, like residential, it is up to the property owner to decide. Some folks also
mentioned how they don't care/don't notice the landscape of businesses.
Key Comments:
1. A bit more structured with tall grasses and colorful flowers. Large boulders for benches
and bordering shrubs and perennials.
2. Functional space - possible seating and pathways, repetition in plantings creating
movement in the space, minimal irrigated turf, interest from focal points like sculptures,
boulders, etc.
3. Native xeriscaping makes me more appreciative of that business in that it looks that they
are taking an active role in minimizing water usage.
4. Native plants in clusters or patterns, including grasses, flowers, shrubs, and trees, with
the use of pea gravel or mulch. For the most part, there is no need for a business to
have turf anywhere.
5. Neat and no large plants blocking the way. Easy navigate when walking or driving
through.
6. Not much grass. Neat and clean. Well maintained is important - if there are a lot of
weeds, I think poorly of them (fairly or not!). Again, large expenses of gravel or loose
rock are sloppy, unattractive, and hot.
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Item 3.
Public Engagement | 7
Question 6. Which of the following best represents your view on the use of
bluegrass in your neighborhood?
Results:
Comments Summary:
Most respondents believe that bluegrass can be appropriate when it is functional (i.e., children,
dogs, recreation) but many stated the current amount of grass is excessive. There were a
notable number of comments saying that the government should not tell residents what to do
with their own property. Of these comments, some stated people can do what they like on their
property, whereas some added reducing grass and saving water is important but should still be
the homeowner’s choice. On the flip side, most comments stated there needs to be change to
the current amount of grass around town, some suggested starting with City and commercial
properties. Once again, a common theme from these comments is that education is going to be
key for success. Education on the importance of saving water through landscapes, alternatives
to Kentucky Bluegrass (natives or DogTuff), and education to new homeowners of the Colorado
climate and what might grow best. Whatever solution we land on, trees in bluegrass areas
currently use to a lot of water, so it needs to be a priority to keep them healthy.
Key Comments:
1. People don't need lawns when they are near a park that can be used for recreational
lawn activities. We are in a drought and don't need to waste water on something as non-
functional and harmful as non-native turf grass. Every drop counts
2. Although bluegrass is water thirsty, it's resilient to browning up in the hot summer, and
coming back in the fall. I'm worried people will turn to turf which is toxic for humans and
is bad for our watershed. At least bluegrass pulls carbon from the air. Yes, limit some
bluegrass, especially for front yards, green belts, etc.
3. For landscaping in non-yard areas there is an opportunity for more xeriscape. Especially
certain HOA areas, but HOA members understandably can be reluctant to put effort in or
HOA money into changing grassy areas that aren't being used
4. There should be an effort to get rid of Kentucky blue grass and change to a more
sustainable grass. Again, the city will have to help as the costs will be prohibitive to
most.
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Item 3.
Public Engagement | 8
5. I'm ok with less blue grass if the decision is left to the property owners, rather than
government.
6. I think bluegrass is essential for some activities, especially for children and pets.
However the amount used currently is excessive.
Question 7. Which of the following best represents your view on the use of
native grass in place of bluegrass in the urban landscapes around Fort Collins?
Results:
Comments Summary:
Most folks want to see native grasses more than bluegrass. However, a good majority of those
folks knew that native grasses are difficult to grow and maintain, which could potentially turn
them weedy and unattractive. Some folks mentioned the same thing with bluegrass, it is more
about the planning and upkeep associated is what matters. Well-maintained is a very common
expectation. Many respondents expected the city to provide resources, such as education and
incentives to help lead the way. Quite a few comments understand the function of the area to
landscape is highly important to what is planted, and water conservation should be greatly
considered into this
Key Comments:
1. Native grasses are beneficial to wildlife and don't require as much water so I would
prefer to see them in most spaces over bluegrass. Providing educational resources
about native grasses in green spaces and neighborhoods might convince more folks to
make the switch from bluegrass
2. I have fallen in love with the prairie grasses - with the look, with how they wave in the
wind and look in winter. On the other hand, I look at some of my neighbors' lawns that
used to be grass and are now mostly weeds, and I don't think they'd take care of a
prairie grass landscape.
