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HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 02/02/1999 - RESOLUTION 99-15 AMENDING THE FOSSIL CREEK RESERVO AGENDA ITEM SUMMARY ITEM NUMBER: 20 DATE: February 2, 1999 FORT COLLINS CITY COUNCIL • STAFF: Pete Wray j SUBJECT: Resolution 99-15 Amending the Fossil Creek Reservoir Area Plan. RECOMMENDATION: Staff recommends adoption of the Resolution. The Planning and Zoning Board voted 4-0 to recommend approval of adoption of the Plan amendments on September 17, 1998. The Board of County Commissioners voted 2-0 to recommend adoption of the Plan amendments on January 25, 1999. EXECUTIVE SUMMARY: On October 5, 1999 the Board of County Commissioners recommended unanimously to the Larimer County Planning Commission that they"not approve the proposed amendment to the Fossil Creek Reservoir Area Plan." As a result, City staff recommended that City Council pull the Item from the October 6 Agenda and consequently pull the same item from the October 21 agenda of the Latimer • County Planning Commission. The following issues were identified for further discussion: • Other sites for the Neighborhood Commercial Center(NCC) and Medium Density Mixed- Use Neighborhood(MMN) land uses should be explored within the Fossil Creek Reservoir Area as an alternative to the proposed location (Hansen Property), including locations east and west of Timberline Road. • The proposed land uses should be explored for the potential of integrating these uses into the adopted TDU Program to achieve the upzoning. • Determining a new schedule for making a joint decision on the item. As a follow-up, staff scheduled a joint Council Growth Management Committee Larimer County Commissioners/Larimer County Planning Commission meeting on December 8, 1998. Staff provided an assessment of alternative locations and the group concluded that the original location recommended by staff was still appropriate to add the NCC and MMN land uses to the Fossil Creek Reservoir Area Plan within the Hansen, Rennot, Johnson properties. The second issue discussed was incorporating the proposed land uses into the adopted TDU Program, and application of TDU's inside the Fort Collins Growth Management Area(UGA). An agreement was reached by the group to assess this item separately as a future discussion. Staff has proceeded with a first step and scheduled a joint staff meeting in February. j • DATE: February 2, 1999 2 ITEM NUMBER: 20 With the first two issues resolved,a revised hearing schedule was developed by staff to include the following dates: Board of County Commissioners: January 25, 1999. Fort Collins City Council: February 2, 1999. Latimer County Planning Commission: February 18, 1999. BACKGROUND: In March 1998, the City of Fort Collins and Larimer County adopted the Fossil Creek Reservoir Area Plan as well ascertain actions to implement this Plan. The preparation of the Plan was a joint effort of the City and County staffs and took more than two years to finish. The success of the Plan depended upon the advice of the many residents and property owners in the area. During the final days of the planning process a few, new issues arose. One of these issues relates to a property within the planning area located on the west side of Timberline Road, approximately 1%miles south of Harmony Road(south of and adjacent to the Willow Springs development). The Hansen family (owners) has been using the 70 acres (+/-) property over the past thirty years for farming purposes. In developing the Fossil Creek Reservoir Area Plan,the future uses of the Hansen property as well as adjoining properties were discussed at length by staff, consultants and input from the public. Several alternative land use plans were developed early on in the planning process and eventually a single, draft Land Use Framework Plan was selected for further detailed analysis and public comment. During the final months of the public comment stage, Doug Hansen, representing his parents, asked that the draft Plan be revised to maintain the land use designations as shown on the City's Structure Plan, an element of the City's comprehensive plan. The adopted Structure Plan map shows the Hansen Farm as Medium Density Mixed-Use Residential (MMN), and includes a Neighborhood Commercial Center (NCC). Prior to and at adoption, the draft Fossil Creek ReservoirArea Plan has shownthis same property as Low Density Mixed-Use Residential(LAIN). This issue was brought to Mr.Hansen's attention with the realization that MMN and LMN land use designations were actually included in the preliminary land use alternatives for this area, and as a result of continued public opposition by area land owners