HomeMy WebLinkAboutCOUNCIL - COMPLETE AGENDA - 07/08/2025City of Fort Collins Page 1 of 2
City Council
Work Session Agenda
July 8, 2025 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
Melanie Potyondy, District 4
Kelly Ohlson, District 5
Council Information Center (CIC)
300 Laporte Avenue, Fort Collins
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Carrie Daggett Kelly DiMartino Delynn Coldiron
City Attorney City Manager City Clerk
CITY COUNCIL WORK SESSION
6:00 PM
A)CALL MEETING TO ORDER
B)ITEMS FOR DISCUSSION
1.Staff Report: Night Skies Update
The purpose of this item is to provide a staff report on the City of Fort Collins night sky.
2.Civic Assembly Recommendation on Hughes Property
The purpose of this item is to follow up from the May 27 Council Work Session and offer a resolution
for consideration of the Civic Assembly recommendations.
3.Land Use Code Update: Commercial Corridors and Centers
The purpose of this item is to update Council on the proposed code changes, approach, and
timeline for the Land Use Code (LUC) update.
4.Community Capital Improvement Program Tax Renewal
The purpose of this item is to get direction to finalize ballot language for referral and to provide
additional information on pickleball needs and plans, and use of 2050 tax dollars to leverage
package projects.
C)ANNOUNCEMENTS
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.
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City of Fort Collins Page 2 of 2
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. Las
solicitudes de interpretación en una reunión deben realizarse antes del mediodía del día anterior.
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File Attachments for Item:
1. Staff Report: Night Skies Update
The purpose of this item is to provide a staff report on the City of Fort Collins night sky.
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City Council Work Session Agenda Item Summary – City of Fort Collins Page 1 of 1
July 8, 2025
WORK SESSION AGENDA
ITEM SUMMARY
City Council
STAFF
Ginny Sawyer, Project and Policy Manager
SUBJECT FOR DISCUSSION
Staff Report: Night Skies Update
EXECUTIVE SUMMARY
The purpose of this item is to provide a staff report on the City of Fort Collins night sky.
ATTACHMENTS
1. Presentation
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Item 1.
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City of Fort Collins Night Sky
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2
Purpose
Nature in the City Objective CP2:
Work cross-departmentally and with external partners
toward a darker night sky.
Night Sky Initiative Goals:
Maintain safety and security
Develop and implement best practices in outdoor lighting
Reduce light pollution
Support human and ecological health
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3
Multi-prong Approach
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Item 1.
Headline Copy Goes HereNight Sky Initiative –Focus Areas
4
Multiple Departments/Multiple Activities
Light & Power
Building and Zoning
Facilities
Natural Areas
Environmental Services
Neighborhood Services
Energy Services
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Item 1.
Headline Copy Goes HereBest Practices
5
•Light only where you need it
•Light only when you need it
•Shield lights and direct them downward
•Use the minimum amount of light needed
•Select the most energy efficient lighting
•Select lamps with warmer colors
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Initiatives –Lighting Code
•Night sky friendly lighting on all residential and
commercial buildings (Building Code) 2017
•Site lighting (Land Use Code) 2018
•Automatic controls to dim lighting by at least 50%
two hours after normal business closing (Energy
Code)
•Outdoor lighting (commercial) must be turned off
30 minutes after sunrise (Energy Code)
•Updated Lighting Code adopting Lighting Zones &
Lighting Budgets (Land Use Code)
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Initiatives -Monitoring
•7 locations/ 2 set-ups with cameras
•Collaborating with air quality monitoring
•Soapstone station as “control/darkest”
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Item 1.
Headline Copy Goes Here2020 Median Overhead Sky Brightness
8
Site Sky Brightness in
milli-candela (mcd)
Ratio to
Natural
Soapstone Prairie Natural Area 0.27 0.53
Poudre Fire Authority Training
Tower 0.97 4.55
Fossil Reservoir Natural Area 1.25 6.19
Poudre Fire Authority Station 6 1.74 9.02
Transfort Facility 1.86 9.69
Residential Rooftop 2.10 11.04
Fort Collins Museum of
Discovery 2.41 12.83
Hilton Hotel 3.32 18.09Page 12
Item 1.
Headline Copy Goes HereInitiative –Light Trespass in Urban Natural Areas
9
Community science effort to measure light
trespass onto urban natural areas.
The survey method was collaboratively designed
with the National Park Service’s Night Sky and
Sound division.
The ultimate goal of the project is to reduce light
trespass into natural areas to improve the quality
of night skies and reduce impacts to wildlife.
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Item 1.
Headline Copy Goes HereInitiative –Lighting Retrofits
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Streetlights:
•Better technology
•Better light temperatures
•Ability to dim
Facilities:
•Leading by example
•Process change to no longer
require P&Z meeting
•Utilizing multiple funding
sources
•Applying learnings
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Item 1.
Headline Copy Goes HereLincoln Center
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Item 1.
Headline Copy Goes HereInitiative: Residential & Education
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Item 1.
Headline Copy Goes HereInitiative: Residential & Education
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Item 1.
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Item 1.
Headline Copy Goes HereThank you!
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Item 1.
File Attachments for Item:
2. Civic Assembly Recommendation on Hughes Property
The purpose of this item is to follow up from the May 27 Council Work Session and offer a
resolution for consideration of the Civic Assembly recommendations.
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City Council Work Session Agenda Item Summary – City of Fort Collins Page 1 of 3
July 8, 2025
WORK SESSION AGENDA
ITEM SUMMARY
City Council
STAFF
Rupa Venkatesh, Assistant City Manager
Ginny Sawyer, Project and Policy Manager
SUBJECT FOR DISCUSSION
Civic Assembly Recommendation on Hughes Property
EXECUTIVE SUMMARY
The purpose of this item is to follow up from the May 27 Council Work Session and offer a resolution for
consideration of the Civic Assembly recommendations.
GENERAL DIRECTION SOUGHT AND SPECIFIC QUESTIONS TO BE ANSWERED
1. What questions or suggestions do Councilmembers have on the draft resolution?
2. Would Councilmembers like staff to bring the resolution forward to a regular meeting?
3. Are Councilmembers interested in a ballot measure supporting the Civic Assembly recommendations?
BACKGROUND / DISCUSSION
One of the identified 2024-2026 Council priorities is to develop a Hughes Site Master Plan for the 164-acre
site by engaging in an inclusive process to determine desired future uses on the site. Implementation of
this objective resulted in a Civic Assembly process. Twenty delegates were randomly selected from across
Fort Collins to reflect the city's demographic diversity in terms of age, Council district, housing status,
household income, and educational attainment.
The Assembly convened for two full weekends, April 12-13 and May 3-4, to answer the following question:
“Informed by the diverse needs of our community, what use of the Hughes site will contribute most
effectively to Fort Collins’ long-term vitality and meet the requirements outlined in the 2021 ballot
measure?”
On May 27, 2025, staff and delegates from the Assembly presented the final report and recommendations
to Council, which included:
• Property should be utilized for multiple uses
• Indigenous consultation, support, and opportunities should be included
• Natural habitats should be restored throughout the development, as possible
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Item 2.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 2 of 3
• Outdoor education and interpretation should be included
• Community gathering space(s)
• Minimize light pollution
• Include trail connections to Maxwell and Pineridge
• City will consult with land use experts, planners, architects and designers for the
optimal location of site features
In an effort to support these recommendations and add additional clarity, staff has prepared (as
recommended by the Civic Assembly) the accompanying resolution. The resolution includes the ability to
implement all recommendations while adding more clarity to address park design best practices, acreage
limitations to set expectations, and flexibility to acknowledge the uncertainties and likely long timeframe to
implement the recommendations.
The resolution addresses all recommendations, recognizing that implementation will take many years and
that some, like partnerships, would require additional contracts and operational details. All proposed uses
align with the Public Open Lands zoning designation, consistent with the 2021 ballot measure.
Key items:
On-going consultation with tribes and the Indigenous community throughout the development of the
site.
The site character will be predominantly native and xeric vegetation and have a naturalistic architectural
palette
Natural Areas will acquire and restore/maintain up to 60 acres of the property.
The remaining space will be managed as a park and can include the following uses and amenities
throughout existing lifecycle:
o Connective trail system throughout the site.
o Disc golf
o A sledding hill
o Bike park features not to exceed 35 acres.
o A community gathering space available for permitting.
o Any necessary restroom facilities, shade structures, trash collection, parking, etc.
Environmental educational partnership opportunity, including associated structures, not to exceed 20
acres.
Site development will be taken through the City’s development review process to ensur e compliance
with all current standards (e.g. stormwater, lighting, etc.).
Boards and Commissions Super Issues Meeting feedback
On June 23, two civic assembly delegates presented their recommendations with support from staff.
Approximately 23 people were present, representing a mix of board and commission members and the
general public. All were invited to comment and ask questions. Below is a summary of the comments and
questions:
Substantive questions were around the details and ultimate planning for the site. In particular, if the
delegates or Council will parcel off the site for specific uses and if things like flooding and stormwater
issues were considered and what kinds of facilities/structures would be permitted.
Representation of the community through the civic assembly stratification process
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Item 2.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 3 of 3
Process around how delegates came to their recommendations and votes and if they were equipped
with the information received.
Recognition that a Civic Assembly process/method is appropriate for large, high profile and high stakes
projects -- but may not be the answer for everything.
General appreciation for the delegates and sharing their perspectives
NEXT STEPS
Resolution to be considered by Council on August 19
Resolution to refer to ballot can also be considered by Council on August 19
ATTACHMENTS
1. Draft resolution
2. Presentation
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Item 2.
DRAFT FOR DISCUSSION – JULY 8 WORK SESSION
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RESOLUTION 2025-XXX
OF THE COUNCIL OF THE CITY OF FORT COLLINS
EXPRESSING SUPPORT FOR AND ELABORATING UPON THE
RECOMMENDATIONS OF THE CIVIC ASSEMBLY FOR THE
DEVELOPMENT AND MANAGEMENT OF THE HUGHES
STADIUM SITE
A. In 2021, a citizen-initiated ballot initiative was passed by the voters requiring
the City to purchase the Hughes Stadium Site (the “Hughes Site”), rezone the 164-acre
Hughes Site to Public Open Lands District (POL), and use the Hughes Site for “parks,
recreation, and open lands, natural areas, and wildlife rescue and restoration.”
B. The City and the Board of Governors of the CSU System signed a contract
on March 2, 2023 for the City to purchase the Hughes Site. The transaction closed and
the City acquired the Hughes Site on June 30, 2023. The total cost of the purchase,
including closing costs, was $12,700,000.
C. In 2024, the City commenced a Civic Assembly process to engage the
public about the development and management of the Hughes Site. After extensive
preparations, in April and May of this year a group of twenty lottery-selected Fort Collins
residents, representing a balanced cross-section of the community, met to create
recommendations for the development and management of the Hughes Site. At a series
of open meetings, the Civic Assembly heard from an array of presenters about potential
uses of the Hughes Site consistent with its zoning as Public Open Lands.
D. Members of the Civic Assembly and City staff presented the Assembly’s
recommendations for the development and management of the Hughes Site to City
Council on May 27, 2025. These recommendations included that the City should:
a) Develop and manage the Hughes Site for multiple uses;
b) Include Indigenous/Native American consultation, and provide support
and opportunities for Indigenous communities;
c) Restore natural habitats throughout the development of the Hughes Site,
as possible;
d) Include outdoor education and interpretation;
e) Develop community gathering space;
f) Minimize light pollution;
g) Include trail connections to Maxwell and Pineridge Natural Areas; and
h) Consult with land use experts, planners, architects and designers for the
optimal location of site features.
E. The City Council identified adoption of a general plan for use of the Hughes
Site as one of its priorities for the 2024-2026 term.
F. Through this Resolution, City Council expresses its support for the Civic
Assembly’s recommendations to be included in the plan for development of the Hughes
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Item 2.
DRAFT FOR DISCUSSION – JULY 8 WORK SESSION
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Site. The City Council further, through this Resolution, seeks to elaborate upon those
recommendations by setting acreage limitations for certain uses, discussing best
practices for open space design and management, and acknowledging that flexibility in
the development and management of City open spaces is necessary to meet the
changing needs of Fort Collins over time. City Council also notes that it will be the work
of future City Councils to implement the vision for the Hughes Site established in this
Resolution.
In light of the foregoing recitals, which the Council hereby makes and adopts as
determinations and findings, BE IT RESOLVED BY THE COUNCIL OF THE CITY OF
FORT COLLINS that the City Council supports the development and management of the
Hughes Site in accordance with the following principles:
1) Development and management of the Hughes Site will align with its
zoning as Public Open Lands;
2) The City will endeavor to engage in on-going consultations with Native
American tribes and the Indigenous community throughout the
development of the Hughes Site;
3) The City will cultivate predominantly native and xeric vegetation and the
Site will feature a naturalistic architectural palette;
4) The City’s Natural Areas Department will acquire, maintain and restore a
portion of the Hughes Site as a Natural Area, not to exceed 60 acres;
5) The City will provide environmental education partnership opportunities,
including zoning-appropriate structures, not to exceed 20 acres.
6) The City will develop and manage t he remaining acreage as a park,
which may include the following amenities:
a. Connective trail system throughout the Hughes Site;
b. Disc golf course;
c. Sledding hill;
d. Bike park features, not to exceed 35 acres;
e. A community gathering space, available for reservation by permit;
f. Any necessary supporting facilities, including restrooms, shade
structures, trash collection, and parking.
7) The City will manage features of the developed Hughes Site
appropriately in light of their respective lifecycles;
8) Development and redevelopment of the Hughes Site will proceed over
time as planning, design and funding allow;
9) City projects to develop the Hughes Site will proceed through the
applicable components of the City’s development review process to
ensure compliance with all current standards (e.g. stormwater, lighting,
etc.).
10) The City will manage the Natural Area in accordance with City laws and
policies regarding Natural Areas. The City will manage the park in
accordance with City laws and policies governing parks.
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Item 2.
DRAFT FOR DISCUSSION – JULY 8 WORK SESSION
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Passed and adopted on August 19, 2025.
______________________________
Mayor
ATTEST:
______________________________
City Clerk
Effective Date: [date]
Approving Attorney: [name]
Exhibits:
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Item 2.
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Addressing Council Priority
to develop a Hughes Site
Master Plan
Civic Assembly
Recommendations
07-08-2025
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Item 2.
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2
Questions for Council
What questions or suggestions do Councilmembers
have on the draft Resolution?
01
02
03 Are Councilmembers interested in a ballot measure
supporting the Civic Assembly recommendations?
Would Councilmembers like staff to bring the
Resolution forward to a regular meeting?
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Item 2.
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3
Overview
1 2
4 3
5 6
2021 June 2023
Aug 2024
May 27, 2025 Jul/Aug 2025
Civic assembly
convenes
Civic assembly
provides
recommendation
With all inputs,
Council considers
Hughes Site Plan
Council
approves use of
Civic assembly
April –May
2025
Ballot Measure
Passes
City acquires
site from CSU
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Item 2.
Headline Copy Goes HereCivic Assembly Question
4
“Informed by the diverse needs of
our community, what use of the
Hughes site will contribute most
effectively to Fort Collins’ long-term
vitality and meet the requirements
outlined in the 2021 ballot measure?”
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Item 2.
Headline Copy Goes HereCivic Assembly Recommendations
5
Super Majority Outcomes Included:
•Property should be utilized for multiple uses
•Indigenous consultation, support and opportunities
should be included
•Natural habitats should be restored throughout the
development, as possible
•Outdoor education and interpretation should
be included
•Community gathering space(s)
•Minimize light pollution
•Include trail connections to Maxwell and Pineridge
•City will consult with land use experts, planners,
architects and designers for the optimal location of
site features
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Item 2.
Headline Copy Goes HereResolution Parameters
6
•On-going consultation with tribes
and the Indigenous community
throughout the development of
the site.
•The site character will be
predominantly native and xeric
vegetation and have a naturalistic
architectural palette
•Natural Areas will acquire and
restore/maintain up to 60 acres of
the property.
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7
Resolution Parameters
Acres not designated as a
Natural Area will be designed
and managed by Parks.
Uses can include the following:
•Connective trail system
throughout the site
•Disc golf
•A sledding hill
•Bike park features not to exceed
35 acres
•A community gathering space
available for permitting
•Any necessary restroom facilities,
shade structures, trash collection,
parking, etc.Page 34
Item 2.
Headline Copy Goes HereResolution Parameters
8
•Environmental educational
partnership opportunity,
including associated
structures, not to exceed
20 acres.
•Site development will be
taken through the City’s
development review process
to ensure compliance with all
current standards (e.g.,
stormwater, lighting, etc.).
Primrose Studio
Reservoir Ridge Natural Area
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9
Civic Assembly Recommendation/Resolution
Civic Assembly (under Section D)Resolution (under Section F)
a) Property should be utilized for multiple
uses
1,4,6) Resolution addresses multiple uses
and size limitations within the bounds of the
Public Open Lands zone district
b)Indigenous consultation, support, and
opportunities should be included
2) Resolution calls out, and staff is
committed to, on-going consultation with
tribes and the Indigenous community
throughout the development of the site
c)Natural habitats should be restored
throughout, where possible
3) The site character will be predominantly
native and xeric vegetation and have a
naturalistic architectural palette
d)Outdoor education and interpretation
should be included
5) Environmental educational partnership
opportunity, including associated structures,
not to exceed 20 acres. Page 36
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10
Civic Assembly Recommendation/Resolution
Civic Assembly (under Section D)Resolution (under Section F)
e) Community gathering space(s)6e) Remaining space to be managed by
parks and further described as a permittable
space by the public
f) Minimize light pollution 9) Dev. Review process to ensure compliance
with all current standards
g) Include trail connections to Maxwell and
Pineridge Natural Areas
6a) Connective trail system throughout the
Hughes Site
h) City will consult with land use experts,
planners, architects and designers for the
optimal location of site features
This is the standard process that the City
uses for park and Natural Areas feature
design and implementation.