3. I would prefer the use of more resource-taxing bluegrass to be limited to recreation
spaces like ball fields and playgrounds. Native grasses are better for space meant only
to be seen. (You should never see a "keep off grass" sign on mown lawn.
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Item 3.
Public Engagement | 9
4. From your description it sounds like native grass isn't.appropriate for parks, fields, or
other gathering places. I guess because of that I'd like to see a balance between the 2,
however that works out to make each place functional. Ratios don't matter much.
5. It would be nice to allow a variety of water-wise options. With micro-climates there is no
one size fits all. Provide options to navigate specific site conditions and educate around
how and why these changes are valuable to the homeowner and larger environment.
Question 8. Do you think artificial turf should be allowed in Fort Collins?
Results:
Comments Summary:
Most respondents recognize that artificial turf has a large affect on environmental health, but
many commented on how it could be a better option than a high-water use landscape. There
were strongly in support of artificial turf and those that think it should be 100% banned, but most
people were somewhere in the middle that it is okay to use in small amounts. People's
comments on the environmental affects were that of leaching plastic in the water, increasing
flooding during storms due to runoff, its affect on soil health, wildlife habitat, and pollinator
species. It also gets extremely hot and roasts the surrounding area to make it harder for trees
and other species to survive, plus the lack of water limits any runoff to trees. Respondents that
have worked with artificial turf mention it needs proper installation and maintenance, which
includes watering it for hygienic reason if dogs were to use it as a bathroom. Areas that people
would be okay seeing artificial turf in would be small areas that have function, most often
recreation, but also for property owners that are not able to maintain a live yard. There were a
lot of comments on just how ugly artificial turf is, and they don't think it reflects Fort Collins. A
very common response was "I don't know enough to make a decision" so education is critical
with any artificial turf policies.
Key Comments:
1. Artificial turf isn't very attractive overall, so maybe only in back yards. Also, I'm not sure
about the environmental implications of whether they help retain soil moisture or if they
shed microplastics into the watershed - if this is the case, then no artificial turf.
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Item 3.
Public Engagement | 10
2. I don't know enough about artificial turf, but I think there may be specific settings where it
would make sense. I would defer to local experts on what they recommend, particularly
paying attention to the impact on our environment
3. Artificial turf increases residential heat, decreases animal habitat, and increases plastic
pollution. I do not think replacing bluegrass with artificial turf is a net positive. It should
be allowed but in carefully managed circumstances.
4. I do not have a lot of experience with artificial turf, but it sounds like a good solution.
5. Artificial does not require water to maintain. I don't object to people choosing this as a
cost saving alternative to xeric landscaping even though I personally find it unsightly.
Question 9. When you work on landscape projects, do you incorporate soil
amendment?
Results:
Comments Summary:
Simply, most people add amendment to their soil. Most people add amendment knowing the
benefits to our clay soils, a few did it because it was required, but most people didn't even know
it was required. A common response was it is hard to grow anything here without amending the
soils, that its needed, and many people also stressed the importance of plant's needs. For
example, natives don't like highly amended or rich soils. Only a few people provided amounts in
this survey, but most people just "add" compost, or some sort of amendment based on the tag
of the plant, the nursery/landscaper’s recommendation, but rarely in very defined amounts. A
common response was that they just didn't know it was required or they didn't know it was
beneficial; this would have been the first time they heard of soil amendment. There was a strong
push to not allow peat as the mining of peat is environmentally degrading. Some people were
focused on the water savings associated, but most spoke to the benefits of plant health. Finally,
there were enough comments to mention that increased education and incentivizing the adding
of amendment would be good to see from the city.
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Item 3.
Public Engagement | 11
Key Comments:
1. I always include soil amendments to help in water retention, however, I try to avoid peat
when possible since it is not sustainable. I prefer to use compost instead.
2. The minimal requirement should be 3cy per 1000sf. Personally, We typically amend
residential at this rate. At my personal home I amend with 6-10cy per 1000sf. increasing
the minimum amendment rate will result in better establishment of plants and quicker
establishment of turf grass. This will also result in lower water consumption throughout
the life cycle.