and developers,both uses were removed from the plan. Mr.Hansen was informed by City planning staff in early February that even though these uses were not presently included in the final plan,City and County staff and Consultants were still under the direction to support the City Structure Plan and show both the Medium Density Mixed-Use Residential, and Neighborhood Commercial Center in the Fossil Creek Reservoir Land Use Framework Plan. Initial opposition by area land owners and developers to showing the two land uses in the Framework Plan(Chapter 2 of the Fossil Creek Reservoir Area Plan)was centered around the notion that what both the Medium Density Mixed-Use Residential and Neighborhood Commercial Center uses represented was too intense for the Fossil Creek Reservoir area. In addition, developers expressed concern that the market would not support a neighborhood commercial shopping center DATE: February 2, 1999 3 ITEM NUMBER: 20 size development south of Harmony Road,due to several other shopping centers being planned along the Harmony Road Corridor. However, in working through many of these and other issues throughout the planning process, the final Framework Plan as contained in Chapter 2 of the Fossil Creek Reservoir Area Plan, which acknowledged the Fossil Creek Area as a future urban area,received substantial support from the community. Furthermore, since the summer of 1996,the market has changed somewhat regarding commercial shopping center development along Harmony corridor. Recent development activity has shown that additional neighborhood shopping centers that were shown on the City Structure Plan have not occurred as originally anticipated(with grocery stores)and instead other commercial uses have been planned along Harmony Road. Along with the projected future residential development within the Fossil Creek Reservoir area,this further supports the need for an eventual neighborhood commercial center south of Harmony Road. - Prior to adoption of the Fossil Creek Reservoir Area Plan and during the public review period,Mr. Hansen requested placing these two land uses back on the Framework Plan and map. Again both the City and County appointed and elected officials indicated their support for the Hansen's request to further implement the City Structure Plan. However, since this change came up so late in the planning process, they were concerned that the surrounding property owners had not been given sufficient opportunity to learn more about what these designations mean. Therefore, amending the Framework Plan and map was tabled until surrounding property owners were notified and given an opportunity to understand the changes and provide comment (see attached Exhibit B). In May written notification was sent to the adjacent property owners and an adoption schedule was identified. In response to this notification, a significant number of area residents were concerned about the impacts of the proposed uses. As a result, a series of neighborhood meetings were held to continue working through issues between staff, neighbors, land owners and developers (see meeting log attached). In assessing the appropriate location and size of the proposed land uses,staff determined that the NCC and MMN land use designations should be located on three properties including the Hansen, Rennat, and Johnson parcels. Based on input received, adjustments to the policy language and map have been made (see attachment). Making these changes will require an amendment to the Fossil Creek Reservoir Area Plan which requires the approval by both the City and County. There are certain "steps" to making an amendment to the Plan including several opportunities for public testimony at formal public hearings. ATTACHMENTS: 1. Meeting minutes from the Council Growth Management Committee, December 8, 1998. 2. Copy of letter to Pete Wray, Advance Planning Department, sent by Doug Hansen, dated February 13, 1998. 3. Condition of Plan Adoption (March 1998) 4. Fossil Creek Reservoir Area Plan Map - With proposed new uses. 5. Fossil Creek Reservoir Area Plan Diary of Events. 6. Letter from Mr. Michael Doren dated September 9, 1998. 7. Response memo from Pete Wray to the Planning and Zoning Board dated September 14, 1998. 