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11
Questions for Council
What questions or suggestions do Councilmembers
have on the draft Resolution?
01
02
03 Are Councilmembers interested in a ballot measure
supporting the Civic Assembly recommendations?
Would Councilmembers like staff to bring the
Resolution forward to a regular meeting?
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Item 2.
File Attachments for Item:
3. Land Use Code Update: Commercial Corridors and Centers
The purpose of this item is to update Council on the proposed code changes, approach, and
timeline for the Land Use Code (LUC) update.
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City Council Work Session Agenda Item Summary – City of Fort Collins Page 1 of 10
July 8, 2025
WORK SESSION AGENDA
ITEM SUMMARY
City Council
STAFF
Megan Keith, Senior City Planner
Sylvia Tatman-Burruss, Sr. Policy & Project Manager
SUBJECT FOR DISCUSSION
Land Use Code Update: Commercial Corridors and Centers
EXECUTIVE SUMMARY
The purpose of this item is to update Council on the proposed code changes, approach, and timeline for
the Land Use Code (LUC) update.
GENERAL DIRECTION SOUGHT AND SPECIFIC QUESTIONS TO BE ANSWERED
1. What questions do Councilmembers have regarding the proposed Land Use Code changes?
2. What feedback do Councilmembers have on the timeline or other considerations for the Land Use
Code update?
BACKGROUND / DISCUSSION
Project Overview
The Land Use Code (LUC) Update: Commercial Corridors and Centers, focuses on changes along major
roadways with frequent bus service to encourage more housing and mixed-use development, create more
resilient commercial and employment centers, and improve predictability through site design standards
and clear site improvement requirements.
Foundational Land Use Code Changes
Several foundational LUC changes were adopted by Council on April 16, 2024. These include:
Reorganized content so the most used information is first in the Code
Reformatted zone districts with consistent graphics, tables, and illustrations
Created a menu of building types and form standards to guide compatibility
Updated use standards, rules of measurement, and definitions to align with new building types and
standards
Expanded and re-calibrated incentives for affordable housing
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Regulate density through form standards and building types instead of dwelling units per acre
In addition to the Foundation Land Use Code Changes adopted in 2024, there are similar changes being
made with this round of code updates. Those include:
Reorganizing and consolidating portions of the code, most notably in Articles 4 and 5
Simplifying text within the Land Use Code and using tables and illustrations where possible
Clarifying rules of measurement for and standards for commercial development
Clarifying, simplifying, and codifying micro- minor- and major-amendment standards
The desire for these changes to simplify the process toward greater clarity and predictability within the
development review process were expressed during public engagement, most specifically within the Focus
Group conversations. These changes, in addition to the changes detailed below, are meant to result in a
more predictable and simplified process in applying the Land Use Code, especially in Commercial and
Employment areas.
State Legislation
Several bills were passed last year through the state legislature that will affect local Land Use Policy.
Compliance with these bills will be integrated into the LUC work and will be brought to Council to comply
with their associated deadlines:
HB-1313 Housing in Transit-Oriented Communities:
This bill requires the establishment of a Housing Opportunity Goal and ongoing reporting to ensure a
minimum zoned housing capacity along high frequency transit corridors. In addition, the bill requires
communities to review and permit multifamily and mixed-use projects in transit areas without requiring a
public hearing and to develop anti-displacement strategies. The City has complied with the first deadline
to submit a preliminary transit-oriented community assessment report on or before June 30, 2025.
HB-1152 Accessory Dwelling Units:
This bill required updating our Land Use Code to permit Accessory Dwelling Units (ADUs) wherever we
allow single-family detached homes. As of February 14, 2025, the LUC was updated to be compliant with
HB-1152.
HB-1304 Minimum Parking Requirements:
This bill required updates to the Land Use Code to remove minimum parking requirements for multi-
family and certain mixed-use projects close to transit. As of February 15, 2025, the LUC is compliant with
HB-1304.
Policy Foundation
Code updates are complex, multifaceted efforts that build on years of previous planning work. The LUC
is the City’s primary regulatory tool for implementing our community’s vision as described in various
policies and adopted plans. The City has over 300 pages of adopted policies and information to inform
the LUC Updates that primarily come from the following documents:
City Plan
Housing Strategic Plan (HSP)
Economic Health Strategic Plan
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City Council Work Session Agenda Item Summary – City of Fort Collins Page 3 of 10
Our Climate Future (OCF)
Transit Master Plan
15-Minute City Analysis
Land Use Code Audit (which identified opportunities to align LUC with the newly adopted City Plan)
Council Priorities (affordable and achievable housing strategies; 15-minute communities)
Urban Forest Strategic Plan
Relevant Council Priorities
Council Priority No. 1: Operationalize City resources to build and preserve affordable housing
Council Priority No. 3: Advance a 15-minute city by igniting neighborhood centers
Council Priority No. 4: Pursue an integrated, intentional approach to economic health
Council Priority No. 8: Advance a 15-minute city by accelerating our shift to active modes
These documents and priorities serve as primary inputs to the formation of Guiding Principles and code
language, augmented by work accomplished in Phase 1 of the LUC update. Staff have been engaging
internal staff and providing monthly updates at work sessions with the Planning & Zoning Commission.
Guiding Principles
The following Guiding Principles were developed utilizing goals, policies and action items from the adopted
policy plan documents mentioned above, in addition to Council priorities.
Enable more housing and mixed-use buildings, especially along roads with frequent bus service
Create resilient commercial and employment centers that are adaptable to future needs
Create clearer building and site design standards that promote transit use, walking, and rolling along
roads with frequent bus service
Improve Predictability of the Land Use Code, especially to support small business owners
Mapping Potential Code Revisions
Each of the code revisions explained in the project focus areas below attempt to balance Guiding
Principles, which were developed utilizing Council adopted policy plans, and current Council Priorities.
Staff did explore different ways to achieve this balance in each focus area. To illustrate those and illuminate
the arrival at a staff recommended policy package, a spectrum approach was created to show the different
options available and where they are along the spectrum. These are illustrated for each of the focus areas
within the corresponding slide deck.
Project Focus Areas
Focus areas for Land Use Code updates have been identified based on Guiding Principles, community
input, and analyses conducted by the consultant team and City staff.
Transit Oriented Development Overlay (TOD) District
Corresponding Guiding Principle: Enable more housing and mixed-use buildings, especially
along roads with frequent bus service
The Purpose of the Transit-Oriented Development Overlay District is to modify the underlying zone districts
along College Avenue south of Prospect Road to encourage denser development and supportive land
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City Council Work Session Agenda Item Summary – City of Fort Collins Page 4 of 10
uses close to transit. The TOD Overlay offers height bonuses if projects meet various criteria. These criteria
include building affordable units (at least 10%), including structured parking, and including mixed-use.
Height bonuses are meant to incentivize greater density in certain areas. Most of the underlying zone
district south of Prospect Road within the TOD Overlay is General Commercial.
Example: A 4-story building is currently allowed in General Commercial zoning (CG). With the TOD
Overlay Zone Incentives, up to a 7-story building would be allowed if all incentives are used.
Standalone Residential
Although the TOD Overlay encourages higher-intensity mixed-use development, most of the built and
proposed development and redevelopment in this area continues to be suburban in character and
generally low-intensity uses.
Testing the various potential configurations for market feasibility reveals that most configurations to
include mixed-use, even with the additional height allowances, do not achieve a feasible internal rate
of profitability return that would make a developer willing to take on a project. Primarily, costs of
construction and low commercial rents disincentivize building more floors.
Only with a tax incentive does the prospect of adding the additional 3 floors allowed within the TOD
Overlay and a ground floor commercial component begin to achieve a feasible internal rate of return.
However, a test scenario to assume one-story additional height allowance (5-story residential building)
without a mixed-use component is found to be the most market feasible development type available today.
Based on these findings, a change related to height allowance is included in the recommended code
changes.
TOD Subareas
Another reason why the development pattern within the TOD Overlay continues to be low-density and auto
centric could be the land uses that are allowed by the Land Use Code. Permitted land uses in the TOD
currently include gas stations, self-storage, drive-thru restaurants, drive-thru pharmacies, car washes,
drive-thru banks & credit unions, and stand-alone parking lots, amongst others. Auto-centric uses are
already concentrated within most of the TOD Overlay, particularly in the area south of Prospect Road.
Additional concentration of these uses makes it more difficult to achieve the dense, mixed-use environment
as envisioned by the TOD Overlay.
Staff recognize that the existing function and conditions of College Avenue/Highway 287 as a state
highway are partially at odds with the vision for both the TOD overlay as well as how City Plan and other
policy plans envision this area. For this reason, many approaches were considered when formulating
recommendations related to the TOD overlay. Options under consideration and shared during community
engagement included:
Make no changes to allowed uses within the TOD Overlay
Limit all new auto-centric uses within the TOD Overlay
Recommended Code and Policy Changes – TOD Residential
Allow 5-story standalone residential within the General Commercial (CG) Zone District
o This change increases zoned residential capacity and aligns with the market feasibility
study conducted by our consultant team.
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Item 3.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 5 of 10
Limit certain auto-centric uses with geographic parameters (such as distance requirements between
uses, or distance from MAX stations)
Introduce additional design standards to influence the form and design of future auto-centric uses
Through these conversations, staff, community members, and focus group participants also recognized
that there are many different contexts within the TOD Overlay. For example, the character of the area
surrounding the College and Prospect intersection is much different than the context of College Avenue
south of Harmony Road. And although all of these areas within the TOD Overlay are envisioned to become
transit-oriented, mixed-use places over time, there could be more readiness for a larger shift in the northern
portion of the TOD overlay closer to the CSU campus and closer to Downtown. Following consideration of
the above options and robust conversations with community members and focus group participants, the
following are recommended in the changes to the LUC.
Parking
Community engagement for this project thus far has documented a large volume of comments about the
amount of existing surface parking provided by many of the commercial developments across Fort Collins,
but particularly in the TOD overlay. Currently in the Land Use Code, there is a parking minimum and a
parking maximum that must be met by nonresidential uses. Like the topic of the TOD Overlay, many
different scenarios related to parking were considered and discussed. Some options under consideration
and shared during community engagement included:
Keep parking minimums and maximums as-is
Lower parking minimums and/or lower parking maximums
Eliminate parking minimums for non-residential uses in the TOD
Eliminate parking minimums for non-residential uses citywide (including the TOD)
Other Policy Considerations outside of the Land Use Code for the TOD:
Recommended Code and Policy Changes – TOD Subareas
Establish subareas within the existing TOD overlay to better respond to existing context
Consider:
o Limit new gas stations and convenience retail stores with fuel sales within 1000-feet of MAX
stations and within existing gas stations and retail stores with fuel sales
o Consider changing allowances and review type for drive-throughs as accessory and primary
uses
o Remove as a permitted use “Boat Sales with Storage”
o Allow “Enclosed Mini-Storage Facility” use only in multi-story buildings
Recommended Code and Policy Changes - Parking
Within the entire TOD:
o Eliminate parking minimums
o Revise existing maximums to apply to surface parking lots only and establish a maximum area
for contiguous surface parking lots
o Require parking lots larger than one acre to be bounded on multiple sides by “streets” that are
designed/function as public streets with street trees and sidewalks
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Item 3.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 6 of 10
Leverage other City incentives outside of the LUC to encourage desired TOD development:
Examples: URA, public-private development opportunities.
Harmony Corridor and Employment Zones
Corresponding Guiding Principle: Create resilient commercial and employment centers that are
adaptable to future needs
The Harmony Corridor District is intended to implement the design concepts and land use vision of the
Harmony Corridor Plan - that of creating an attractive and complete mixed-use area with a major
employment base. The Harmony Corridor Plan was adopted in 2006 as an element of City Plan. “Primary”
and “Secondary” uses were established to emphasize the office and employment functions of the area.
While this has served the area well in the past, market conditions have shifted away from large office parks
and demand for residential and smaller retail has increased.
Current Standards:
In addition to defining Primary and Secondary Uses within the Harmony Corridor, the code defines ratios
of Primary versus Secondary Uses for development plans as follows:
• Secondary Uses may occupy no more than 25% of the Gross Area of the Development Plan
• Locate industries and businesses in areas designated for Primary Uses.
• Primary uses must account for 75% of the development plan area.
Primary Uses: Secondary Uses:
• Offices, financial services & clinics
• Long term care facility
• Medical centers/clinics
• Light industrial
• Mixed-use Dwellings
• And Others
• Residential uses (with some exceptions)
• Convenience shopping centers
• Standard restaurants
• Limited indoor recreation use and facility
• Child Care Centers
• And Others
Staff considered a variety of options related to the primary and secondary use ratios and presented these
options for community consideration. These options included preserving the ratio as-is in order to strongly
preserve the employment base, adjusting the ratio to allow more flexibility (50:50), or consider eliminating
the ratio entirely. Staff also discussed other ratios, like 60:40 primary/secondary use balance, or multiple
other combinations.
Community engagement and focus group engagement showed strong preference to introduce more
flexibility, but there were differing opinions on how far to go towards flexibility. Testing various market
feasibility scenarios revealed that housing is the most economically viable type of development in these
zones – much stronger than the current market for new office development. Achieving a greater supply of
housing also aligns with Council Priorities and with other City goals. However, preserving some areas as
an employment base align with economic health Council priorities and other city policy priorities as well.
For these reasons, recommended code changes include allowing more flexibility by adjusting the
primary/secondary use ratios in Harmony Corridor zoning and Employment zoning to 50:50. This balances
the desire for a greater mix of uses with the desire to maintain the opportunity for local jobs and industry.
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Item 3.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 7 of 10
Building Design Standards
Corresponding Guiding Principle: Create clearer building and site design standards that promote transit
use, walking, and rolling along roads with frequent bus service
The LUC currently does not include non-residential building types or provide additional configurations of
mixed-use buildings (Article 3 of the LUC). This often results in a lack of clarity for development teams
regarding design standards and can sometimes lead to project delays and miscommunication.
Article 5 of the LUC (General Development and Site Design) includes the standards that influence building
placement and site design, building standards, circulation and connectivity standards, bus stop design
standards, etc. – standards that influence the pedestrian, multi-modal, and transit experience.
Form standards and building types (like the diagrams added during Phase 1 of the LUC update) can yield
better design outcomes and can help achieve more predictability in built projects.
Article 5 of the LUC was not updated in the last round of code updates and contains redundant sections
that could be clarified, simplified, and possibly eliminated with the addition of building types.
Recommended Code and Policy Changes
Adjust the primary/secondary use ratio from 75% Primary Uses and 25% Secondary Uses to 50/50
to allow for a greater mix of uses, including housing
Adjust primary use requirements in mixed-use buildings
o Explanation: Currently, the LUC requires that the entire ground floor of a mixed-use building in
these zone districts be occupied by a primary use. Consider reducing this requirement to allow
a smaller portion of the ground floor or any individual floor to be occupied by a primary use.
Allow more secondary uses as part of a multi-story, mixed-use development
o Explanation: This would allow more configurations of mixed-use buildings, combining multiple
secondary uses. For example, a building with a restaurant on the ground floor and upper floors
of residential.
Allow standalone secondary uses to be developed if replacing an existing surface parking lot. This
change is meant to encourage housing development in large, existing parking lots.
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Item 3.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 8 of 10
Change of Use
Corresponding Guiding Principle: Improve predictability of the Land Use Code, especially to support
small business owners
The Change of Use process is used in a variety of situations, including for existing business spaces that
are changing from one allowable use (ex: retail shop) to another (ex: restaurant). Often the requirements
are meant to identify both areas of necessary site improvements (ex: sidewalks and lighting) that are
commensurate with the change of site intensity (ex: more visitors at different times of the day).
Current standards do not offer clearly defined boundaries for the extent of site improvements. The onus is
then placed on staff to decide on the level of requirements for a Change of Use process. These
requirements are often based on site deficiencies rather than other factors, such as actual changes to site
intensity or the magnitude of the project (ex: major site reconfiguration or a major change in site use
intensity).
Recommended Code and Policy Changes
To address the redundancy in the code within Article 5 and to move to greater clarity and predictability,
staff are recommending the following code changes:
• Develop new Non-Residential Building Types to be added to the LUC
• Consolidate and organize standards addressing non-residential buildings. Convert text standards
to illustrations and graphics
• Update pedestrian-oriented design standards:
• Connectivity and site circulation
• Frontage and ground floor activity
• Building massing and articulation
Recommended Code and Policy Changes
Clarify the definitions of minor and major amendments and codify micro amendments (not currently
defined within the LUC).
Clearly delineate in the LUC when no amendment, a micro, minor, or major amendment is required.
Eliminate the concept of a separate ‘change of use’ process and restructure process and upgrade
requirements based on whether site or building changes are proposed.
If no changes are proposed to the site or exterior of the building, site upgrades are not required.
Increase predictability by utilizing existing Use Tables within the LUC:
If proposed changes include changing the use of the building to a different use table
(example: Residential Use Table to the Commercial/Retail Use Table) it would require a
Minor Amendment.
Building permits, historic review, and conformance with all other codes (including Energy
Code) and standards still apply.
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Item 3.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 9 of 10
The Change of Use process has been identified as an area for improvement, both for process and clarity
of requirements. These areas for improvement have been identified through community and staff
engagement.
The proposed changes are intended to significantly contribute towards predictability of process and help
applicants anticipate what is expected of them upon entering the development review process. Recent
focus group engagement with individual business owners and local professionals who have been through
the existing change of use process expressed their support for the proposed revisions to the process.