3. We have worked to amend our soil in the front yard when we converted from
landscaping rock to mulch with garden in a boxes. However we haven't worked on the
backyard yet. It can be a lot of physical labor and I am disabled, so it can be costly for us
since we have to hire help
4. We did a xeriscape project through City (class with utilities refund) and did significant
amendment to the area xeriscaped. Major improvement in water efficiency for that
portion of the yard.
5. I am a professional gardener and I deal with all kinds of soils. We do amend the
immediate area when we plant and I encourage people to plant specimens that can
thrive in clay soils. Amending large areas of heavy clay is impractical for most -
Expensive and labor intensive. People rarely choose amending.
Question 10. Do you have any additional thoughts to share regarding soil
amendments?
Results:
Comments Summary:
There were two most common answers to this question. One, most people did not know about
the regulation and believe the City is responsible for providing education and encouragement to
see this through. Secondly, there were many comments about pushing the city to start a
composting program, that can be used for the amendment. Even though most people amend
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Item 3.
Public Engagement | 12
the soil, very few knew it was a regulation and even fewer were in support of a notarized
certification. Many people believe the certification process should be simpler and that at its
current state may even discourage projects. A few people mentioned how this should be
encouraged but not regulated and this idea of a certification, especially for residential properties,
is government overreach. A few respondents think it’s best to increase the soil amendment
requirement, while most people wanted an easier way to understand process of the whole thing.
Most people were in support of this policy but 1) didn't know and 2) had some qualms with
minor parts of the ordinance - enough so that a re-evaluation should take place (i.e., what does
"all landscape projects" mean and is that appropriate?)
Key Comments:
1. This seems more like a public awareness issue than a follow-the-rules issue. The City
and the public's incentives are aligned.
2. If we had a city composting program, this could be coordinated with the push for
xeriscaping in commercial and residential areas.
3. I think many people don't know what soil amendments are or the purpose of them, and
probably don't even know that they are a requirement. Maybe there needs to be some
more education about this?
4. As an industry professional, I can say as a fact that this does not happen consistently
and needs to be policed especially with regards to builder's landscapers. I have
witnessed, on several occasions, a truck pulling a dump trailer down the road, with
several new homes being landscaped at the same time, where a worker is in the trailer
scooping out compost and throwing it into the yards. subsequently, new sod is already
on site and workers rake the compost evenly and lay the sod right down on top. Never is
there any tilling to six inches into existing backfill and never does the quota of 3cy/1000sf
get met.
5. Sounds like it can get expensive. If I was doing a project on a budget I would likely
ignore the requirement or just nix the project entirely.
6. This is a totally un-enforceable code, but new construction should always be inspected.
Just let people know. I've lived here over 40 years and didn't know this.
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Item 3.
Public Engagement | 13
A public survey and invitations to one-on-one conversations with staff were extended to
the following stakeholder groups:
Reached out to 162 unique emails, 25 sub-audiences
1. Affordable housing provider
2. Authorities (PFA)
3. Big Developers
4. Builders
5. Building/Engineering
6. Chamber of Commerce
7. Conservancy
8. County
9. Environmental Advocacy
10. Environmental Consultants
11. HOAs
12. Individuals
13. Land Grant Universities
14. Landscape Architects
15. Landscape material supplies (wholesale)
16. Landscape Professionals
17. Landscape supply stores (retail)
18. Mom & Pop Developers
19. Nurseries & Wholesalers
20. Previous FCU program participants
21. Property managers
22. Restoration Contractors
23. Societies
24. Visitors to Fort Collins
25. City Departments
Engagement with 21 individual groups, 13 sub-audiences
1. Authorities (PFA)
2. Big Developers
3. Builders
4. Land Grant Universities
5. Landscape Architects
6. Landscape Professionals
7. Landscape supply stores (retail)
8. HOAs
9. NoCo Homebuilders Association
10. Board of Realtors
11. Water Commission
12. Natural Resource Advisory Board
13. City Departments
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Item 3.
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Item 3.