8. Letter from Doug Hansen dated September 14, 1998. ATTACHMENT . ** DRAFT MINUTS "" The CouneiE of the City of Fart"Coltms tanmer vun : $On IsWoners t an.mer Gounty Planning Commission ': Couricli Gravrkh Management Commrttee D$ ember81998 pp 5:30 p In . . Council Liaisons Co 066 Staff Lraisan Greg Byrne -2?1 6641 Scott Mason?, 675-3466 Chuakkf(anner-4t34-Q610 _ Planrd &Zonin Board Re resentatlares: Karen 1Aleitkonat ATTENDEES: Council Members: City Staff: Chris Kneeland John Fischbach Bob Blanchard Ken Waido Chuck Wanner Paul Eckman Clarke Mapes Gary Diede Scott Mason Joe Frank Pete Wray Patty Storm (recorder) County Commissioners: County Planning Commission: County Staff: Jim Disney Len Roark Wendall Amos Russell Legg, Planner Kathay Rennels Ray Dixon Mark Korb Steve Rider, TDU Administrator . Pete Salg Mike Doten P &Z Boardmember: Karen Weitkunat AGENDA: 1. Amendment to the Fossil Creek Reservoir Plan (Hansen Property) MINUTES: Councilmember Kneeland stated the purpose of having the three elected official groups meet is to discuss the Amendment to the Fossil Creek Reservoir Plan. Kneeland also said that the Council Committee would like to know what they can do to help the County in supporting PLUS. A few minutes will be reserved at the end of the meeting for discussion. City Staff member Joe Frank stated last October the County Commissioners held a hearing on the Amendment to the Fossil Creek Reservoir Plan and took adverse action. Consequently, the Planning Commission did not have an opportunity to act. Staff member Frank stated at that meeting City staff heard comments and felt more discussion was needed. TDU's is another issue that needs to be discussed in relation to the Fossil Creek Plan. Staff member Pete Wray stated that staff was attempting to add two land uses to the Fossil Creek Plan as an Amendment. One of the land uses is approximately a 10-acre neighborhood commercial center that is a retail/commercial facility similar to Scotch Pines Shopping Center. It is located west of • Timberline Road and north of Trilby. There is another (approximately 20 acres) medium density mixed use neighborhood land use. It is located to the south and west of the neighborhood commercial center. Both these land uses are similar to that shown on the Structure Plan Map. Growth Management Committee December 8, 1998 Page 2 There were three primary issues identified by the Board of County Commissioners on October 5th. 1) Staff should explore other locations for these two uses in the Fossil Creek area. 2) Should these uses be incorporated into the TDU Program 3) Determining a new schedule for making a joint decision on the item. Staff member Wray stated staff reviewed six possible locations for the neighborhood commercial center which are outlined in his memo. Pros and cons are given for each. Wray stated the direction and focus of today's meeting is to look at the three issues and discuss options, and try to reach agreement on a preferred direction. If there is agreement, then the three boards can determine what the appropriate schedule is for moving forward. Wray stated when the Fossil Creek planning process began more than a couple of years ago, staff had explored a number of locations for different land uses, including the neighborhood commercial center and the medium density mixed use residential. There were many public meetings held and there were issues with locations of the types of uses, the level of intensity and proximity to the reservoir. Early on in the planning process, staff didn't have clear guidance on how the plan would be implemented, and what the Master Street Plan recommendations would be. Towards the end of the planning process, these two uses were removed from the plan. Last March, staff was contacted by Mr. Hansen regarding his property. This served as a reminder that the two land uses should be incorporated into the Plan as part of the adoption process. These two land uses were framed as one item to be brought forward for consideration at time of adoption, and it was determined at the City and County's joint meetings, that additional time was needed to notify residents around the Hansen property area. As a condition of adoption, we had agreed that these uses were supported, and public notification should be provided, and bring these issues back to the City and County as quickly as possible for approval as an amendment to the Plan. A series of hearings were scheduled in May, and a neighborhood meeting was held. There was a lot of concern from residents of existing subdivisions and Larimer County property owners. They wanted additional time to work through the issues. A neighborhood focus group was formed that consisted of landowners, developers and residents in the area. There were a series of meetings that lasted through the summer. There was another open house meeting held in August and September. A hearing schedule was then developed for September/October. Staff member Wray referred to the Fossil Creek Reservoir Plan map. Other sites were considered for the Neighborhood Commercial Center and the medium density mixed use residential area. Wray discussed the pros