Anecdotally, it is also worth noting that many projects do not continue beyond the Conceptual Review
process because they are daunted by the cost and scale of some site upgrades. Although it is impossible
to quantify those projects that did not continue beyond ‘idea phase’, the intent of these changes would be
to add transparency and clarity to what review process to expect (i.e. micro amendment, minor
amendment, etc.) and what site upgrades would be required based on the required process.
Staff have very preliminarily evaluated how this updated process could impact the volume of projects
filtered into each review type. To evaluate this, staff looked at project records and what changes were
proposed, then identified whether they would have gone through a different review process if using the
proposed code changes. An examination of records from 2023 shows that of the total 152 minor or micro-
amendments:
Over 10% could have gone from a minor amendment to a micro amendment
Nearly 25% of the 152 could have gone from a minor or micro amendment to no formal process/building
permit only
Staff will continue to study previous records and work to quantify the impacts of these proposed changes
for future discussions with Council.
Other LUC Updates
The four categories of code updates organized by Guiding Principle capture the most significant anticipated
code updates. However, staff are also tracking a list of smaller clarification and clean-up edits that will
appear in the first version of the draft LUC. These edits will be documented, and staff will be prepared to
review and discuss these suggested edits with Council during future work sessions.
Focus Group topics and other engagement
A second round of Focus Group conversations were held with frequent users of the code and smaller, local
businesses who have recently gone through a development review process. The same participants from
the first round of Focus Groups in January/February were invited to participate for a second time, this time
focusing on potential code edits. Unlike the first round of focus groups, this time City staff and consultant
teams presented potential updates based on the four LUC topics (TOD, Harmony Corridor/Employment,
Building Design Standards, Change of Use, and an overview session that covered all potential updates).
These were held in early June 2025. A summary of feedback from all of the five focus groups is attached
to this AIS.
Timeline and Next Steps
Following this July Work Session, staff will make any adjustments to the draft LUC and plan to release it
for public review. During the July Work Session, staff would like to discuss timeline with Councilmembers
and review any potential updates to the timeline for adoption.
ATTACHMENTS
1. Draft Summary of June Focus Group Feedback
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City Council Work Session Agenda Item Summary – City of Fort Collins Page 10 of 10
2. Subarea Plan Mini-Audit
3. Presentation
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Item 3.
City of Fort Collins Land Use Code Updates – Spring 2025 Outreach 1
Fort Collins Land Use Code Updates
Spring 2025 Outreach Summary
Overall Themes and Takeaways
Approach
The City of Fort Collins is updating its 1997 Land Use Code (LUC or Code) to meet the
community’s evolving needs. The first set of updates focused on housing, reorganization, and
moving to visual representations of code standards, away from a fully text-based code. City
Council adopted these updates in May 2024. The second set of updates is centering on
commercial and mixed-used corridors.
A first round of outreach on commercial and mixed-used corridors took place in January and
February 2025, to identify how the LUC can enable outcomes that align with the City plan’s values
and priorities; understand perspectives on the existing Code and ideas for changes in the new
Code; and understand how the LUC is or is not supporting interests and desired outcomes, need
for clarity, and pain points. Feedback from that initial round of outreach shaped the changes
proposed in this Spring 2025 outreach.
Kearns & West, a neutral facilitation firm, facilitated four topical work sessions and one general
focus group in June 2025. The topical work sessions focused on the Change of Use Process,
Transit-Oriented Development, Harmony Corridor and Employment Zone Districts, and Building
Types and Design Standards. These sessions, as well as the general focus group, offered
participants the opportunity to learn more about and share additional feedback on proposed
changes before a draft updated Code is shared with City Council and for public comment.
Participants
Focus group participation was by invitation and referral from invitees, prioritizing frequent Code
users who were involved in the first round of public engagement in Winter 2025. A total of 19
individuals participated across all sessions, with six to nine participants per session. Most
participants were architects, designers, developers, or consultants, along with two small business
owners.
The City of Fort Collins will initiate a public comment period on the proposed Code changes in
Summer 2025.
Summary
This summary captures high-level feedback received through each of the topical work sessions
and the general focus group.
Change of Use Process
Participants in this work session expressed support for the proposed Code change that would
allow an applicant to move straight to building permit if no changes are needed to a building to
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Item 3.
City of Fort Collins Land Use Code Updates – Spring 2025 Outreach 2
occupy it, noting that this will help small businesses. However, one person noted that this could
leave more discretion in the hands of the building department instead of the planning department.
Continuity and training of City staff was raised as an issue. Some participants suggested that it
would be helpful to have a designated staff person who can help ensure that comments are
resolved before they go back to the applicant and address (or facilitate in-person addressing of)
outstanding conflicts between City departments.
Overall, participants agreed that flexibility and proportionality are key principles with regards to
the Change of Use process, including which changes are subject to minor and major amendments,
and some discretion on the part of the Director will still be necessary.
Transit-Oriented Development
Participants acknowledged the value of Transit-Oriented Development (TOD) while struggling
with timing. Some suggested that it is unrealistic to eliminate parking and autocentric uses and
assume people will use transit before Fort Collins gets denser and the transit system gets more
robust. In the meantime, incentives and other tools can be used to privilege transit-supported
development and density.
Support for limiting autocentric uses in the TOD overlay was tepid overall. Most supported
minimum distances between gas stations and/or limiting where on a street they can be.
All were supportive of eliminating parking minimums for commercial buildings, noting that the
market will determine how much parking is needed. They also supported maximums on surface
parking for commercial buildings. Some encouraged more parking around the Max line stops to
encourage use of the line.
With respect to both parking and certain building types in the TOD, the group discussed form.
Parking and certain building types are much more palatable if they are designed for a more dense,
urban environment (e.g., parking structures or underground parking, drive-throughs artfully
incorporated into buildings). Participants were also open to more public and shared parking.
In the longer term, the City may want to consider segmenting within the TOD overlay since there
is so much diversity within it.
Harmony Corridor and Employment Zone
Participants shared that to move in the right direction in the near term, it would be beneficial to:
Adjust the ratio of primary and secondary uses in the Harmony Corridor Employment
Zone to allow for more secondary uses (e.g., from 75/25 to 50/50), allowing the secondary
use limits to be exceeded if the development meets core City goals or provides certain
public benefits.
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City of Fort Collins Land Use Code Updates – Spring 2025 Outreach 3
Review the primary and secondary use lists and move some of the secondary types to
primary (especially housing).
Clarify how the ratios are being calculated.
Change the definition of light industrial to allow outdoor storage to be some portion of the
site.
In the longer term, the group suggested that the amount and purpose of Employment Zones
should be revisited to see if they need to be redefined, if some zones need to be re-zoned, or if the
category of Employment Zones is needed at all.
Building Types and Design Standards
Participants expressed a general sense of frustration with the proliferation of “bad design” and/or
buildings with a similar look across Fort Collins, especially in downtown. Some said that Fort
Collins’ LUC does not allow for creative and beautiful architectural design.
All appreciated the move to a form-based code, while struggling with how to balance the need for
clarity and predictability while allowing flexibility in building design and encouraging architectural
diversity. Some were concerned that architects end up building exactly what is diagrammed in the
form code, even if it is only intended to be an example of what works. If flexibility is encouraged,
the code should offer a few different diagrams and/or photos of representative buildings and/or
make abundantly clear that flexibility is allowed. In other words, the Code should provide clarity
on limits/hard requirements as well as on the purpose of the examples.
Specific concerns surfaced around the requirement for street-facing entrance doors; one
participant encouraged flexibility placement of the entrance door so long as parking is hidden and
the street-facing part of the building is well designed.
While the group did not discuss Article 5 standards in detail, some acknowledged that a lot of the
content is unnecessary and does not need to be carried over into the new code.
General Focus Group
Participants in the general focus group session largely echoed themes heard in the topical work
sessions.
Change of Use Process
Having “small businesses” defined in the code could add clarity.
Low Impact Development remains one of the biggest challenges for additional square feet.
Additional clarification is needed regarding when it can be waived.
Participants appreciated the attempts at streamlining, but noted that more clarity is
needed on how some issues will be addressed.
Flexibility is key.
Transit-Oriented Development
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City of Fort Collins Land Use Code Updates – Spring 2025 Outreach 4
It could be useful to segment out the TOD since there are diverse neighborhoods within
the area.
There was some support for eliminating parking minimums. The City should consider
eliminating minimums outside of the TOD.
In general, participants did not support limiting drive-thrus.
The City should consider adjusting the TOD boundary to match the state transit plan in the
future, once transit has been extended there.
Keep parking maximums as they are because of market demands (i.e., developers are
currently asking to exceed these maximums so reducing them will lead to more requests
for exceptions).
For arterial/arterial intersections, consider limiting uses to corner frontages.
Consider how to promote shared parking, including cooperating with adjacent properties
so that there are fewer parking spots per business but a higher utilization rate.
Harmony Corridor and Employment Zone Districts
There was support for adjusting ratios and potentially allowing secondary use limits to be
exceeded if the development is meeting City goals or providing public benefits.
Consider which secondary uses could be moved to primary.
Clarify how primary/secondary ratios are being calculated.
Some observed that mixed use development might not be feasible in Harmony Corridor, in
part because it isn’t financially viable. Standalone residential would be a bridge to reach
the walkable neighborhood goal. The City could also rezone some of the area to allow
other uses.
Building Types & Design Standards
Less restriction on creative design will help projects pencil and prevent undeveloped sites
from sitting around.
Move from subjective to objective design standards.
Clarify that architects don’t need to design exactly what’s shown in the diagrams. It would
be helpful to offer more photos and diagrams as examples.
Next Steps
City staff will be sharing its proposed changes and stakeholder feedback with City Council during
a work session on July 8, 2025, as well as soliciting input from Boards and Commissions members.
A draft code is expected to be ready around the July 8 work session. The draft Code will be posted
for public comment later in the summer.
Participant Appreciation
Kearns & West is very grateful to the individuals who shared their time and expertise to inform
these LUC updates. We offer a hearty thank you to everyone who participated.
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Item 3.
Small-Scale Subarea Plan Audit
Subarea and Corridor Plan Alignment to Commercial
Corridors and Centers Land Use Code Update
Small-Scale Subarea Plan Audit
Purpose of this Audit
At the April 22nd Work Session focused on the Commercial Corridors and Centers Land Use
Code Update, Councilmembers asked a variety of questions about the role of subarea plans
and their relationship to the proposed updates. Councilmembers particularly asked staff if the
proposed changes to the Land Use Code (LUC) could create any conflicts or inconsistencies
between the City’s subarea plans and the Land Use Code. As a follow-up to that conversation,
staff have prepared a small-scale audit of the City’s subarea plans.
The process for reviewing these subarea plans included documenting whether policies and
implementation actions contained within the subarea plans were in alignment or misalignment
with the Guiding Principles and the proposed updates to the Land Use Code.
Distinction between the purpose of the Land Use Code and
Subarea/Corridor Plans:
The LUC and subarea plans serve distinct but complementary roles in shaping community
development.
The Land Use Code is a legally binding set of rules and standards adopted by the City that
regulates how land can be used and developed. It includes zoning regulations, allowable land
uses, building heights, setbacks, parking requirements, and other enforceable development
standards. The LUC applies citywide and provides the regulatory framework that all new
development must follow.
In contrast, a subarea plan is a policy and planning document that outlines a long-term vision
and guiding principles for a specific geographic area within the city. Subarea plans reflect
extensive community input and provide strategic direction on land use, urban design, mobility,
public spaces, and infrastructure. While not regulatory, subarea plans inform and influence how
the Land Use Code is applied or amended within the specific area. They help prioritize
investment, guide redevelopment, and ensure that changes in the built environment align with
community goals and unique neighborhood character. Subarea plans frequently result in
changes to the LUC to codify important elements of subarea plans. Examples of this include
design standards from the Downtown Plan, the origin of the High-Density Mixed-Use
Neighborhood (HMN) zone district, and the Transit-Oriented Development Overlay from the
Midtown Plan, amongst others.
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Item 3.
Small-Scale Subarea Plan Audit July 8, 2025 | 2
In summary, the Land Use Code regulates what is allowed and required, while a subarea plan
provides more detail about what is desired and envisioned for a particular part of the city.
Together, they guide consistent and intentional growth.
Audit Process
For the purposes of this small-scale audit, the majority of the City’s subarea plans and corridor
plans were reviewed. Plans were selected for review based on whether they contained
significant amounts of commercial zone districts, employment zone districts, or large portions of
the Transit-Oriented Development (TOD) overlay. Commercial, employment, and the TOD
overlay zone are the focus of the Commercial Corridors and Centers Land Use Code update.
The following subarea plans were reviewed as part of this audit:
East Mulberry Plan – 2023
Downtown Plan – 2017
West Central Area Plan – 2015
Mountain Vista Subarea Plan – 2009
Northside Neighborhoods Plan – 2005
The City also maintains a set of corridor plans, which are similar to subarea plans but focus on
outlining development strategies for a linear space, like certain segments of a roadway.
The following corridor plans were reviewed:
Midtown Plan – 2013
South College Corridor Plan – 2009
North College Corridor Plan – 2007
Harmony Corridor Plan – 2006
I-25 Subarea Plan – 2003
The map on the following page depicts the plan area boundaries of all of the City’s current
subarea and corridor plans. Areas shown as grey are an amalgamation of various commercial
and employment zone districts. Collectively, these zone districts would be subject to update in
the Commercial Corridors and Centers Land Use Code update.
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Item 3.
Small-Scale Subarea Plan Audit July 8, 2025 | 3
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Small-Scale Subarea Plan Audit July 8, 2025 | 4
Summary of Subarea and Corridor Plan Alignment with Land Use
Code Guiding Principles
The following paragraphs summarize how the subarea and corridor plans collectively align to
the Guiding Principles of the Commercial Corridors and Centers Land Use Code update.
Individual subarea and corridor plan summaries are available in subsequent sections.
Guiding Principle 1 – Enable more housing and mixed-use buildings, especially along
roads with frequent bus service.
Subarea Plan Alignment Summary: Most plans are well aligned with this principle, supporting
increased residential opportunities and a broader mix of uses along key corridors and within
commercial centers. There is a strong emphasis across plans on leveraging existing and
planned transit infrastructure to support higher-intensity, mixed-use development. Policies
consistently call for a diversity of housing types and the integration of residential into
commercial areas, which mirrors the intent of the proposed code changes. However, in a few
older or employment-focused plans, such as Harmony, legacy use caps and suburban business
park models limit the extent to which mixed-use development is encouraged, even though in
practice, mixed-use has often been implemented. In general, the vision expressed in nearly all
plans supports denser, more transit-oriented mixed-use areas, with only a few structural or
zoning limitations that may affect immediate application of the updated code.
Guiding Principle 2 – Create resilient commercial and employment centers that are
adaptable to future needs.
Subarea Plan Alignment Summary: The majority of plans strongly support adaptability within
commercial and employment areas, encouraging a mix of uses and flexible development
patterns that can evolve over time. Goals frequently include reinvestment in aging commercial
properties, accommodating a broader range of business types, and allowing residential and
retail uses to coexist with employment uses in a way that reinforces economic resilience. This
principle is especially supported in plans focused on reinvigorating older corridors or key nodes
of activity. A few plans with more rigid employment designations place some limits on
adaptability by restricting non-primary uses, though even these acknowledge the importance of
evolving to meet future needs. Overall, the principle of adaptable, mixed-use centers is broadly
embedded across the planning documents.
Guiding Principle 3 – Create clearer building and site design standards that promote
transit use, walking, and rolling along roads with frequent bus service.
Subarea Plan Alignment Summary: There is strong alignment with this principle in nearly all
plans, especially those focused on corridor redevelopment or urban core areas. Plans
consistently emphasize the importance of improving the public realm, enhancing pedestrian
environments, and designing buildings and sites in ways that encourage walking and transit
use. Frequent recommendations include better site connectivity, active ground floors, enhanced
streetscapes, and reductions in large surface parking areas. These goals reflect a clear desire
for more human-scale, accessible environments that support non-automotive travel, particularly
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Item 3.
Small-Scale Subarea Plan Audit July 8, 2025 | 5
in areas with frequent bus service. While some older plans rooted in suburban development
patterns are less focused on pedestrian design, they do not conflict with these goals and could
accommodate improvements over time. In general, the direction across plans complements the
proposed code changes aimed at making design standards more effective and transit
supportive.
Guiding Principle 4 – Improve predictability of the Land Use Code, especially to support
small business owners.
Subarea Plan Alignment Summary: Plans broadly support the concept of making
development requirements more predictable and proportional to project scale. Many call for
improved clarity and consistency in how zoning and development standards are applied,
particularly in encouraging redevelopment or reinvestment in existing sites. The desire for a
more transparent and streamlined process is common, especially in commercial areas and
aging corridors where reinvestment is a priority. A few plans highlight the importance of ongoing
community involvement, particularly around residential growth and neighborhood change, which
can sometimes be at odds with simplified or expedited development processes. However, this
concern is generally more relevant to residential areas than to commercial or mixed-use
contexts. On the whole, the principle of code predictability is well-supported, with only minor
tension in specific community contexts that place a high value on participatory review
processes.
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Small-Scale Subarea Plan Audit July 8, 2025 | 6
Individual Subarea Plan Alignment Summaries
Below is a brief summary of each subarea or corridor plan, along with an assessment of how
well each aligns with the proposed changes to the LUC based on the specific Guiding Principles
of the code updates. In the accompanying tables, color codes indicate the level of alignment for
the plan with each guiding principle:
Green = The plan is mostly or fully aligned with the LUC guiding principle and would require
little to no updates.
Yellow = Minor updates may be needed, or it is unclear whether the plan is in conflict with the
LUC guiding principle.