Exploring Xeriscape & Soil
Amendment Code Changes
01-10-2023
To Promote Efficient Water Use and Healthy Landscapes
Presented by Katie Collins, Water Conservation Specialist
Project Team: Gretchen Stanford, Mariel Miller, Danielle Reimanis
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Item 3.
2
•Greatest water-saving opportunities:
outdoor uses (~40% of total annual water use)
•Resilient landscapes: less impacted by rising
temperatures and water shortages
(e.g., Colorado River Basin)
•Similar measures along the Front Range:
•Town of Castle Rock
•City of Aurora
•City Council identified priorities (2021-2023)
Project: Explore xeriscape and soil amendment code updates
that support long-term water use reduction
Page 93
Item 3.
3
Council Priorities
Priority 14. Effective soil amendment policies and compliance (water usage)
Priority 19.Xeriscape –Increase rebates and education, less green lawns
with new development
Page 94
Item 3.
Questions to Consider
A.What feedback does Council have regarding the four proposed opportunities?
1.Less turf in new development and redevelopment (three options)
2.Allow synthetic turf in some scenarios
3.Expand irrigation standards and residential equipment efficiency
4.Increase flexibility in soil amendment policy
B.What additional information is needed?
4
Page 95
Item 3.
5
1.Residential –single-family detached
homes, duplexes
2.Commercial –multi-family properties
(e.g., apartments), businesses, HOA
common spaces, etc.
3.Turf –area of grass with a water
requirement greater than 15
gallons/square foot/year
4.Soil Amendment –any material
added to soil to improve its physical
properties and conditions for plant
growth; can also reduce water use
Definitions
Page 96
Item 3.
Sustainable, thoughtful
landscape design; water-wise
landscaping; based on sound
horticultural principles.
1.Plan
2.Improve soil
3.Irrigate efficiently
4.Use turf wisely
5.Select appropriate plants
6.Mulch
7.Maintain
6
What’s Xeriscape?
Page 97
Item 3.
7
Xeriscape, NOT Zeroscape
Xeriscape Zeroscape
Page 98
Item 3.
Current State 8
•Landscape standards for
commercial; none for
residential
•Synthetic turf restricted
•Soil amendment
•3 cubic yards / 1,000
square feet,tilled in
•Certified
•Xeriscape Incentive
Program (XIP)
•Fort Collins
Utilities only
•Financial incentives to
use less water
•Annual Xeriscape Garden
Party
•Sprinkler Checkup
program
•Garden in a Box
•Xeriscape Incentive
Program
Codes Incentives Education
Page 99
Item 3.
Strategic Alignment 9
City Plan
Our Climate Future
Housing Strategic Plan
Municipal Sustainability and
Adaptation Plan
Land Use Code
Colorado Water Plan
Urban Forest Strategic
Plan (Future)
Water Supply & Demand
Management Policy
Water Efficiency Plan
Council Priority
City Strategic Plan
Fort Collins Utilities
Strategic Plan
Xeriscape &
Soil Amendment
Page 100
Item 3.
•Proposed standards are likely
Land Use Code updates
•Applied within City limits,
regardless of water provider
10
Page 101
Item 3.
Opportunities
Xeriscape & Soil Amendment
11
Page 102
Item 3.
12
2022 2023
Q1Q2 Q2Q3 Q3Q4 Q4
Internal City stakeholder engagement
Public engagement Round 1
Work Session Jan 10
Public engagement Round 2
•Public engagement
•Alignment with other departments
•Best practice report by consultant
•Estimated water savings analysis
•Peer communities
Opportunities were developed
based upon:
First Reading
Page 103
Item 3.
Xeriscape & Soil Amendment Codes Project
1.Less turf in new development and
redevelopment (three options)
2.Allow synthetic turf in some scenarios
3.Expand irrigation standards and
residential equipment efficiency
4.Increase flexibility in soil amendment
policy
13
Four Opportunities to Consider:
Page 104
Item 3.
1: Less turf in new development
and redevelopment
14
Page 105
Item 3.
Turf Watering 15
Adapted from CSU Extension Page 106
Item 3.