and cons of each with the group. (These are discussed in Pete Wray's packet materials.) Another issue that was identified for discussion was - - should these two new land uses be incorporated into the TDU Program? Two things to keep in mind. Should a location be considered that lies within the TDU receiving area, or should the TDU receiving area be expanded. County Staffmember Russ Legg stated the TDU Program has been adopted by the County. The receiving Growth Management Committee December 8, 1998 Page 3 • area for the TDU Program lies to the east of Timberline and south of CR36. When the TDU Program was developed, the Fossil Creek area was considered to be a TDU receiving area. One of problems was the minimum average density of 5 units per acre as directed by City Plan. A new density was created south of CR36 that had a minimum average density of 3 units per acre. Staffmember Legg stated the TDU Program is a transfer of residential density. Advice from the County Attorney indicates that the existing TDU Program cannot be modified to incorporate commercial development rights due to the way the program is setup statutorily. Further work would have to be done. Legg stated there is some concern that the receiving area will no last that long. County staff has either received development proposals or has had development discussions on about 60% of the receiving area. There was discussion regarding the Hansen property and how the process was conducted for choosing the location for the commercial center. Staffmember Joe Frank stated staff went through a 1 %:year process of developing the Plan and asking property owners to come forward and make their proposals. None did. The Hansen property owners can forward at the end of the process. Staffmember Joe Frank stated the Hansen's are looking to the future. The commercial center could be ten years down the road. There was a long discussion regarding the use of TDRs and the Fossil Creek Reservoir area. County Planning Commission member Pete Salg stated the County passed the Fossil Creek Plan without the commercial land use. City Staffmember Joe Frank corrected Salg stated the County passed the Fossil Creek Reservoir Plan with a condition that staff notify the surrounding property owners to notify them of the change and make sure they know what the change means. County Commissioner Disney stated the County will not downzone or upzone outside the Growth Management Area. Staffmember Joe Frank stated the Land Use Code does not encourage more growth in the County. It's anticipating reasonable projections of growth that will occur over the next 20 years. The City Council feels there is a public interest in making sure that it is developed in a way that's appropriate. That's what City Plan does with higher densities and compact development. Councilmember Scott Mason stated based on the presentations of Pete Wray and Joe Frank regarding the time pressure on these lands, can the County move forward with the Fossil Creek Subarea Plan with the understanding that the City will look at the entire Fort Collins UGA as a possible receiving area for TDUs in the future. Mason asked for comment not only from the Planning Commission, but from Commissioners Disney and Rennels. Commissioner Disney responded it was going to suggest the same compromise as did Mason. Commissioner Disney responded the County would welcome discussions regarding TDUs in the GMA. Mason stated we need to realize this is all evolutionary. The County planning document states TDR's will only be used in the unincorporated portions of Larimer County and not in the Growth Management Areas. We need to recognize that this may need to be changed. Growth Management Committee December 8, 1998 Page 4 Staff member Joe Frank stated he would like to see TDUs used more, but there is still the practical and legal aspects that need to be explored. Its basically a policy decision that the Council will need to make. Commissioner Disney suggested when the legal issues are explored, that all the municipalities participate in those discussions so they won't need to be repeated. Staff member Pete Wray summarized by saying the City is supportive of pursuing future discussions at looking at TDUs in the Growth Management Area, and working with other municipalities to expand the program into the County. Wray asked if this can be a separate discussion and bring the Fossil Creek Plan to conclusion. Commissioner Disney responded that the County is willing to compromise on the Fossil Creek amendment, the trade-off is the GMA comes into question as a receiving area, and we proceed with those discussions with all the municipalities. Staff member Wray stated City staff will