East Mulberry Plan
Overall Summary of Plan Alignment:
The 2023 East Mulberry Plan updated the 2002 East Mulberry Corridor Plan to guide growth
and development in the area over the next 10–20 years. Informed by community input and
internal policy discussions, it serves both as a guidance document for Larimer County prior to
annexation and as a policy framework for areas that may become part of Fort Collins. The Plan
also integrates recent planning efforts across transportation, parks, utilities, and small business
support. The plan is generally well-aligned with the guiding principles, particularly in its support
for mixed-use development, resilient commercial centers, and improved transit and multi-modal
access along Mulberry Street. The plan emphasizes flexibility in land use, clearer design
standards, and the integration of recent citywide planning efforts, all of which reinforce its focus
on adaptability and long-term economic vitality.
Overall Summary of Guiding Principle Alignment:
Guiding Principle w/
Alignment rating Alignment Description
1: More Housing
Near Centers
Aligns by emphasizing the preservation of land for
mixed-use and retail development near
neighborhoods and by supporting improved transit
options along Mulberry Street.
2: Adaptable
Centers
Aligns by promoting flexible, resilient commercial
centers that sustain economic vitality for businesses
of all sizes while enhancing access to amenities and
services for the community.
3: Design Standards Aligns by promoting clear design standards that
enhance the safety, comfort, and visual appeal of
multi-modal corridors and key gateway areas,
encouraging active transportation and transit use.
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Small-Scale Subarea Plan Audit July 8, 2025 | 7
4: Code
Predictability
Somewhat aligns with the development review
spectrum by aiming for clarity and proportional
requirements, though it may challenge existing
upgrade thresholds defined in the spectrum; the
plan area includes many small businesses that have
voiced concerns about the future costs associated
with development review.
Downtown Plan
Overall Summary of Plan Alignment:
The Downtown Plan provides a framework for building on the successes of Downtown’s
revitalization and the 1989 Downtown Plan, while addressing ongoing concerns and
accommodating growth and increasing vibrancy. It places an emphasis on enhancing the
pedestrian experience, allowing for increased density where appropriate while maintaining
compatibility with Downtown’s historic character and scale, and promoting a robust and vital
local economy. Overall, the Downtown Plan is well-aligned with the proposed Land Use Code
changes, particularly those around parking reform, allowing more density, strengthening urban
design standards through moving to a more form-based approach, and encouraging a greater
mix of uses.
Overall Summary of Guiding Principle Alignment:
Guiding Principle w/
Alignment rating Alignment Description
1: More Housing
Near Centers
Aligns by supporting increased residential density
where appropriate, emphasizing a pedestrian-
oriented environment over an auto-oriented one,
and encouraging innovative parking management
strategies to address the negative urban design
impacts of current parking minimums.
2: Adaptable
Centers
Aligns by emphasizing a vibrant and diverse mix of
uses and identifying surface parking lots as key
opportunities for future infill development.
3: Design Standards Aligns by supporting updates to pedestrian-oriented
urban design standards, the development of new
Building Types for non-residential buildings, and a
shift toward a more form-based code approach.
4: Code
Predictability
Somewhat aligns by aiming to improve code
predictability to support small business growth,
though there may be some tension between new
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Change of Use requirements and delay in achieving
some of the Plan’s urban design goals.
West Central Area Plan
Overall Summary of Plan Alignment:
This plan contains policies, programs, projects and action items intended to support the quality
of life in this core area of the city, bordered by Mulberry, Lake, Shields, Taft Hill and Drake. The
topics addressed in this plan include land use, development, housing, neighborhood character,
transportation and mobility, public services, parks and open space and environmental quality.
The plan generally focuses on housing, streetscape and nature/parks, but does also speak to
the desire for mixed-use housing and vibrant commercial centers in this part of town.
Overall, the West Central Area Plan is in alignment with the LUC updates being proposed. One
area of potential conflict is that the plan calls for robust community involvement in development
review, which can be counter to improved predictability in at least the length of time the
development review process requires. However, the call for community involvement stems from
changes in residential uses more than commercial uses; this part of town sees ever-present
conflict surrounding growth of the CSU student community.
Overall Summary of Guiding Principle Alignment:
Guiding Principle
w/
Alignment rating
Alignment Description
1: More Housing
Near Centers
Aligns by focusing on creating a walkable and bikeable
environment near CSU’s campus and the MAX/Mason
Trail corridor, with an emphasis on housing and
fostering a strong good-neighbor culture.
Somewhat aligns by briefly addressing the role of
commercial centers and mixed-use housing, though
land use guidance is primarily centered on residential
neighborhoods.
2: Adaptable
Centers
Somewhat aligns through indirect support for
employment areas, including those on Centre Road, by
encouraging businesses to locate in underutilized
commercial buildings and emphasizing safe places to
live and work.
Aligns by recommending robust neighborhood
involvement in the design process, which supports
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greater community buy-in and compatibility between
uses.
3: Design
Standards
Aligns by providing design guidelines for mixed-use
buildings that promote compatibility with adjacent
neighborhoods, support for adequate vehicle and
bicycle parking, and encouragement of a healthy tree
canopy.
4: Code
Predictability
Somewhat aligns by emphasizing collaborative
neighborhood processes and extra meetings to
manage growth-related concerns, though this
approach may reduce predictability for property owners
and small business owners seeking to make changes.
Mountain Vista Subarea Plan
Overall Summary of Plan Alignment:
The Mountain Vista Subarea Plan was originally adopted in 1999, shortly after the 1997
adoption of City Plan, and then updated in 2009. It addresses an area of the city that has been
developing in recent years and encompasses a large portion of the undeveloped land within the
Growth Management Area (GMA). The purpose of the plan is to guide future development to
best integrate and connect with the larger community in alignment with City Plan, while creating
a distinctive area within the City that offers a balance of employment, services, schools, parks,
and a variety of housing options to residents and businesses. The objectives, framework, and
policies contained in the plan speak specifically to evolution into a thoughtfully designed,
accessible, people-centered area of the City that supports the breadth of daily life needs within
the area – work, play, school, entertainment, restaurants. These principles are in substantial
alignment and support of the proposed changes to the LUC.
Overall Summary of Guiding Principle Alignment:
Guiding Principle w/
Alignment rating Alignment Description
1: More Housing Near
Centers
Provides for employment, light industrial, retail,
service and mixed density residential uses to be
balanced and organized by function along corridors,
with a walkable Central Community District (CCD).
Transit and multi-modal oriented design and function
are encouraged to address transportation and
community needs.
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2: Adaptable Centers CCD envisioned to support a wide range of uses;
with Neighborhood Centers serving daily needs.
Notes the need for higher density mixed-use
residential near CCD and travel corridors.
Area is intended to serve as a primary transit hub,
with supporting design and facilities.
3: Design Standards Discusses uses and design oriented to pedestrian
access and experience, including “active street
fronts”.
Addresses land uses and design of gateway along I-
25, and orienting development to mountain vistas.
Encourages more traditional grid street pattern as a
framework for future development.
Street design is discussed with significant efforts to
design appropriately sized and functioning streets
for intended use.
4: Code Predictability NA – The Plan does not discuss code predictability.
Northside Neighborhoods Plan
Overall Summary of Plan Alignment:
This plan contains policies, programs and action items intended to celebrate and preserve the
rich cultural history of this part of Fort Collins while addressing long-standing inequities in
infrastructure investment.
This plan does speak quite a bit about encouraging mixed-use and commercial development
and preserving existing and fostering new businesses in the area. The Commercial Corridors
and Centers update will not modify the standards of any of the zone districts within the area
covered by the Northside Neighborhoods Plan. However, it was still included in this review
because of its proximity to other areas that could be impacted. Zone districts in the Northside
Neighborhoods Plan include:
Downtown/ Innovation (D/I)
Industrial (I)
Low-density Mixed-use Neighborhood (LMN)
Residential, Low-density (RL)
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Philosophically, the Northside Neighborhoods Plan is in alignment with the LUC updates being
proposed. One area of potential conflict is around standards and infrastructure improvements
that aim to improve the function of urban spaces (provide parking, provide sidewalks, prevent
flooding, etc.). On the other hand, the plan speaks quite a bit about the importance of supporting
existing businesses and new businesses in this part of Fort Collins. It does not speak to how to
strike the right balance with those goals.
Overall Summary of Guiding Principle Alignment:
Guiding Principle
w/
Alignment rating
Alignment Description
1: More Housing
Near Centers
Aligns philosophically by encouraging mixed-use
development.
Note: No zone districts affected by the proposed
Land Use Code update are physically located within
this plan area.
2: Adaptable
Centers
Aligns philosophically by emphasizing a balanced
mix of residential, industrial, and commercial uses,
without allowing any one to dominate.
Note: No zone districts affected by the proposed
Land Use Code update are physically located within
this plan area.
3: Design
Standards
Aligns philosophically by calling for design standards
that buffer residential and industrial uses from each
other.
4: Code
Predictability
Aligns by expressing strong support for existing and
new businesses in the area.
Aligns by identifying the need for improved
landscaping, parking, and critical infrastructure
upgrades, with an emphasis on shared cost
responsibilities among the City, businesses, and
residents.
Midtown Plan
Overall Summary of Plan Alignment:
Midtown is a key portion of the College Avenue commercial corridor, spanning slightly over
three miles from Prospect Road on the north to Fairway Lane on the south. The Midtown Plan
supports the goals of expanding mixed-use development, creating resilient commercial and
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employment centers, and enhancing transit-oriented mobility by articulating a clear vision that
aligns with ongoing investment, improving multi-modal connectivity, and leveraging the MAX
Bus Rapid Transit system. It promotes higher densities through supportive parking strategies,
enhances the pedestrian experience with improved streetscapes and outdoor spaces, and
reinforces a strong identity for Midtown through thoughtful design guidance, development
prototypes, and implementation strategies.
Overall Summary of Guiding Principle Alignment:
Guiding Principle w/
Alignment rating Alignment Description
1: More Housing Near
Centers
Aligns by supporting mixed-use expansion through
higher-density residential and commercial
development along the College Avenue corridor,
which is served by the MAX Bus Rapid Transit
system.
Aligns by identifying Midtown as a key opportunity
area for transit-oriented growth, reinforcing Land
Use Code updates that promote more housing and
mixed-use development in transit-rich areas.
As part of the Midtown Plan’s vision for transit-
oriented development, the TOD section of the Land
Use Code was originally implemented as a direct
follow-up to the Plan’s adoption and the creation of
the MAX Bus Rapid Transit system.
2: Adaptable Centers Aligns by supporting a flexible, phased
redevelopment strategy that responds to changing
market conditions and community needs.
Aligns by integrating transit-oriented planning,
adaptable development prototypes, and a
comprehensive economic development toolbox that
uses both incentives and regulatory tools to support
long-term commercial and employment vitality.
3: Design Standards Aligns by providing clear design guidelines,
development prototypes, and streetscape
improvements that prioritize walkability, transit
access, and active transportation.
Aligns by encouraging context-sensitive parking
strategies and promoting building placement and
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public realm design that support a safe, comfortable,
and visually appealing pedestrian environment.
4: Code Predictability Aligns by promoting greater code predictability
through streamlined development review processes
and potential fee reductions for projects that align
with the plan’s vision.
Aligns by fostering a business-friendly environment
that reduces uncertainty for developers and small
business owners, encouraging reinvestment and
growth in Midtown.
South College Corridor Plan
Overall Summary of Plan Alignment:
The South College Corridor Plan is broadly aligned with proposed code changes. While large
portions of the overall plan vision and goal are not impacted positively or negatively by the
changes, the areas of greatest overlap remain around encouraging higher-intensity, mixed-use
development near the South Transit Center, providing consistent and clear design standards for
commercial buildings, and enhancements to the Change of Use process that could be utilized
by existing business and sites that are nonconforming with existing standards but not yet ripe for
larger redevelopment.
Overall Summary of Guiding Principle Alignment:
Guiding Principle w/
Alignment rating Alignment Description
1: More Housing Near
Centers
Aligns by encouraging transit-oriented development
in the northern portion of the Plan area near the
South Transit Center.
Aligns by supporting the reduction of lower-intensity,
auto-centric uses and mitigating the impacts of large
surface parking areas.
2: Adaptable Centers Not directly aligned, as the plan area contains no
significant employment centers affected by current
primary/secondary use issues.
Aligns by contemplating a broad mix of uses,
including office, light industrial, and local and
regional-serving businesses and retail.
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3: Design Standards Aligns by calling for aesthetic and design
improvements that enhance the corridor while
maintaining its unique character.
Aligns by recognizing the opportunity for updated
design standards to guide both incremental
redevelopment and higher standards for new
greenfield development on remaining vacant
parcels.
4: Code Predictability Somewhat aligns through support for changes to the
Change of Use process, which is particularly
relevant given the number of substandard sites
occupied by small businesses in the area.
Somewhat aligns by emphasizing the importance of
allowing continued use and gradual upgrades over
time, helping small businesses remain viable without
being burdened by costly site improvements upfront.
North College Corridor Plan
Overall Summary of Plan Alignment:
This 2007 plan is strongly aligned with the guiding principles. It envisions urban evolution with a
more beneficial and synergistic mix of uses and a more downtown-like scale and pedestrian and
bicycle-friendly atmosphere.
It specifically discusses design standards and issues of Change of Use requirements for small
business.
Overall Summary of Guiding Principle Alignment:
Guiding Principle w/
Alignment rating Alignment Description
1: More Housing Near
Centers
Aligns by envisioning urban evolution and
redevelopment with a more synergistic and
beneficial mix of uses in a less auto-centric
development pattern.
2: Adaptable Centers Not applicable, as this plan does not include use mix
ratios; therefore, there is no conflict or contradiction
with proposed Land Use Code changes.
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3: Design Standards Aligns by calling for a tailored design character in
the corridor’s urban evolution, including the
application of design standards and guidelines.
Aligns by promoting the establishment of a unique
identity, supporting all modes of mobility, and
encouraging special design enhancements.
4: Code Predictability Aligns by addressing challenges related to Change
of Use requirements for older properties,
recognizing the need for flexibility in their continued
use and adaptation.
Harmony Corridor Plan
Overall Summary of Plan Alignment:
This plan is the only one of its kind in that it is adopted jointly with a separate Design Standards
& Guidelines document. The two documents are considered integrally together in this audit and
when “the plan” is mentioned, it includes both.
The original plan dates to 1991 with several subsequent updates. The corridor is largely built
out, which was done generally in accordance with the plan.
The plan establishes two main land use designations along this 4.5 mile entryway corridor into
the city from I-25: an “employment” designation and a “shopping center” designation.
Both designations allow for a mix of uses, however the employment designation emphasizes
non-retail employment uses in suburban business park settings, with certain “secondary and
supporting uses” allowed as mixed uses, but they are limited to 25% of any development plan.
The original overall vision was to provide opportunities for employers needing large buildings or
campus-like facilities for tech, research, and institutional-type uses as a key part of the city’s
economy and jobs/housing balance.
The shopping center designation was added later in a 1995 update. That designation allows for
all of the same uses, plus defined shopping centers in defined locations as a response to retail
commercial pressure while avoiding a continuous commercial strip of freestanding individual
commercial uses and still maintaining land for employment uses.
These differently defined shopping centers emphasize different types of retail and allow a
complete range of uses, including multi-family and mixed-use residential. (One clear exception
in the range of uses is drive-through restaurants which are not allowed; and gas stations and
vehicle servicing uses are not allowed in the larger shopping centers.)
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The plan is highly aligned with the guiding principles above, with the caveat that the
employment designation’s 25% limit reflects the deliberate vision to allow for single-use
employment-focused development.
Overall Summary of Plan Alignment:
Guiding Principle w/
Alignment rating Alignment Description
1: More Housing Near
Centers
Aligns by allowing for mixed uses throughout the
plan area, though the employment land use
designation includes a cap on mixed uses.
Aligns by allowing residential uses in employment
areas without the cap when located above a primary
employment use, offering added flexibility for vertical
mixed-use development.
2: Adaptable Centers Aligns by enabling flexible land uses, encouraging
mixed-use development, and promoting pedestrian-
oriented site design.
3: Design Standards Largely aligns through the inclusion of design
standards and guidelines for the employment
designation, though these are based on a
landscaped suburban business park form that
emphasizes the corridor image along Harmony
Road.
Somewhat aligns by allowing “secondary and
supporting uses” within business parks that must be
integrated functionally and visually, although
implementation has been inconsistent; development
in the HC zone has often been characterized by
parking lot–oriented layouts and suburban-style
landscape buffers.
4: Code Predictability As noted, the Harmony Corridor Plan emphasizes
employment uses and therefore primarily focuses on
large industries rather than small business.
Specifically, the Change of Use process is not
discussed in this context.
In terms of predictable form resulting from the
aspects of this plan that were codified and have
been implemented, there is significant alignment.
Excellence, quality, quality of life, and high
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standards are pervasive aspects throughout the
plan.
I-25 Subarea Plan
Overall Summary of Plan Alignment:
Generally, the vision and goals of the I-25 Subarea are well-aligned with the updates proposed
under the Commercial Corridors and Centers Land Use Code updates. The areas of greatest
alignment include the vision for a compatible mix of uses, a variety of housing types and price
ranges, as well as an interconnected transportation network that emphasizes walking, biking,
and transit connectivity.
The I-25 Subarea Plan includes a planning area of 4,860 acres of land within the Fort Collins
GMA (at the time of plan adoption in 2003). The study area generally follows the path of I-25
contained within the City’s GMA boundary.
This plan also discusses the relationship of the I-25 Subarea Plan with the I-25 Corridor Plan,
which is a plan jointly developed by the jurisdictions of Fort Collins, Loveland, Windsor,
Berthoud, Larimer County, Weld County, Timnath, and Johnstown.
Overall Summary of Guiding Principle Alignment:
Guiding Principle w/
Alignment rating
Alignment Description
1: More Housing Near
Centers
Aligns by emphasizing mixed-use activity centers
and the use of alternative transportation modes,
which is consistent with the intent of the LUC
updates.