Residential Turf Limits: Three levels of impact
Existing Option A Option B Option C
Turf limit –front yard
including parkway No limit 50% maximum 30% maximum 0% maximum
Average annual front
yard water need 18,000 gallons 12,500 gallons 10,600 gallons 7,750 gallons
Percentage of total
household water use 22%16%14%11%
Residential Front Yards: Three Options 16
Page 107
Item 3.
17Estimated Residential Water Savings
Single Family
+ Duplex
Dwelling
Units (#)
Estimated
Landscape
Area (acres)
Fort Collins
Utilities Service
Area (20% of New
Development)
1,800 41
Other Water
Districts (80% of
New Development)
7,200 165
TOTAL 9,000 206
10 13 18
39
54
7449
67
92
0
10
20
30
40
50
60
70
80
90
100
Business as usual Option A Option B Option CMillion GallonsEstimated Water Savings at GMA Build-Out
Compared to Existing Residential Average
Utilities Only Other Districts
Assumptions
1.Front yard including parkway = 1,000 sq ft
2.Areas of non-turf are an average of very
low to moderate water use
3.50% plant coverage neededFort Collins
Utilities only
Page 108
Item 3.
Residential Turf Limits: Three levels of impact
Existing Option A Option B Option C
Turf limit –total
property 60% maximum 60% maximum,
up to 10,000 sq ft
30% maximum,
up to 10,000 sq ft
15% maximum,
up to 10,000 sq ft
% water savings
over existing -22%40%42%
Estimated annual
customer savings -$0 –$643 $20 –$1,100 $30 –$1,300
Commercial Properties: Three options 18
Page 109
Item 3.
19Estimated Multi-Family Water Savings
Multi-Family
Dwelling Units
(#)
Estimated
Landscape
Area (acres)
Fort Collins
Utilities Service
Area (20% of New
Development)
4,200 41
Other Water
Districts (80% of
New
Development)
16,800 163
TOTAL 21,000 204
5.8 10.6 10.9
23
42 4429
53 55
0
10
20
30
40
50
60
Business as usual Option A Option B Option CMillion GallonsEstimated Water Savings at GMA Build-Out
Compared to Current Average, Multi-Family
Utilities Only Other DistrictsFort Collins
Utilities only
Assumptions
1.20% of property is landscaped
2.Estimated landscape area based on
average size of existing multi-family
properties
Page 110
Item 3.
2: Allow synthetic turf in some
scenarios
20
Page 111
Item 3.
Synthetic Turf 21
•Low water requirement
•Reduced chemical inputs
(i.e. pesticide, fertilizer)
•Average lifespan of 7-10
years
•Negative soil and tree
impacts
•High heat index
•Increases stormwater
runoff
•Contains PFAS
•Microplastic pollution and
significant plastic waste
Advantages Disadvantages
72% of survey respondents
think synthetic turf should be
allowed to some degree
Page 112
Item 3.
Synthetic Turf
•Allowed in front yards with a permit
•Trees must have dedicated irrigation
•Plan must meet high-quality
installation specifications
22
Residential
•Allowed on case-by-case. Examples
include year-round, high-traffic areas.
•Trees must have dedicated irrigation
•Plan must meet high-quality
installation specifications
Commercial
Page 113
Item 3.
3: Expand irrigation standards and
residential equipment efficiency
23
Page 114
Item 3.
Irrigation Standards: New & Redevelopment
•A permit process for new sod and seed would be developed to allow
for temporary daytime watering
No overhead watering between 10 a.m. and 6 p.m.
24
•Drip irrigation only in areas
less than six feet wide
•Dedicated automatic
irrigation to trees
•High-efficiency equipment
and design required for all
property types
Page 115
Item 3.
4: Increase flexibility in soil
amendment policy
25
Page 116
Item 3.
26Soil Amendment Code Update
•Additional Exceptions
•Location (i.e. waterways)
•Project size
•Plant type
•More Flexibility
•Expand eligibility for temporary waivers
•Alternatives to tilling
•Best Practices
•Photos as proof of amending
•Soil tests
In favor of healthy landscapes, this proposal
supports:
Page 117
Item 3.
Wrap-up
Xeriscape & Soil Amendment
27
Page 118
Item 3.