bring the Fossil Creek Reservoir Plan Amendment back to the County Commissioners on January 25 to reconsider their recommendation, City Council on February 2, and to the Planning Commission on February 18, 1999. City and County staff will work together toward developing a schedule for the TDU discussions. Disney suggested an 18-24 month time frame until completion. Councilmember Kneeland asked what kind of action would the County like City Council to take with regard to PLUS—how can the City support them. Kneeland suggested the Mayor write a letter to show the City Council's support for PLUS. The meeting adjourned at 5:20 p.m. ATTACHMENT 2 February 13, 1998 Pete Wray Advance Planning Department City of Fort Collins 281 North College Avenue Fort Collins, CO 80522-0580 RE: Maintaining current zoning shown in the existing City Structure Plan for the Hansen Farm Dear Mr. Wray, This letter is a follow up to our recent conversations of February 5 and February 11. As you recall, we discussed the effect that the City Structure Plan will have on the Hansen Farm when it is annexed to the city. The existing City Structure plan shows the Hansen Farm as Medium-Density Mixed-Use Residential, and includes a Neighborhood Commercial Center. The Fossil Creek Reservoir Area Plan, which would amend the City Structure Plan, shows this same property as Low-Density Mixed-Use, and has eliminated the Commercial Center as a proposed use. For reference, I have attached a portion of the existing City Structure Plan map of the area surrounding the Hansen Farm. I realize there were earlier public meetings during this review process that I did not attend. Unfortunately, my family was not directly contacted by either City or County representatives regarding these changes to the family property. Although I was aware of some of the proposed development north of Fossil Creek Reservoir, I was not aware until last week that the Fossil Creek Reservoir Area Plan would affect property located west of Timberline Road. Since I was not able to be involved in the early phase of this review process for the Fossil Creek Reservoir Area, I could not state my position until now. I have reviewed the City Plan, the Fossil Creek Reservoir Area Plan, and the Intergovernmental Agreement for the Fort Collins Urban Growth Area, and feel that the Fossil Creek Reservoir Area Plan should maintain the Neighborhood Commercial Center and Medium-Density Residential zoning designation shown in the City Structure Plan for this property. Although there may not seem to be justification for a Neighborhood Commercial Center on the Hansen Farm at this time, there is a strong probability that there will be a need once the area is fully developed. The City Structure Plan should be consistent with that long-range vision. The justification for maintaining the Neighborhood Commercial Center and Medium-Density residential designation for the Hansen Farm include: ► There does not appear to be any proposed commercial centers in the immediate area that would provide the services of a Neighborhood Commercial Center. Having . a Neighborhood Commercial Center on the Hansen Farm will allow the residential neighborhood in the immediate area to be relatively self-supporting, and compliment the current development plans for that part of the city. ► Much of the Low-Density housing near the Hansen Farm has already been developed or is in the development stage. The City Plan recommends this type of neighborhood to be clustered around a Medium-Density Mixed-Use Neighborhood with a Neighborhood Commercial Center at its care. Maintaining the existing zoning designation would be consistent with that goal. A Neighborhood Commercial Center on the Hansen Farm would be located near Timberline Road (an arterial roadway), the proposed transit system, the collector streets to the east, as well as the proposed bike paths in the area. Easy access to a Neighborhood Commercial Center by a variety of transportation means is recommended in the City Plan. ► The City Structure Plan with the proposed Neighborhood Commercial Center designation for the Hansen Farm was in place prior to much of the development near this property. Maintaining the existing zoning designation will allow for future development to occur under a consistent land use structure. ► A Neighborhood Commercial Center on the Hansen Farm would not compete with the Harmony Corridor merchants, but would facilitate meeting the resident's immediate shopping needs closer to home. ► When this property is developed and annexed to the City of Fort Collins, the real estate market will dictate the eventual use. If the market will not support a Neighborhood Commercial Center in that