2: Adaptable Centers Aligns by promoting a balance of residential,
commercial, employment, and civic land uses and
facilities.
Somewhat aligns by maintaining a more traditional
approach to separate employment centers, while
current LUC updates aim for a greater mix of uses
within these areas, without compromising the
employment base.
3: Design Standards Aligns by emphasizing high-quality design and built
character, especially in commercial areas near
interchanges.
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Aligns by supporting well-integrated pedestrian,
bicycle, and transit networks, consistent with LUC
update goals for multi-modal connectivity.
4: Code Predictability Not directly applicable, as the plan discusses a mix
of business types and sizes but does not address
the specific topics covered in the LUC update.
No conflicts identified.
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Headline Copy Goes Here
•July 8, 2025
The Future of Commercial Corridors and Centers
Land Use Code Updates
Megan Keith, Sylvia Tatman-BurrussPage 72
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Headline Copy Goes Here
2
Questions
1.What questions do Councilmembers have regarding the
proposed Land Use Code changes?
2.What feedback do Councilmembers have on the timeline or other
considerations for the Land Use Code update?
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Item 3.
Headline Copy Goes HereWhat is the Focus of this update?
The Future of Commercial Corridors and Centers: Land Use Code Updates
The Future of Commercial Corridors and Centers is focused on updating the Land
Use Code governing commercial zone districts,corridors and development
standards to ensure they align with current city policies and community needs.
•Advancing the City’s 15-Minute City goals
•Aligning with existing City policy plans
•Balancing desired outcomes
•Adding clarity to the City's Development Review Process
3
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4
Structure Plan
P
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P Priority Place Types Designated in City Plan Page 75
Item 3.
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5
Purpose of the Land Use Code Updates:
To Align the LUC with Adopted City Plans
and Policies
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Project Schedule & Public Process
6
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7
Timeline
2024
September October November December
2025
January February March April May June July
Project
Work
Begins Focus
Groups
StartCommunity
Engagement
Kick-Off
Staff and Consultant Code Iteration
Finalize Scope Draft
Refinement
Council
Work
Session
Council
Work
Session
Council
Work
Session
Focus Group Summary
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Guiding Principles and Project Focus
8
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9
Council Priority
Council Priority No. 1:Operationalize City
resources to build and preserve affordable
housing
Council Priority No. 3: Advance a 15-minute
city by igniting neighborhood centers
Council Priority No. 4:Pursue an integrated,
intentional approach to economic health
Council Priority No. 8:Advance a 15-minute
city by accelerating our shift to active modes
Guiding Principles
Enable more housing and mixed-use buildings,
especially along roads with frequent bus service
Create resilient commercial and employment
centers that are adaptable to future needs
Create clearer building and site design standards
that promote transit use, walking, and rolling along
roads with frequent bus service
Improve predictability of the Land Use Code,
especially to support small business owners
Updated after November
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Transit Oriented Development Overlay
•Purpose of TOD Overlay: Modify the underlying zone
districts south of Prospect Road to encourage land uses
and densities that enhance and support transit.
•The TOD Overlay offers height bonuses if projects meet
various criteria.
•However, with current market conditions, the
incentives offered by the TOD Overlay are not
economically feasible for producing mixed-use
development.
•Permitted land uses in the TOD: gas stations, self-storage,
drive-thru restaurants, drive-thru pharmacies, car washes,
drive-thru banks & credit unions, amongst others.
•Some currently allowed uses may not align with
the vision of the TOD overlay.
Enable more housing and mixed-use buildings,
especially along roads with frequent bus service
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Headline Copy Goes HereRecommended Land Use Code Changes
11
Guiding Principle: Enable more housing and mixed-use buildings, especially along roads with frequent
bus service.
Current Code
•Standalone residential is limited to 4
stories in the General Commercial
zone district
•TOD allows three types of bonuses:
•1 Story bonus for
Residential Mixed-Use Building.
•2 Story bonus for Residential
Mixed Use and Affordable
Housing
•3 Story bonus for Residential
Mixed Use, Affordable Housing
and Structured Parking
•Many standalone auto-oriented uses
are allowed within the TOD
•Parking requirements for
nonresidential uses include a parking
minimum and a parking maximum
Proposed Changes
•Allow 5-story standalone residential
within the General Commercial zone
•Subdivide the existing TOD to better
respond to different contexts
•Limit new gas stations within 1000’ of
MAX Stations, other gas stations, and
Convenience stores with fuel sales in
specified subareas of the TOD
•Eliminate parking minimums in the
TOD
•Retain maximums for surface parking,
minimize or hide impacts of surface
parking through form and design
•Require additional design standards
for auto-oriented uses
Example
•A project within General
Commercial (CG) Zone District and
within the TOD could be up to 8
stories if all bonuses applied
•Could be up to 5 stories as
standalone residential
•No parking minimums required for
commercial and already no parking
minimums for multi-unit buildings
(State law)
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Spectrum of Options
Retain Existing
Standards
Enables less Housing and
Mixed-Use in Transit
Corridors
Tensions: Not achieving Council or
Other City Priorities
Residential
•Allow 5-story standalone residential
Auto-Centric Uses
•Limit certain auto-centric uses
Parking
•Eliminate parking minimums in the
TOD
•Retain maximums for surface
parking
•Subdivide the existing TOD Overlay
to better respond to existing context
Residential
•Standalone residential is
limited to 4 stories in the
General Commercial zone
district
Auto-Centric Uses
•No limitation on any permitted
uses within the TOD
Parking
•Retain parking minimums and
maximums for non-residential
uses
Current Draft Code
Residential
•Allow a different base height
for standalone residential in
the General Commercial zone
Auto-Centric Uses
•Disallow new auto-oriented
uses
Parking
•Eliminate parking minimums
everywhere (including and
outside the TOD)
Guiding Principle: Enable more housing and mixed-use buildings, especially along roads with frequent bus service
Enables more Housing and
Mixed-Use in Transit
Corridors
Tensions with Council or Other
City Priorities
Options to Dial
Further
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Harmony Corridor & Employment Zones
Employment Zoning in Fort Collins
-Employment (E)
-Harmony Corridor (HC)
•Secondary Uses:
•Residential uses (with some exceptions)
•Convenience shopping centers
•Standard restaurants
•Limited indoor recreation use and facility
•Child Care Centers
•And Others
•Primary Uses:
•Offices, financial services & clinics
•Long term care facility
•Medical centers/clinics
•Light industrial
•Mixed-use Dwellings
•And Others
Create resilient commercial and employment
centers that are adaptable to future needs
The Harmony Corridor District is intended to implement the design concepts and
land use vision of the Harmony Corridor Plan -that of creating an attractive and
complete mixed-use area with a major employment base.Mulberry
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•Current primary/secondary use requirements could impair mixed -use corridor strategies and policies.
•Demand for new office space has continued to decline following the COVID -19 Pandemic.
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14
Guiding Principle: Create resilient commercial and employment centers that are adaptable to future
needs.
Current Code
•Harmony Corridor and Employment
districts require a 75:25 split for
primary/secondary uses
•Standalone residential is currently
limited
•Calculating the ratio is currently
confusing and cumbersome
•Consistent methodology for ratio
calculation is not codified
Proposed Changes
•Allow a 50:50 primary/secondary use
split
•Allow standalone residential to replace
existing parking lots
•Codify primary/secondary use split
•Allow greater flexibility for mixed-use
buildings
Example
•Harmony Tech Park is currently
maxed out for secondary uses
•Proposed changes would open
substantial area of land for housing
•Maintains importance of
employment land, but increases mix
of uses (particularly housing)
•Advances 15-minute city goals for
mixed-use development
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Spectrum of Options
Retain Existing
Standards
Enables less adaptability
and resilience in
employment centers
Tensions: Not achieving Council or
Other City Priorities
•Adjust primary/secondary use
ratio to 50:50
•Increases ability for more
secondary uses (housing)
•Retain primary/secondary use
ratio as-is (75:25)
•Very limited additional
secondary uses built
(housing)
Current Draft Code
•Eliminate primary/secondary
use ratio
•Adjust to a different ratio
Guiding Principle: Create resilient commercial and employment centers that are adaptable to future needs
Enables more adaptability
and resilience in
employment centers
Tensions with Council or Other
City Priorities
Options to Dial
Further
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Building Types & Design Standards
•The LUC currently does not include non-residential building
types or provide additional configurations of mixed-use
buildings (Article 3 of the LUC)
•Article 5 of the LUC (General Development and Site Design)
includes the standards that influence building placement and
site design, building standards, circulation and connectivity
standards, bus stop design standards, etc. –standards that
influence the pedestrian, multi-modal, and transit
experience.
Create clearer building and site design standards
that promote transit use, walking, and rolling along
roads with frequent bus service
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17
Recommended Land Use Code Changes
Refine Mixed-Use Building Type/Develop new Non-Residential Building Types
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Item 3.
Headline Copy Goes Here
18
Recommended Land Use Code Changes
Consolidate, clarify, and update building standards
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Item 3.
Headline Copy Goes Here
19
Recommended Land Use Code Changes
Consolidate, clarify, and update building standards
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Item 3.
Headline Copy Goes Here
20
Change of Use Process
•A change of use means the act of changing the
occupancy of the building or land to a different use
•Under the current process, businesses are required to
comply with the LUC, with a few exceptions
•Traditionally, the Land Use Code has relied on an
'all-or-nothing' approach to site upgrades
•The Director may grant a waiver for a few
standards only
Improve predictability of the Land Use Code,
especially to support small business owners
Page 91
Item 3.
Headline Copy Goes HereRecommended Land Use Code Changes
21
Guiding Principle: Enable more housing and mixed-use buildings, especially along roads with frequent
bus service.
Proposed Changes
•Clarify the definitions of minor and
major amendments and codify micro-
amendments (not currently defined in
the LUC)
•Clearly delineate when no
amendment, a micro, minor, or major
amendment is required.
•Eliminate the concept of a separate
‘change of use’ process and
restructure process and upgrade
requirements based on whether site or
building changes are proposed.
If no changes are proposed to
the site or exterior of the
building, site upgrades are not
required.
•Specific site improvements are based
on level of review required (micro,
minor or major amendment)
Example
MOD Pizza -1013 Centre Ave
•Former gas station converted to pizza
restaurant
•Went through minor amendment
With proposed changes:
•Project could have proceeded to
tenant finish/building permit without
requiring a minor amendment
•Subsequent updates like building
expansion or site changes would
require a minor amendment
Other Change of Use Options
Studied
•Require site upgrades based on the
cost of the proposed project
•Developing improvement plans that
could be applied over time
2014 2025Page 92
Item 3.
Headline Copy Goes HerePotential Impact of Code Updates
22
Preliminary Analysis of 2023 Data:
•There were 152 Minor or Micro-
Amendments in 2023
•If the proposed updates to the change
of use process were in place:
•Around 35% of those amendments
would shift down a level of review or
not require a development review
process at all
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Item 3.
Headline Copy Goes Here
23
Timeline
2026
January
2025
January Feb March April May June July August Sep Oct Nov Dec
Focus
Groups
Start
June –August 2025: Boards
and Commissions
Roadshow
Draft
Refinement
September 2025:
First and Second
Reading of Code
Council
Work
Session
Council
Work
Session
Focus Group Summary
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Item 3.
Headline Copy Goes Here
24
Questions
1.What questions do Councilmembers have regarding the
proposed Land Use Code changes?
2.What feedback do Councilmembers have on the timeline or other
considerations for the Land Use Code update?
Page 95
Item 3.
Headline Copy Goes Here
Thank you!
25
Page 96
Item 3.
File Attachments for Item:
4. Community Capital Improvement Program Tax Renewal
The purpose of this item is to get direction to finalize ballot language for referral and to provide
additional information on pickleball needs and plans, and use of 2050 tax dollars to leverage
package projects.
Page 97
City Council Work Session Agenda Item Summary – City of Fort Collins Page 1 of 6
July 8, 2025
WORK SESSION AGENDA
ITEM SUMMARY
City Council
PRESENTER
Ginny Sawyer, Policy and Project Manager
Joe Wimmer, Director, Utilities Finance
Dean Klinger, Community Services Director
SUBJECT FOR DISCUSSION
Community Capital Improvement Program Tax Renewal
EXECUTIVE SUMMARY
The purpose of this item is to get direction to finalize ballot language for referral and to provide additional
information on pickleball needs and plans, and use of 2050 tax dollars to leverage package projects.
GENERAL DIRECTION SOUGHT AND SPECIFIC QUESTIONS TO BE ANSWERED
1. Do Councilmembers have any funding or project changes they want included in ballot language?
2. What additional questions do Councilmembers have regarding the Community Capital Tax Renewal?
BACKGROUND/DISCUSSION
The current Community Capital Improvement Program (CCIP) tax will expire on December 31, 2025. Staff
have been working with Council and the community to create a package to offer voters as a renewal in
November 2025 for a tax that would run from January 1, 2026, to December 31, 2035.
Key attributes of this renewal include the long history of utilizing this tax for community good, a renewal
does not increase taxes, and this tax and other dedicated taxes are not applied to grocery purchases.
Updates and Proposed Package
Council last discussed the proposed package on May 27, 2025. The work session summary and follow-up
information on Sidewalks, Streetscapes, and maintenance of annexed roads is included in this packet.
Since the May meeting, staff have solidified a recommendation to not bond against the Affordable Housing
Fund. Using this fund with cash-only adds an additional $2.5 million that would otherwise go to debt
payment. It also makes for a more understandable ballot by removing the question of revenue bond debt
issuance.
There was a question out of Leadership Planning Team to consider the addition of a compost facility to the
proposed package. A final composting feasibility report will be available July 30, 2025, and Council will
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Item 4.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 2 of 6
receive a memo summarizing the report along with staff recommendations. Anticipated construction costs
are estimated to be between $16-24M. Based on costs, potential regional partnerships, and possible policy
decisions to support a composting facility, staff is not recommending including funding in the CCIP renewal
package. Staff is currently soliciting proposals from private companies to pilot innovative ideas related to
increased collection/diversion (feedstock) and expansion of beneficial end-use options (e.g., compost
applications).
Project Rationale and Details
Language in italics is anticipated to be the project description in the ballot resolution language.
Ongoing Capital Programs-Transportation/Engineering
The Transportation/Engineering portion of this package is less than the previous package, however, an
effort has been made to add flexibility and maintain sufficient dollars to support needed improvements.
Arterial Intersection Improvement and Streetscapes Program- $12M
This is a combination of two ongoing programs: arterial improvements and streetscape projects. These
have been combined to allow greater flexibility in project selection. Projects are rated through the
Transportation Capital Improvement Plan and influenced by development and leveraging opportunities.
The Downtown Development Authority has indicated they may be interested in contributing $1M to the
Willow Street streetscape project depending on the timing.
This project will provide an annual fund for improvements to arterial intersections and streetscape
improvements as prioritized by safety improvements, multi-modal infrastructure needs, alignment with
existing plans, and partnership opportunities.
Bicycle Infrastructure and Overpass/Underpass Program $11M
This is the combination of two previous package programs: Bicycle infrastructure and over/underpasses.
These have also been combined to enhance flexibility and leveraging opportunities. This funding bucket
supports the Active Modes Plan, Vision Zero, and 15-minute city goals.
This project will provide annual funding for construction of grade-separated bicycle and pedestrian
crossings across roadways and for the implementation of projects identified in the Active Modes Plan,
Vision zero plan, and those that help achieve 15-minute city goals.
Pedestrian Sidewalk Program $14M
This is a continued program that supports implementing and completing the American with Disabilities Act
(ADA) compliant sidewalk network throughout the city.
This project will provide annual funding to continue to support the decades-long compliance program to
eliminate gaps in the City’s pedestrian network and improve ADA compliance.
Transfort Bus Replacement and Stop Enhancements $3M
This is a continued program supporting transit infrastructure and bus replacement. These dollars have
traditionally been heavily leveraged.
This project will provide annual funding to make ADA improvements and upgrades at bus stops throughout
the City and will support the local match needed to replace Transfort buses over the next 10 years.
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Item 4.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 3 of 6
Recreational Paved Trails $2.5M (Operations and Maintenance included $10k annually)
This is a new program to the capital tax. Following the completion of the Strategic Trails Plan, adding
dollars to implement will help leverage the more traditional funding streams such as Conservation Trust
Fund dollars.
This project will provide funding to design and construct portions of trails identified in the City’s Strategic
Trails Plan.
Housing
Affordable Housing Capital Fund $10M
The previous package was the first time dollars have been allocated to housing. The success and utilization
of those dollars along with the on-going housing priority supports the reflection of more than doubling these
amounts in the proposed package. Staff continues to explore ways to make these dollars revolving and
sustainable to support housing beyond the life of the tax.
This project will provide funding to assist with the development of affordable housing through community
partners and public or private housing projects. The funding will establish an ongoing revolving fund to
provide loans at a low-interest rate.
Parks and Recreation
Mulberry Pool Recreational Replacement $10M
These project dollars represent a significant placeholder/contribution to a future facility. Mulberry Pool is
near end-of-life and while these dollars won’t cover a replacement, they will facilitate leveraging and
advancement of a future facility.
This project will provide a portion of funding anticipated to be needed to replace the existing recreational
facility/opportunities currently provided at Mulberry Pool.
Pickleball Outdoor Complex and Courts $4M (Operations and Maintenance included $10k annually)
There is a high demand for additional pickleball courts in the community. Based on outreach and a
feasibility study, these dollars will help create an outdoor 12-court complex for the public. Additional court
creation could occur through fundraising efforts.
Reducing this funding amount by half would result in fewer courts and amenities.
This project creates additional outdoor stand-alone pickleball courts to help meet the growing need in the
community.
Community Bike Park $5M (Operations and Maintenance included $15k annually)
These dollars are intended to support the recent feasibility study and could be used for land acquisition
and/or design and build of a community scale bike park.