28Next Steps
•Continue to develop opportunities
•Analyze cost and water savings
•Align with City efforts
•Land Use Code update
•Water Efficiency Plan update
•Urban Forest Strategic Plan
Ongoing
•Complete public engagement round two
•Identify and develop resources for success
•Education
•Incentives
•Cross-departmental training/collaboration
•Staffing needs
•Funding sources
•Plan for first reading (Q3 2023)
Before first reading
Future
Page 119
Item 3.
Discussion
29
Page 120
Item 3.
Questions to Consider 30
A.What feedback does Council have regarding the four proposed opportunities?
1.Less turf in new development and redevelopment (three options)
2.Allow synthetic turf in some scenarios
3.Expand irrigation standards and residential equipment efficiency
4.Increase flexibility in soil amendment policy
B.What additional information is needed?
Page 121
Item 3.
For Questions or Comments, Please Contact:
THANK YOU!
Katie Collins & Danielle Reimanis
kcollins@fcgov.com dreimanis@fcgov.com
31
Page 122
Item 3.
Page 123
Item 3.
33Timeline
2022 20232021
Q4 Q1 Q1Q2 Q2Q3 Q3Q4 Q4
Draft code language, education
resources. Prepare for 2024
implementation.
Internal and consultant research of best practices
Present “menu of options” to internal City stakeholders for feasibility
Public engagement: perception, impacts, appetite
Work Session Jan 10: confirm direction
Public engagement: focused on specifics
Consultant audit of current City code
Page 124
Item 3.
34Survey Results
929 respondents
•89% of respondents supportive of increased xeriscape policies
•89% of respondents think xeriscape policy should also include residential
•72% of respondents think synthetic turf should be allowed to some degree
•54% of respondents always incorporate soil amendment when doing a landscape project
Page 125
Item 3.
35Return on Investment for Commercial Retrofit Projects
Project Expenses $/sf Estimated
Savings (gal)
Area of
conversion
(sf)
Savings
(gal/sf)
ROI
without
incentives
1 $20,000 $7 152,050 2,850 53 31
2 $14,000 $3 182,800 4,600 40 23
3 $24,650 $1.1 1,114,400 22,423 50 2
4 $201,000 $14 1,818,330 14,841 123 5
5 $90,000 $21 85,146 4,382 19 10
6 $12,092 $0.12 989,472 98,396 10 1
7 $20,000 $0.26 182,148 78,190 2.3 5
Average $54,535 $7 646,335 32,240 42 11
Page 126
Item 3.
36Multi-Family Estimates at GMA Build-Out
Average
Pervious Area
(sf)
Total
Pervious
Area
(sf)
Total Units
(#)
Pervious
Area per Unit
(#/sf)
Estimated
Pervious
Area at Build-
Out (sf)
Small 1,407 116,092 1,271 137 173,568
Medium 4,542 363,087 2,431 223 542,847
Large 64,026 5,462,722 17,298 472 8,167,248
Page 127
Item 3.
37
Adapted from CSU ExtensionPage 128
Item 3.
Soil Amendment –Anticipated Questions
How are we enforcing and how do we ensure small rebuilds are complying?:
38
Enforcement options:
•Self-certification by
owner or applicant
•Fines/escrows/abatement •Random
inspections
•Full verification
Considerations:
•Increased FTE’s
•Increased resources
(i.e., vehicles, tools)
•Currently at resource
capacity
Page 129
Item 3.
Backup Soil Amendment Numbers 39
Page 130
Item 3.
Visuals
Existing Option C
Commercial
Residential
Commercial
(Multifamily)
Page 131
Item 3.
41Turf Maximum Savings Table1
Option A Option B Option C
Annual Estimated Residential
Savings 49 MG 67 MG 92 MG
Annual Estimated Multi-Family
Savings 29 MG 53 MG 55 MG
TOTAL 78 MG 120 MG 147 MG
Equivalent to the water use of about
___ homes for one year2 940 1,450 1,770
1It is difficult to estimate development scenarios for commercial business at GMA build -out. Commercial businesses were
intentionally left out of these slides.
2The average annual residential water use for Fort Collins Utilities water service customers in 2018 -2020 was 83,000
gallons.Page 132
Item 3.