This project and funding can be utilized towards land acquisition, design, and construction of a bike park
facility.
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Item 4.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 4 of 6
Lee Martinez Farm Renovation and Expansion $1M
These dollars will support enhancements at the Farm including ADA accessibility and the addition of a
pavilion/shelter.
This project will provide a shelter facility and greater ADA access throughout The Farm at Lee Martinez
Park.
Downtown Parks Shop $7.9M
A new Parks shop will support two to three district maintenance teams in safe and efficient proximity to
maintenance areas. The relocation of the current downtown shop will also facilitate the future Civic Center
Masterplan.
This project will provide a new Parks shop for maintenance crews which will result in an efficient, safe, and
consolidated workspace for people, vehicles, machinery, and horticulture activities.
Cultural Amenities
Historic Trolley Building Renovation $6.8M (Operations and Maintenance included $20k annually)
The historic downtown trolley building is an under-utilized public amenity. Stabilizing the building through
the use of these dollars will help advance a public process and ultimate partnership to activate the building
for public good.
The project will stabilize and update the existing historic 1906 downtown trolley barn to a state that allows
for potential programming, public-private partnership, and public utilization.
Gardens on Spring Creek Children’s Garden and Event Infrastructure Upgrades $1.3M
The Children’s Garden was the original garden and was created more than 20 years ago. Updating and
enhancing this garden will enhance the learning and interactive opportunities while also addressing
maintenance issues. Additional garden enhancements could also be achieved through Friends of the
Garden fundraising efforts.
This project will renovate the 20-year-old Children’s Garden to enhance learning opportunities.
Nature and Environment
Poudre River North – Health, Access, Parks, and Trails $8M (Operations and Maintenance included
$20k annually)
These project dollars can leverage planned work and funding from stormwater, parks, and natural areas.
The area north of the river will likely see development in the coming years and improving the access from
north to south for both recreation, nature experience, and circulation will benefit residents of the area and
provide an opportunity for river enhancement and protection. Focus in the area will also be informed by
any potential mitigation efforts from the Northern project.
This project will leverage Parks, Stormwater and Natural Areas goals and projects to enhance the Poudre
River and access for residents north of Lee Martinez Park and west of College Avenue.
Timberline Recycling Center Improvements: $1.0M
This project has been reduced due to grant funding being secured. Upgrades will include the installation
of a fire hydrant and a restroom along with accessibility and safety improvements.
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Item 4.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 5 of 6
This project will provide a fire hydrant, restroom, and enhanced safety features at the recycling center.
Construction Waste Diversion Equipment: $2.2M
The City has been able to recycle/reuse significant amounts of concrete, asphalt, soil, and tree material at
the Hoffman Mill Crushing Facility. This work requires specialized heavy equipment that is in need of
replacement. These dollars will allow for that needed replacement.
This project will replace large equipment over the next 10-years to advance construction and demolition
waste and recycling/reuse goals of the City.
Nature in the City: $3M
This is a continuing fund that supports projects that create native and naturalized landscapes throughout
the community.
This project provides annual funding to protect access to nature which can include enhancing existing sites
to provide native habitat and increasing species connectivity.
PUBLIC OUTREACH
Since January, staff has been engaging both resident groups and Boards and Commissions totaling
approximately 400 residents. This includes a presence at State of the City, Rotary Clubs, Leadership Fort
Collins, Fort Collins Chamber groups, Friends of the Gardens, CityWorks 101, and the following
Boards/Commissions:
Affordable Housing Board
Youth Advisory Board
Natural Resources Advisory Board
Land Conservation and Stewardship Board
Parks and Recreation Board
Transportation Board
Disability Advisory Board
Economic Advisory Board (twice)
Senior Advisory Board
Downtown Development Authority
Human Relations Commission
Many of these groups were offered a basic survey (or directed to the website) to select the top three
projects they felt added the most and the least community benefit.
The top 3 selections for most community benefit were: Affordable Housing, Bike Infrastructure and
Pickleball.
The top 3 selections for least community benefit were: Bike Park, Dog Parks, and Pickleball.
NEXT STEPS
Ballot referral will need to be scheduled on either August 12, 2025 (potential special meeting), or August
19, 2025.
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Item 4.
City Council Work Session Agenda Item Summary – City of Fort Collins Page 6 of 6
ATTACHMENTS
1. Proposed Ten-Year Project Package
2. May 2025 Capital Tax Work Session Follow Up – Pickleball
3. May 2025 Capital Tax Work Session Summary
4. Presentation
Page 103
Item 4.
2026-2035 QUARTER CENT CAPITAL TAX RENEWAL
Draft Project Package
July 2025 Draft Proposal - Council Work Session
Package Objectives
• Mitigate level of service impacts for established capital programs
• Advance strategic plans and Council priorities
• Prioritize projects with optimal funding strategies and funding source leveraging
• Develop a compelling project package informed by community input
2026-2035 Draft Package 2016-2025 CCIP
Commitment to infrastructure level of service
This project package maintains the level of funding for many ongoing programs established in the
previous 10-year Community Capital Improvement Program sales tax. The category splits also
closely align with the previous cycle having approximately half of total funding towards transportation-
related projects, continuing investment in Poudre River projects and recreational facilities.
Culture
8%
Parks &
Recreation
27%
Housing
10%Transit
3%
Mobility/Safety
11%
Active
Modes
27%
River &
Environment
14%
River &
Environment
9%Culture
6%
Parks &
Recreation
23%
Housing
5%Transit
4%
Mobility/Safety
23%
Active
Modes
30%
1
Proposed Ten-Year Project Package
Page 104
Item 4.
Council priority advancement through capital projects
- Operationalize City resourcs to build and preserve affordable housing
- Advance a 15-minute city by accelerating our shift to active modes
- Accelerate zero waste infrastructure and policies
Project strategic financing
Project funding source leveraging estimates:
- Arterial Intersection & Streetscape Program - 2:1
- Bicycle Infrastructure & Overpass/Underpass - 2:1
- Pedestrian Sidewalk Program - 1:1
- Transfort Bus Replacement & Bus Stops - 4:1
Projects advancing Council Priorities are emphasized with a package that strongly supports
the City's 15-minute city infrastructure with bicycle, pedestrian, and intersection
improvements. Affordable housing capital fund is proposed to increase from $4M (2016-2025)
to $10M (2026-2035). Projects at Hoffman Mill Crushing Facility and Timberline Recycling
Facility are aligned with zero-waste and climate pollution goals.
Capital tax funds have historically been highly leveraged as local match dollars for state and
federal project funding. The transportation, active modes, and transit programs are
recommended for funding to continue this leveraging effect. Other projects included in the
package may have local partners involved in the early project development, and/or have
likelihood for strong philanthropic partnerships
- Reduce climate pollution and air pollution through best practices, emphasizing electrification
2
Proposed Ten-Year Project Package
Page 105
Item 4.
2026-2035 QUARTER CENT CAPITAL TAX RENEWAL
Draft Project Package - July 2025 Work Session
Dept. Requested Scaling Proposed
Inflationary Adj.
Plus O&M
Project Name 10-yr total (2024 $) Percentage 10-yr total (2024 $) 10-yr total Notes
Arterial Intersection Improvement & Streetscapes Program 16,000$ 75%12,000 14,425 Last package $6M arterials and $7M streetscapes Linden/Willow
Bicycle Infrastructure & Overpass/Underpass Program 20,000$ 11,000 13,824 Last package $11M
Pedestrian Sidewalk Program 16,000$ 14,000 17,594 Last package $14M
Recreational Paved Trails 10,000$ 2,500 3,110 1/4 mile/year. Anticipated high community appeal
Transfort Bus Replacement & Stop Enhancements 6,000$ 50%3,000 3,531 Last package $3M
Housing Affordable Housing Capital Fund 10,000$ 10,000 11,255 Last package $4M. Recommended $10M for RLF establishment
Community Bike Park 5,000$ 5,000 6,146 Feasibility study in progress
Downtown Parks Shop 7,900$ 7,900 9,602 $7.9M minimum viable funding amount
Lee Martinez Farm Renovation & Expansion 1,000$ 1,000 1,407 Shelter/pavilion & ADA improvements
Mulberry Pool Recreational Replacement 10,000$ 10,000 12,489 Capital tax share only - minimum contribution to future facility
Pickleball Outdoor Complex & Courts 4,000$ 4,000 4,308 Additional courts and potential philanthropic contribution
Gardens on Spring Creek - Garden & Infrastructure 5,200$ 25%1,300 1,829 Partial funding for garden and/or infrastructure improvments
Historic Trolley Building Renovation 6,800$ 6,800 10,769 Two-phase approach for renovation & repurposing
Construction Waste Diversion Equipment 2,200$ 2,200 2,580 5/5 requested equipment replaced
Poudre River North - Health, Access, Parks, and Trails 8,000$ 8,000 10,497 Capital tax share only, stormwater, natural areas not included
Nature in the City 3,000$ 3,000 3,130 Last package $3M
Timberline Recycling Center Improvements 1,000$ 1,000 1,189 Recent scope change - awarded grant funding
Total 102,700$ 127,686$ $127,700 forcasted 2026-2035 total revenue
Transportation
Parks & Rec
Culture
River &
Environment
3
Proposed Ten-Year Project Package
Page 106
Item 4.
Quarter Cent Capital Tax - Project Summary
Project Title:Arterial Intersection Improvement & Streetscape Program
Previous Capital Tax Funding:
Arterial Intersections
Streetscapes
Department:Engineering Project Location: City-wide
Strategic Outcome:Transportation & Mobility Type:Repair/Replace
Strategic Objective:
Project Description:
Financial Narrative, Scalability, and Timing:
Capital Sales Tax Source of Estimate:City Engineering
Funding Leveraging
State & Federal
Local $1,000,000
$24,000,000
$13,008,000 New Capital Tax Funding: $12,000,000
$6,000,000
$7,008,000
T&M 1 - Make significant progress toward the Vision Zero goal to have no serious injury or fatal crashes for people walking,
biking, rolling or driving in Fort Collins
This project will provide an annual fund for improvements to arterial intersections with safety improvements for all travel modes. This funding
has allowed City staff to provide needed design, local match for grants, and construction funding, for previous major arterial intersection
improvements. This program will be focused on implementing the transportation infrastructure required to support our Vision Zero action plan,
as the arterial intersection improvements are located on our High Injury Network. From our 10-year Transportation Capital Improvement
Program (TCIP), notable planned projects include:
- Shields and Prospect Intersection Improvements
- Shields and Horsetooth Intersection Improvements
- Drake and Lemay Intersection Improvements
- College and Drake Intersection Improvements
- Shields Corridor, Taft Hill Corridor, and N. Timberline Corridor
The program is proposed to expand to encompass streetscape improvement projects for 2026-2035. Previous streetscape projects funded by
the capital tax include Linden Street Renovation (2021) and Willow Street Renovation (2019). Due to the 10-year project timeline and uncertain
project viability for potential upcoming streetscape projects, individual projects are not proposed for standalone project scheduling in the tax
package. Streetscape projects will create better urban design corridors, expanding the feel of Old Town as accomplished by the previous
streetscape renovations. This program is planned to contribute to one or more of the following identified streetscape projects.
- Willow Street (Linden to Lincoln)
- Midtown Streetscape - College (Drake to Boardwalk)
Capital tax funding has historically been leveraged for local match of state and federal capital project grants. Project are typically funded by a
mixture of funding sources comprised of dedicated captial tax funds, General Fund Reserves, TCEF, additional state and local matching funds.
Consistent year-to-year funding amounts is preferred to assist PDT in planning for project planning and grant matching.
Full streetscape renovation projects are estimated at $5.0 - $7.5M. The proposed funding amount anticipates $6.0M of the program would be
contributed to streetscape projects over the ten years of the tax.
Project Funding Source 10 year total
$12,000,000
4
Proposed Ten-Year Project Package
Page 107
Item 4.
Quarter Cent Capital Tax - Project Summary
Project Title:Bicycle Infrastructure & Overpass/Underpass Program
Previous Capital Tax Funding:
Bicycle Infrastructure
Overpass/Underpass
Department:Engineering Project Location: City-wide
Strategic Outcome:Transportation & Mobilit Type:New and Repair/Replace
Strategic Objective:
Project Description:
Financial Narrative, Scalability, and Timing:
Capital Sales Tax Source of Estimate:City Engineering, FC Moves
Funding Leveraging
State & Federal $22,000,000
$11,000,000 New Capital Tax Funding:
Capital tax funding has historically been leveraged for local match of state and federal capital project grants. Project are typically funded by a
mixture of funding sources comprised of dedicated captial tax funds, General Fund Reserves, TCEF, additional state and local matching funds.
Consistent year-to-year funding amounts is preferred to assist PDT in planning for project planning and grant matching.
Project Funding Source 10 year total
$11,000,000
$11,000,000
$5,000,000
$6,000,000
T&M 1 - Make significant progress toward the Vision Zero goal to have no serious injury or fatal crashes for people walking,
biking, rolling or driving in Fort Collins
This project will provide an annual fund to construct bicycle infrastructure as recommended in the Active Modes Plan (AMP). This includes linear
facility improvements such as buffered and separated bike lanes as well as spot treatments or crossing improvements such as bike/ped signals
and protected intersections. Projects have been prioritized using the outcomes-based evaluation measures of network connectivity, access to
transit, safety and comfort, and health and equity, with an emphasis on Safe Routes to Schools. This fund will combine the previous CCIP Bicycle
Infrastructure Improvements and CCIP Bike/Ped Grade Separated Crossing Funds. Therefore, this fund will also fund pedestrian underpass
projects that align with the AMP and the Strategic Trails Master Plan, as well as aligns with our Vision Zero action plan.
Notable Active Modes Plan future projects include:
- Shields St. separated bike lanes (Mulberry St. to Hilldale Dr.)
- Taft Hill Rd. separated bike lanes (Laporte Ave. to Horsetooth Rd.)
- Lake St. separated bike lanes (Shields St. to Mason Trail)
- Willox Ln. sidepath (College Ave. to Shields St.)
- Boardwalk Dr. buffered bike lanes (JFK Pkwy to Harmony Rd)
- Putnam Elem bike/ped crossing improvement (Laporte/Roosevelt)
- Olander Elem bike/ped crossing improvements (Horsetooth/Arizona and Horsetooth/Platte)
- Johnson Elem/Webber Middle bike/ped crossing improvements (Taft Hill/Imperial and Taft Hill/Brixton)
- Tavelli Elem bike/ped crossing improvements (Lemay/Willox)
- Irish Elem bike/ped crossing improvements (Vine/Irish)
- Lesher Middle/PSD Global bike/ped crossing improvements (Prospect/Stover)
- Fort Collins HS bike/ped crossing improvements (Horsetooth/Kingsley)
Notable grade separated crossings from Strategic Trails Plan include:
- Power Trail connection to Caribou Drive
- Power Trail connection to Nancy Gray Drive
- Linden Street and Poudre River Trail
5
Proposed Ten-Year Project Package
Page 108
Item 4.
Quarter Cent Capital Tax - Project Summary
Project Title:Pedestrian Sidewalk Program
Previous Capital Tax Funding:
Department:Engineering Project Location: City-wide
Strategic Outcome:Transportation & Mobilit Type:New and Repair/Replace
Strategic Objective:
Project Description:
Financial Narrative, Scalability, and Timing:
Capital Sales Tax Source of Estimate:City Engineering
Funding Leveraging
State & Federal
$14,000,000 New Capital Tax Funding: $14,000,000
T&M 1 - Make significant progress toward the Vision Zero goal to have no serious injury or fatal crashes for people walking,
biking, rolling or driving in Fort Collins
This project will provide an annual fund for construction of missing and ADA deficient sidewalks to complete the build out of the City network as
well as pedestrian crossing improvements recommended in the Active Modes Plan. This funding provides approximately 1.5 to 2 miles of new
sidewalk per year. This includes new sidewalk and combined bike/pedestrian path segments in areas of the City where sidewalks and/or bike lanes
do not exist currently, or replacement is needed due to not meeting ADA width requirements. Priority is given to areas near schools to advance the
Safe Routes to School Program, as well as along arterial roads. This program aligns with and helps execute our Active Modes Plan, as well as our
Vision Zero action plan, and can provide local match for grants in support of AMP focused capital projects as needed.
Notable previous improvements accomplished by the program were along arterial corridors such as Prospect Rd, Drake Rd, Harmony Rd, and
Kechter Rd. The program built approximately 20 miles of new sidewalk in the last 10 year period.
The next ten years will provide sidewalk connections along our arterial road network in areas of the City where we are continuing to final buildout,
such as Kechter Road, Trilby Road, Mountain Vista Dr, Vine Dr, and continuing needed work along Prospect and Drake. The
total miles of sidewalks needed for existing network build out is approximately 50 miles, and the next ten years will provide 20 miles of new
sidewalk, which forecasts total buildout at year 2050.
Capital tax funding has historically been leveraged for local match of state and federal capital project grants. Project are typically funded by a
mixture of funding sources comprised of dedicated captial tax funds, General Fund Reserves, TCEF, additional state and local matching funds.
Consistent year-to-year funding amounts is preferred to assist PDT in planning for project planning and grant matching.
Project Funding Source 10 year total
$14,000,000
$14,000,000
6
Proposed Ten-Year Project Package
Page 109
Item 4.
Quarter Cent Capital Tax - Project Summary
Project Title:Recreational Paved Trails - Strategic Trails Plan Implementation
Previous Capital Tax Funding:
Department:Parks Project Location: City-wide
Strategic Outcome:Culture & Recreation Type:Ne
Strategic Objective:
Project Description:
Financial Narrative, Scalability, and Timing:
Capital Sales Tax Source of Estimate:2024 Strategic Trails Plan
Convservation Trust Fund
Project Funding Source 10 year total
$2,500,000
$20,000,000
Additional funds will expedite trail delivery, as currently funded by Conservation Trust Fund revenue. Consistent year-to-year funding amounts are
preferred to assist in planning for project planning and grant matching.
Additional trail miles will impact ongoing operating costs with operating & maintenance (O&M) funding requested from the capital tax at $10k per
year.
$0 New Capital Tax Funding: $2,500,000
C&R 2 - Implement criteria and prioritization to manage assets and replace equipment that will revitalize parks and recreational
facilities, as the planned build out of the parks and trails systems continues
Trails are the highest rated Community Services amenity (93%) in the 2024 City of Fort Collins Community Survey (Figure 19: Ratings of Parks,
Recreational, and Cultural Programs and Facilities Compared by Year ). The Park Planning & Development team is updating the City's Strategic
Trails Plan (STP) which will provide a framework for the future planning, design, maintenance, and preservation of the recreational paved trail
system. The Strategic Trail Plan is currently in phase III of public outreach and will be completed in mid-2025.
Paved trails cost approximately $1 million per linear mile to build. Additional annual funding for STP implementation will support the current
Conservation Trust Funds and expedite delivery of this valued amenity as developed by the plan. Planning efforts are underway through the 2025-
26 budget for the northeast and western Fort Collins, where proposed trails are poised to connect a rapidly developing area with limited walking
and biking infrastructure. Funding would expedite trail development in these focus areas if opportunities are available.
7
Proposed Ten-Year Project Package
Page 110
Item 4.
Quarter Cent Capital Tax - Project Summary
Project Title:Transfort Bus Replacement & Stop Enhancements
Previous Capital Tax Funding:
Bus Replacement
Bus Stop Improvements
Department:Transfort Project Location: City-wide
Strategic Outcome:Transportation & Mobility Type:New and Repair/Replace
Strategic Objective:
Project Description:
Financial Narrative, Scalability, and Timing:
Capital Sales Tax Source of Estimate:Transfort
Funding Leveraging
State & Federal $12,000,000
$3,000,000 New Capital Tax Funding:
Historically, Transfort has utilized all of its capital tax bus replacement funding to leverage federal grant dollars at a typical match rate of 80%
federal / 20% local dollars to purchase vehicles and complete bus stop upgrades. Having guaranteed and consistent funding available assists
Transfort in submitting strong federal and state grant applications that are more likely to be considered and awarded for funding.
Project Funding Source 10 year total
$3,000,000
$3,000,000
$2,000,000
$1,000,000
T&M 2 - Increase Transfort access and ridership by ensuring the City’s transit services provide safe, reliable and convenient alternatives
to driving
Transfort maintains and improves 418 bus stops throughout Transfort’s service area, of those, approximately 150 bus stops will need
replacement and updated amenities over the next 10 years. Transfort operates 53 buses in service, and will have at least 30 buses, including
eight articulated MAX buses, reach the end of useful life in the next 10 years. The previous 10-year CCIP tax funding of $3M provided for
Transfort’s local match leveraging of $12M in federal funds. These funds purchased 14 bus replacements and will complete ADA improvements
at 240 bus stops. Funding also went toward the purchase of needed amenities including 25 shelters, and approximately 90 benches and trash
cans.
The next 10 years of capital sales tax funding will assist Transfort in replacing buses on a regular schedule to meet a goal of 0% of vehicles are
past Transfort’s useful life benchmark. To align with Our Climate Future, Transfort has adopted a goal to purchase Zero Emission Vehicles for all
future bus replacements. A portion of funds may also be used toward the procurement of smaller or alternative vehicles, as a result of the
ongoing 2024 Optimization & Microtransit Planning study. Capital sales tax funding will also be used to purchase additional enhancement
amenities for bus stops, continuing to add needed shelters to stops, and to maintain Transfort’s existing bus stops in a state of good repair for
future riders.
8
Proposed Ten-Year Project Package
Page 111
Item 4.
Quarter Cent Capital Tax - Project Summary
Project Title:Afforable Housing Capital Fund
Previous Capital Tax Funding:
Department:Social Sustainabilit Project Location: City-wide
Strategic Outcome:Neighborhood & Community Vitalit Type:Fund/Program
Strategic Objective:
Project Description:
Financial Narrative, Scalability, and Timing:
Capital Sales Tax Source of Estimate:Social Sustainability/Financial Services
$4,000,000 New Capital Tax Funding: $10,000,000
NCV 1 - Increase housing supply, type, choice, and affordability to address inequities in housing so that everyone has healthy,
stable housing they can afford
The Affordable Housing Capital Fund is intended to provide a flexible source of funding for development or rehabilitation of one or more public or
private housing projects. The Affordable Housing Capital Fund is intended to provide additional funding that will either address a critical funding
gap or accelerate a project’s construction timeline. While timing and use of the Housing Fund is intentionally flexible, funds will be used in one of
three ways for qualifying projects:
• Low-interest revolving loans
• Fee credits
• Direct subsidy
These funds may not fund day-to-day operational costs, rent payments, or other non-capital costs.
The Housing Strategic Plan (2021, pg. 67) also includes several guiding principles that apply to allocation of Housing Fund resources:
• Focus direct investment on the lowest income levels
• Be agile and adaptive
• Expect and label tensions, opportunities, and tradeoffs
Capital tax funding has historically been used as "first in" or "last in" funding for qualifying projects, representing under 5% of total funding for any
previously-funded housing project. Total funds allocated to affordable housing ($2-3 million/year from all sources) have remained consistent for
the last 10+ years, while the cost to build one unit of affordable housing has increased more than 65% over the last 5 years. To date, the Housing
Fund has not included any loan activities, though this is being explored as an option to better leverage limited dollars.
There is some administrative cost (staff time) associated with administration and monitoring of Housing Fund activities. If a low-interest revolving
loan program is pursued, partnering with an outside agency may be necessary to most efficiently administer the program.
Project Funding Source 10 year total
$10,000,000
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Proposed Ten-Year Project Package
Page 112
Item 4.
Quarter Cent Capital Tax - Project Summary
Project Title:Community Bike Park
Previous Capital Tax Funding:
Department:Parks Project Location: City-wide
Strategic Outcome:Culture & Recreation Type:New Asset
Strategic Objective:
Project Description:
Financial Narrative, Scalability, and Timing:
Capital Sales Tax Source of Estimate:Park Planning & Development
Project Funding Source 10 year total
$5,000,000
$0 New Capital Tax Funding: $5,000,000
C&R 2 - Implement criteria and prioritization to manage assets and replace equipment that will revitalize parks and recreational
facilities, as the planned build out of the parks and trails systems continues
Implement the first phase of a community bike park based on feedback gathered in the Bike Park Feasibility Study. The feasibility study, currently underway,
includes an evaluation of potential bike park locations, associated capital and ongoing costs, identification of park amenities and features, and a community
engagement process.
Timing for construction of the bike park is dependent on completion of the bike park feasibility study. $500k of the project cost is estimated for
potential real estate acquisition. Capital tax funds are considered a portion of total funding needed for the project, dependent on location and
scale.
Operating and maintenance contributions from the capital tax are planned for $15,000 annually. O&M costs could include the need for an aditional
Worker 1 position, hourly support, and supplies estimated at $150,000 per year.
10
Proposed Ten-Year Project Package
Page 113
Item 4.
Quarter Cent Capital Tax - Project Summary
Project Title:Downtown Park Shop
Previous Capital Tax Funding:
Department:Parks Project Location: To Be Determined
Strategic Outcome:Culture & Recreation Type:New Asset
Strategic Objective:
Project Description:
Financial Narrative, Scalability, and Timing:
Capital Sales Tax Source of Estimate:Park Planning & Development
Capital Expansion Fee
Project Funding Source 10 year total
$7,900,000
$7,900,000
-
The cost of this new downtown park shop is based off the recently completed East District Community Park Shop which is a 6,500 SF office/shop
located on 3.5 acres which has a yard for equipment and landscaping maitenance. The new facility being operational by the end of 2028 would
allow for the advacement of the Civic Center Campus and Master Plan.
$0 New Capital Tax Funding: $7,900,000
HPG 4 - Incorporate a management strategy for all new and existing City assets that addresses deferred maintenance and
accessibility
The Parks Department has been built on a district model for maintenance activities. The importance of the maintenance shops being located and
constructed in close proximity to the areas of responsibility is paramount in the downtown district. The City's approach of getting into the
downtown early and disappearing into the landscape leaving behind a well-groomed landscape can only be achieved when the support of a
maintenance shop is in close proximity. The current downtown site is located in a refurbished commercial warehouse which is near the end of its
useful life. This building is also scheduled to go away with the build-out of the current Civic Center Master Plan. Providing a new facility in the
downtown area will house not only the local support staff but also the crews which support the horticultural areas around our facilities, throughout
the public areas and trail systems. Two districts will work out of this facility providing efficient operations in a timely manner to the public.
11
Proposed Ten-Year Project Package
Page 114
Item 4.
Quarter Cent Capital Tax - Project Summary
Project Title:Lee Martinez Farm Renovation & Expansion
Previous Capital Tax Funding:
Department:Recreation Project Location: Lee Martinez Park
Strategic Outcome:Culture & Recreation Type:New and Repair/Replace
Strategic Objective:
Project Description:
Financial Narrative, Scalability, and Timing:
Capital Sales Tax Source of Estimate:Parks Planning & Development, Recreation
Project Funding Source 10 year total
$1,000,000
$0 New Capital Tax Funding: $1,000,000
C&R 1 - Make City arts, cultural and recreational programming more inclusive to reflect the diversity of our community
The Farm at Lee Martinez Park was opened to the public in July of 1985. The Farm will be celebrating its 40th anniversary in 2025.
As the community has grown, so has the demand for programs at the Farm. This project funds enhancements at the Farm by expanding inclusive
outdoor recreation opportunities including a shelter space, ADA upgrades, and additional education features.
Project has been scaled to the minimum viable amount ($1.0M) for completion of scope to include shelter/pavilion. Timing of project year is
flexible across capital tax timeline.
12
Proposed Ten-Year Project Package
Page 115
Item 4.
Quarter Cent Capital Tax - Project Summary
Project Title:Mulberry Pool Recreational Replacement
Previous Capital Tax Funding:
Department:Recreation Project Location: TBD
Strategic Outcome:Culture & Recreation Type:New and Repair/Replace
Strategic Objective:
Project Description:
Financial Narrative, Scalability, and Timing:
Capital Sales Tax Source of Estimate:Recreation
2050 Tax
$10,000,000
Project Funding Source 10 year total
$10,000,000
-
The recreational replacement facility will require additional funding beyond the $10,000,000 proposed to be contributed by the capital sales tax.
Future scope definition efforts will better refine funding identification and ongoing operations & maintenance cost requirements.
$0 New Capital Tax Funding: $10,000,000
C&R 2 - Implement criteria and prioritization to manage assets and replace equipment that will revitalize parks and recreational
facilities, as the planned build out of the parks and trails systems continues
Opened in 1974 after renovating the former Lincoln Jr. High, the 50-year-old aquatic facility is functionally obsolete and should be rebuilt to meet
the current and future needs of the Fort Collins community.
A new modern facility would better serve the growing needs of Fort Collins. These funds are intended as a contribution to a new facility as
additional revenue, partnerships, and leveraging will also be necessary.
13
Proposed Ten-Year Project Package
Page 116
Item 4.
Quarter Cent Capital Tax - Project Summary
Project Title:Pickleball Outdoor Complex & Courts
Previous Capital Tax Funding:
Department:Parks Project Location: Fossil Creek Community Park, City-wide
Strategic Outcome:Culture & Recreation Type:New Asset
Strategic Objective:
Project Description:
Financial Narrative, Scalability, and Timing:
Capital Sales Tax Source of Estimate:Park Planning & Development
Project Funding Source 10 year total
$4,000,000
$0 New Capital Tax Funding: $4,000,000
C&R 2 - Implement criteria and prioritization to manage assets and replace equipment that will revitalize parks and recreational
facilities, as the planned build out of the parks and trails systems continues
For the third year in a row, pickleball is the fastest-growing sport in America, having grown 51.8% last year and an incredible 223.5% in three years
(2024 Topline Participation Report) . Ensuring facilities and programs continue to respond to changing user needs is an action related to the Parks
and Recreation Plan goal of providing equitable access to recreational experiences. The Parks and Recreation Plan (p175) calls for thirteen
additional pickleball courts by 2040. A pickleball complex feasibility study is underway to determine if a community park site can close the gap in
the short-term while waiting for future community parks to be built. Based on the Pickleball Complex Open House and additional community
feedback, there is a large amount of support for the pickleball complex at Fossil Creek Community Park. Noise impacts remain one of the highest
concerns and Park Planning and Development is in studying the issue with an independent, third-party acoustical engineer to evaluate noise
impacts in greater detail. Implementation of the feasibility plan, building a 12-court complex, would cost approximately $4m. Project funding may
also support new and existing pickleball courts at parks city-wide.
Recreation revenue will be added as the new amenity is programed. The new complex will need ongoing maintenance and utility costs estimated at
$10,000 per year.
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Proposed Ten-Year Project Package
Page 117
Item 4.
Quarter Cent Capital Tax - Project Summary
Project Title:Gardens on Spring Creek (GOSC) - Children's Garden and Infrastructure Upgrades
Previous Capital Tax Funding:
Department:Cultural Services Project Location: Gardens On Spring Creek - 2145 Centre
Strategic Outcome:Culture & Recreation Type:New and Repair/Replace
Strategic Objective:
Project Description:
Financial Narrative, Scalability, and Timing:
Capital Sales Tax Source of Estimate:Gardens on Spring Creek / Operation Services
Project Funding Source 10 year total
$1,300,000
$2,385,000 New Capital Tax Funding: $1,300,000
C&R 1 - Make City arts, cultural and recreational programming more inclusive to reflect the diversity of our community
For twenty years, The Children’s Garden at the Gardens has been a beloved destination, offering family-friendly activities and fostering cherished
memories for our community. With its wide variety of inviting spaces designed for children to explore, learn, and grow, the garden has become one
of GOSC’s most popular attractions, serving both daily visitors and as a hands-on classroom for our youth summer camps. However, after two
decades of service, the garden is beginning to show signs of wear.
This comprehensive renovation will not only rejuvenate the garden but will also integrate the latest educational practices, ensuring the space
remains both relevant and impactful for future generations. We will address critical challenges such as drainage and long-term maintenance,
creating a sustainable, high-functioning environment that enhances the garden’s longevity and usability.
As part of this project, we’re inviting the community to share their ideas and feedback. This will allow us to create a space that truly reflects the
diverse cultural values of our residents and reaches a wider audience, strengthening the bond between our garden and our growing community.
Additionally, we’re focusing on the mental health benefits of nature, with the goal of offering a healing and enriching environment for play that will
serve Fort Collins and the surrounding region.
In addition to the garden improvements, significant updates to the event infrastructure will help the Gardens keep pace with the increased
attendance following its expansion in 2019. Key updates will include expanded restroom facilities, long-term solutions to parking challenges,
reimagined propagation spaces for sustainable plant care, and enhancements to ensure full ADA accessibility, making the Gardens more
welcoming and functional for all.
•Design documents for Children's Garden: $470k
•Design documents for parking, restroom, and ADA improvements: $650k
•Children's Garden Construction: $2.5M to $3.5M for construction of the new 1.1 acre garden
•Greenhouse space repurposing: $700k to $1.15M for addition / remodel of current structure into indoor learning space
•New Greenhouse: $500k to $1.0M
The project is positioned as a likely candidate for philanthropic support, and would need other funding sources identified in addition to the capital
sales tax to complete the full scope identified.
15
Proposed Ten-Year Project Package
Page 118
Item 4.
Quarter Cent Capital Tax - Project Summary
Project Title:Historic Trolley Building Renovation
Previous Capital Tax Funding:
Department:Operations Services/Cultural Services Project Location: 330 North Howes Street
Strategic Outcome:Culture & Recreation Type:Repair/Replace
Strategic Objective:
Project Description:
Financial Narrative, Scalability, and Timing:
Capital Sales Tax Source of Estimate:2024 Building Condition Study/Ops Services
Project Funding Source 10 year total
$6,800,000
$0 New Capital Tax Funding: $6,800,000
C&R 1 - Make City arts, cultural and recreational programming more inclusive to reflect the diversity of our community
This funding would be utilized to stabilize the historic downtown trolley building. This building currently houses the Museum of Discovery's object
artifacts and other miscellaneous storage. Stabilizing the building for future use is a first step towards maintaining and opening the space for
greater public use. Funding in this offer includes temporary storage of the artifacts. In 2017, the Downtown Master Plan identified the historic
Downtown Trolley Building as high potential for a community-centered use.
Phase I
$1.5M - $2.0M building exterior restoration based on recent building condition assessment. Includes structural repairs, tuck-point masonry, and
repairs to roof.
Phase 2
$3.5 - $4.8M dependent on future-determined use of building. Includes high-level estimate for all interior construction, utilities, fixtures and
finishes.
Funding from the capital sales tax is needed for the relocation of existing museum artifacts, which must occur before the renovation can begin.
Contribution to operating and maintenance costs may also be necessary depending on the final use of the facility, tentatively estimated at $20,000
annually.
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Proposed Ten-Year Project Package
Page 119
Item 4.
Quarter Cent Capital Tax - Project Summary
Project Title:Construction Waste Diversion Equipment
Previous Capital Tax Funding:
Department:Streets Department Project Location: 1380 Hoffman Mill Road
Strategic Outcome:Environmental Health Type:Repair/Replace
Strategic Objective:
Project Description:
Financial Narrative, Scalability, and Timing:
Capital Sales Tax Source of Estimate:Streets Department
Project Funding Source 10 year total
$2,204,000
$0 New Capital Tax Funding: $2,204,000
ENV 1 - Implement Our Climate Future to advance the City's greenhouse gas, energy and waste goals; reduce air pollution; and
improve community resilience
This funding request seeks to proactively address equipment to support the current and future levels of recycling at the Hoffman Mill Crushing
Facility, which is a lesser-known City facility that has a significant impact on recycling rates in our community. It would take 3.5x the recycling
generated by all households and businesses in Fort Collins to equal the amount of concrete, asphalt and soil recycled at the Hoffman Mill Crushing
Facility in 2023!
The Hoffman Mill Crushing Facility is crucial to make progress toward Fort Collins’ adopted goal of zero waste by 2030 and the Council Priority to
Accelerate Zero Waste Infrastructure and Policies. It is admired by other communities working toward zero waste.
Not only does it recycle a vast amount of material, but the Hoffman Mill Crushing Facility also saves the City money by preventing costly landfilling
of these heavy materials. With such a high volume of material being processed at the site, equipment breakdowns can severely impact the amount
of material the site can recycle, which is why this project focuses on proactive equipment replacement.
In addition to recycling concrete, asphalt and soil from the municipality and the community, Hoffman Mill also works with the City’s Parks and
Natural Areas Departments to compost the yard trimmings their work generates. This project facilitates the expansion of the existing composting
program, enhancing its scope and capacity.
The timing of equiptment replacement is flexible and scalable with compative vendor pricing. Current Hoffman Mill operations are supported by
fee revenue generated by the sale of outbound materials; The additional capital sales tax funding is needed to support the purchase of large capital
replacements. Equipment is listed in order of priority:
1 - Dirt Screener $220,000 (Composting)
2- Impactor/Crusher $695,000
3 -D7 Dozer $648,000
4 - Backhoe $118,00
5 -200D Excavator $523,000
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Proposed Ten-Year Project Package
Page 120
Item 4.
Quarter Cent Capital Tax - Project Summary
Project Title:Poudre River North - Health, Access, Parks, and Trails
Previous Capital Tax Funding:
Department:Parks Project Location: Poudre River Area, Legacy Park to Soft Gold
Strategic Outcome:Culture & Recreation Type:New and Repair/Replace
Strategic Objective:
Project Description:
Financial Narrative, Scalability, and Timing:
Capital Sales Tax Source of Estimate:2014 Downtown River Master Plan, PP&D
Stormwater
Natural Areas
Capital Expansion Fees
$8,000,000
-
-
Project will require capital improvement plan and funding source coordination between Parks Planning & Development, Stormwater Utility, and
Natural Areas. Consideration of capital expansion fees as project funding source.
Operating cost impact will be dependent on projects selected for construction and scale, and is estimated at $15k-$20k per year.
$0 New Capital Tax Funding: $8,000,000
C&R 2 - Implement criteria and prioritization to manage assets and replace equipment that will revitalize parks and recreational
facilities, as the planned build out of the parks and trails systems continues
This funding is proposed to leverage planned and future activity in the area focused on cross-departmental efforts that support ecological
functions, recreation, and community safety. This project builds on anticipated stormwater and floodplain improvements for the North College
community and will support further river health and riparian habitat priorities. Overall goals include improving access to the Poudre River for
neighborhoods to the north and would include habitat, user experience and accessibility improvements.
The specific location and scope of the project are presently under review and is anticipated to include the area of Soft Goft Gold Park, Hickory Trail,
Legacy Park, and Rivers Edge Natural Area.
Project Funding Source 10 year total
$8,000,000
-
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Proposed Ten-Year Project Package
Page 121
Item 4.
Quarter Cent Capital Tax - Project Summary
Project Title:Nature in the City
Previous Capital Tax Funding:
Department:Natural Areas Project Location: City-wide
Strategic Outcome:Environmental Health Type:New and Repair/Replace
Strategic Objective:
Project Description:
Financial Narrative, Scalability, and Timing:
Capital Sales Tax Source of Estimate:Nature in the City Program Staff
General Fund
$4,200,000
Project Funding Source 10 year total
$3,000,000
$1,200,000
Nature in the City invests in City-led and community-led projects through an annual review of project proposals. Projects may submit for
design/planning funds, as well as construction/implementation funding. While the number and scope of projects vary from year to year, annual
investment will be generally consistent between 2026-2035.
Native habitat projects take between 3-10 years to establish and stabilize, depending on scale and focus. During this period, projects benefit from
support ranging from soil amendments to replanting of challenging areas. Previous CCIP funding of NIC dedicated $500,000 (2026-2030) to
support operating costs over five years following construction and implementation. For 2026-2035, operating costs will be addressed by the capial
tax annual allocations.
$3,500,000 New Capital Tax Funding: $3,000,000
ENV 3 - Expand, restore and maintain the Natural Areas land portfolio to improve habitat conditions across the community and
ensure equitable access to nature
As Fort Collins grows, Nature in the City (NIC) projects provide opportunities for people to interact with and become stewards of their surrounding
environment. NIC projects build familiarity with and acceptance of native plantings and naturalized landscapes, with each project helping bring
nature closer to the places our community lives, works, learns, and plays. These projects increase wildlife values by creating stronger connectivity
between larger patches of urban habitat, such as natural areas and City parks. By funding both internal City efforts and public/private partnerships,
the community integrates diverse, native landscapes from the center of Fort Collins to the edges of the Growth Management Area. City-led
projects typically address the need to replace existing, resource-intensive and low habitat value landscapes with more diverse and efficient
landscapes that help demonstrate how the City organization is working to achieve the same standards being asked of the community. Community-
led projects support efforts to extend naturalized landscapes throughout the community. Nature in the City supports numerous current City plans
including: 2024 Strategic Plan, City Plan, Our Climate Future, and the Natural Areas Urban Zone Plan, as well as the forthcoming Water Efficiency
Plan and Natural Areas Strategic Framework.
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Proposed Ten-Year Project Package
Page 122
Item 4.
Quarter Cent Capital Tax - Project Summary
Project Title:Timberline Recycling Center Improvements
Previous Capital Tax Funding:
Department:Streets Department Project Location: 1903 S. Timberline Rd.
Strategic Outcome:Environmental Health Type:New and Repair/Replace
Strategic Objective:
Project Description:
Financial Narrative, Scalability, and Timing:
Capital Sales Tax Source of Estimate:Streets Department
Funding Leveraging
State & Federal
1. Site changes to increase safety: $313,908
-Installation of a Fire Hydrant.
2. Additional site improvements to provide a restroom $667,275.00
-Provide a heated vault style restroom with running water and flushing toilets.
-Installation of a Water Meter.
-Installation of restroom may be less expensive if fire hydrant/water line is installed with site improvement.
Site designs for the requested improvements have been completed. Timeline for project completion will depend on several factors, including
permitting, procurement, contractor availability, and seasonal construction constraints.
$0 New Capital Tax Funding: $1,000,000
ENV 1 - Implement Our Climate Future to advance the City's greenhouse gas, energy and waste goals; reduce air pollution; and
improve community resilience
The Timberline Recycling Center (TRC) is a well-utilized community resource and hub of recycling in Fort Collins. Our City’s waste diversion efforts
rely on both innovative recycling solutions and the infrastructure to support them. The Timberline Recycling Center, experiences high utilization,
serving over 400 visitors per day. As demand increases, ensuring the site remains safe, accessible, and functional is a priority. This project
includes a fire hydrant to enhance safety around flammable materials and a restroom facility to improve accessibility for both customers and on-
site staff. These enhancements will create a safer and more customer focused experience for residents.
By investing in improved infrastructure, these enhancements will reinforce Fort Collins role as a steward of waste diversion and sustainability.
Strengthening recycling operations will not only advance the City’s Zero Waste goals but also create a more resilient, cost-effective, and
environmentally responsible waste management system for the future.
Project Funding Source 10 year total
$1,000,000
$300,000
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Proposed Ten-Year Project Package
Page 123
Item 4.
Additional Pickleball Information
The 2021 Parks and Recreation Plan – ReCreate – provides guidance on level of service goals for
different park and recreation amenities. The plan calls for 13 additional pickleball courts by the year
2040 to meet growing demand and to maintain equity access across the city. The level of service is
based on an access standard of a 5-minute drive and a population-based standard for quantity.
Other amenities, such as playgrounds, have a more intensive access standard associated with a 10-
minute walk. Fort Collins Pickleball Club has 1,600 members.
This standard was new in 2021 and will most likely be updated. Trust for Public Land monitors park
feature inventories (City Park Facts - Trust for Public Land) and shows a wide range of pickleball level
of service. Based on current population, the ranging service levels of .85 to 1.8 courts per 10,000
would reflect a need for 15 – 31 stand-alone courts. The City currently has 8 stand-alone courts.
Currently, our system includes 46 striped pickleball courts on tennis courts (31 of which are fenced).
Tennis remains a popular sport in Fort Collins, and the City partners with Poudre School District (PSD)
to share facilities like tennis courts in exchange for access to some PSD amenities. USTA designated
courts (5 or more courts together) cannot be striped for pickleball. Tennis participation has grown in
the nation, the city, and in the school district the past 4 years.
Private courts are being built. Pickleball Ventures, near Golden Meadows Park, plans on providing 11
indoor courts and 6 outdoor courts. The Picklr, near the Bucking Horse neighborhood, plans on
providing 10 indoor courts and no outdoor courts. These providers typically charge $30-$40 per hour
per court or $100-$120 per month for unlimited individual memberships and up to $349 for a family
membership.
Additional Information on Proposed Pickleball Project
The Fossil Creek pickleball complex proposes 12 outdoor courts and supporting amenities, such a
small shade shelter, shaded benches, individual court fencing, noise barriers, lighting and additional
landscaping. The project is scalable, and options could include scaling back the amenities and/or
the number of courts. Currently, the budget for the project is approximately 72% for lighted courts
and site work; 20% for amenities and 8% for design.
There is an economy of scale for the 12 courts (roughly the size of 3 tennis courts plus amenity
space). The design intent is to maintain at least two accessible courts, which have a slightly larger
footprint, in addition to the other ten courts. The Adaptive and Inclusive Recreation Program would
be able to expand their programs and possibly hold regional and state Special Olympic tournaments.
Space is restricted in our parks and 12 courts is an appropriate size and allows up to 48 active players
plus space for standby players to wait.
At a budget of $2M, the project could scale back amenities and reduce the number of courts to 9.
The project could also seek private contributions to help mitigate the deficit or phase certain parts of
construction (such as sleeving for lighting but not installing lighting).
Page 124
Item 4.
A noise impact study was conducted in December 2024 to assess expected noise levels for a
proposed 12-court outdoor pickleball facility at Fossil Creek Community Park. An acoustical engineer
measured existing noise levels at the park and recorded live pickleball sounds at Spring Canyon
Community Park to model noise projections for the new site. The noise impact study considered
factors such as distance (~475’ to nearest residence), topography, sound direction, 10 ft. noise
barriers, and ground cover, including water bodies. Fossil Creek Community Park follows Low-Density
Residential noise limits of 55 dBA from 7 a.m. to 8 p.m. and 50 dBA from 8 p.m. to 7 a.m. Overall, the
proposed design for the pickleball complex reduces community noise exposure. Additional design
adjustments, such as noise panels will be included based on the noise impact study.
Older asphalt courts in Fort Collins (like the Rolland Moore tennis center) take a good deal of
ongoing repair and replacement. The standard in Fort Collins, as we replace courts, is to install post-
tension concrete, instead of asphalt. It has a higher upfront cost, but this product exceeds a typical
30+ year life cycle and has low ongoing repair and replacement costs. Maintenance costs tend to be
low for post-tension concrete courts, typically just net replacements as needed. Repairs and
renovations for post-tension courts include resurfacing every 7-10 years depending on condition;
fence fabric repairs as necessary; noise barrier replacement as necessary.
Recreation would manage this facility including programing classes, tournaments and making the
courts available for both reservation and drop-in use. The revenue generation would fall into the
current fee structures in sports with similar cost recovery.
LINKS:
Pickleball Complex: https://ourcity.fcgov.com/pickleball
Pickleball Map for Fort Collins: https://www.fcgov.com/parks/files/pickleball2024.pdf?1723067097
Page 125
Item 4.
Page 126
Item 4.
Cc: Joe Wimmer, Senior Analyst, Finance
City Manager’s Office
City Hall
Fort Collins, CO 80522
970.221.6505
970.224.6107 - fax
fcgov.com
WORK SESSION MEMORANDUM
Date: June 5, 2025
To: Mayor and City Councilmembers
Through: Kelly DiMartino, City Manager
Tyler Marr, Deputy City Manager
From: Ginny Sawyer, Project & Policy Manager
Subject: Work Session Summary, May 27, 2025 – Capital Tax Renewal
BOTTOM LINE
The purpose of this memo is to document the summary of the discussion during the May 27, 2025 work
session. All Councilmembers were present with Councilmember Canonico participating remotely.
Staff provided an update on work that has occurred since the last work session in November 2024,
which included project and budget refinement, feedback from outreach and from Council Finance, and
the scaling of programs and projects to hit anticipated revenue. The package presented reflects the
combining of some previous programs (arterials and streetscapes, etc.), the removal of funding for dog
parks, less funding for Timberline recycling improvements due to a grant award, and considerations to
use the Affordable Housing fund as a cash fund (vs bonding) which increases the available amount
from $7.5M to the full $10M.
DISCUSSION SUMMARY
• Overall, Councilmembers feel like package development is on track.
• There was an overall desire to see more money in the Affordable Housing fund but no
consensus on where additional funding should come from.
• Councilmembers expressed a need to clearly message the difference between the 2050 Tax
and the Capital Tax, especially in the areas of transit and parks and recreation.
• Additional questions focused on:
o Pickleball indoor/outdoor, rightsizing, and maintenance
o To what degree are the Farm/Gardens etc. contributing to these projects
o Can we addresses annexed streets level of service in this package
NEXT STEPS
• Council work session July 8, 2025. Staff will use this to address questions mentioned above
• Ballot referral July 15 or August 19, 2025
ADDITIONAL FOLLOW-UP
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Item 4.
Roads:
Attached to this memo is a previous memo that addresses annexed roads. It was included in the
March, 20, 2024 Council Finance packet.
Sidewalks:
The sidewalk program is a long-standing effort to improve sidewalks citywide and it utilizes an
established Sidewalk Prioritization Model (attached.) The current and projected funding for the program
enables City staff to construct approximately 2 miles of new sidewalk each year.
The prioritization model gives scoring for Demand (35%), Health and Equity (20%), and Safety (45%).
For example, priority would be given to missing gaps near schools (Demand), in proximity to arterial
roadways (Safety), and in a higher Health Equity Index need (Health and Equity). In addition to areas
where there is no current sidewalk, we consider the 2.5 foot “Hollywood style” sidewalks to be the same
as a missing gap because they do not meet ADA minimum width standards.
Notable improvements in the last 10 years include arterial corridors such as Prospect Road, Drake
Road, Harmony Road, and Kechter Road, among others. The next ten years will provide sidewalk
connections along our arterial network in areas where we are meeting final buildout, such as Kechter
Road, Trilby Road, Mountain Vista Drive, Vine Drive, and continuing to fill gaps (or replace Hollywood
style sidewalks) along corridors such as Prospect Road and Drake Road.
Streetscapes:
When considering and prioritizing streetscapes considerations include a nexus between improving
multimodal safety, especially for bicyclists and pedestrians, partnership funding opportunities, and
alignment with the 15-minute city concept and existing plans.
The tie to safety and vision zero is always a priority, and it increases the likelihood of federal and state
grant funding opportunities. The three streetscape projects that we had previously identified for the
CCIP were identified in the Downtown Plan and River District Plan (Jefferson Ave from College to
Mountain, and Willow Street from Linden to Lincoln), as well as the Midtown in Motion Plan which
generated the Midtown improvements project (College Ave from Drake to Boardwalk). Projects
advanced due to willing partnerships to help fund and guide the work (the DDA and the Midtown BID).
In addition, all intersection improvement projects typically have some degree of streetscape
improvement associated with them, so by blending the arterial intersection and streetscape funding we
maximize our execution flexibility with the overall program. It’s also worth noting that previous Council
feedback has been to not focus the streetscape funding only in the downtown area, so it is the intent of
City staff to focus the streetscape funding on both the Midtown improvements and the Willow projects.
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Ginny Sawyer -Lead Policy and Project Manager
Joe Wimmer -Utilities Finance Director
Capital Sales Tax
¼-cent Renewal
Council Finance Committee
July 8, 2025
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2
Direction Sought
Do Councilmembers have any funding or project changes they
want included in ballot language?01
What additional questions do Councilmembers have regarding
the Community Capital Tax Renewal.02
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3
Renewal Timeline
2024 Q1 2025 Q2-Q3 2025 Q4-2025
›November ballot›Begin Public Outreach and
Engagement
›Refinement of all projects
and Programs
Council Touchpoints:
›March CFC
›Start to finalize total
package
›Continue outreach
Council touchpoints:
›May 27, work session
›July 8, work session
›July 15 or August 19 Ballot
referral
›Begin package
Development
›February Work Session
›March CFC
›April Work Session
›July CFC
›October CFC
›November Work Session
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4
Capital Tax –Successful Project Package
Asset
Management &
Master Plans
Council
Priorities
Community
Appeal
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2026-2035
Proposed Package
5
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6
Totals & Summary
¼ Cent Tax Revenue
•$11M annual revenue (2024*)
•$110M total revenue 2026-2035 (2024*)
Draft Project Package
•$102.7M total projects (2024*)
Chart represents draft package ($102.7M)
* Values are in 2024 dollars for purposes of
uniform budgeting of project cost inflation and
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7
Draft Project Package
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8
Direction Sought
Do Councilmembers have any funding or project changes they
want included in ballot language?01
What additional questions do Councilmembers have regarding
the Community Capital Tax Renewal.02
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Item 4.
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Item 4.