area, it can be re-zoned to a more appropriate use at that time. My parents have been residents of Fort Collins since 1956, when my Father was hired by CSU to help develop the school's "new" Agricultural Engineering Department. They bought their farm on Timberline over 30 years ago, and raised their family in that rural environment. The inevitable growth of the city has forced a shift from valuing the land for the "rural aspect" toward one of valuing the land for its "development potential". As their more liquid assets are directed toward the convalescent care of my Father, the value of the farm has become a more and more important part of their long-term financial security. In summary, l feel quite strongly that a Neighborhood Commercial Center and Medium- Density Mixed-Use Residential area is needed on the Hansen Farm to meet the goals and long-range planning needs for the Fossil Creek area. I encourage you to maintain the existing zoning designation shown in the City Structure Plan for this property in the Fossil Creek Reservoir Area Plan amendment. If you have any questions, or if I can be of any further assistance, please contact me. I would be happy to discuss this topic in more detail at your convenience. Sincerely, Dounsen 6029 So. County Rd. 1 i Ft. Collins, CO 80528 Ph. 484-5584 ATTACHMENT Condition at Plan Adoption (March, 1998) Amendments to the Fossil Creek Reservoir Area PIan Land Use 1. Change the label on the Environmental Assessment map from"Severe Geological Limitation on Development" to "Geological Report Required." Add descriptive text to Chapter 4 of the Plan in regard to the purpose and intent of the Report. See Attachment'MI. 2. Change the label on the Land Use Framework Plan map from"Master Plan Required" to "Unified Development Plan Needed." Add additional text to Chapter 6 of the Plan, clarifying the purpose and intent of the "Unified Development Plan" See Attachments M'2 &3. 3. Amend the Land Use Framework Plan map to change the parcel located on the northwest corner of Trilby Road and Timberline Road from Estate Residential to Mixed Use Neighborhood (3 du/ac). See Attachment;4. 4. Amend the Land Use Framework Plan map in retards to the Kechter Family property by redesignating the most northerly 1116 mile (330 feet) portion of their property currently ed as Estate Residential to,✓fixed-Use Neighborhood (3 du/ac). See Attac. ent 4. 5. Support the property owners (Doug Hansen) request to place the Neighborhood Commercial ter and Medium Density Mixed-Use Neighborhood on the Land Use Framework Plan map and maintain these designations on the City Structure Plan. However, the City and County should table the change to the Fossil Creek Area Reservoir Plan, make no change the City Structure Plan, and proceed with the adoption of the rest of the Plan without a final decision on this particular issue, until additional opportunity for public notification of this change is provided. This request should be brought back as quickly as possible to the City and County for approval as an amendment to the Plan. 6. Add descriptive text to the Plan in regard to the purpose and intent of the mix of densities in the Study Area and describe how compatibility between higher and lower density residential projects will be addressed. See Attachment#5 & 6. 7. Amend the Plan and IGA in regards to the Transfer of Development Units Program as follows: • Add to Section 2.1 of the Plan document, Development Concepts Overview, page 6, an . additional objective in regard to the Plan providing for a transfer of development units program. See Attachment 47. • Add new descriptive text to the Plan descnbing the general format for a TDU program in the Fossil Creek Reservoir area. See Attachment 1W8. s •--tee_� ..nm ....� .. .,.• . i a�. u. . . ._ `I�� 1 un t.�,. �aa► ,�::'ii �u�n nuAl6►� a"� ►•r♦uw0 • ._• J \ \w `U It/.� / .tt ;p rr1 .., / ILn nl nunumO\ �� •�r-�i \p • _.11 IL r f01�. n n •.w "r L.O wui1/ I e. tip�•.e 1l.unu. ♦ �nnn pOr►�bn. r1/1p :1 uaaxoasaaasaa aaa•apa f♦r1► Ines RAW OR 9A � /u 19 �NI .. 1 I•vmlrlr•NII i'�v. �p• �siUf �ii R' vi,> - '_�na'Jd C a. :� � � � B,�r� � "' ; ` Jq �y � 2nry�ey� :JenrrrrJJ m •r �. .„ I . `-� . aural ',I •. •tv.- J as 1 � ��. �• �'Ugii♦i �. ► ttr �.. . .11. �rap �I ��•. .•: •• 'E ram •` _ M I - ATTACHMENT 5 . Fossil Creek Reservoir Area Plan Amendment Process h . . ate Diar'!' Events,D 03/1998 Hearing- Plan adopted by Fort Collins City Council and Larimer County Planning Commission O5101/99 Work Session-Fort Collins Planning and Zoning Board 05/05/98 Neighborhood Meeting - Kruse Elementary School 05/19/99 Neighborhood Focus Group Meeting-The Group, Inc. offices 06/02/98 Neighborhood Focus Group Meeting-The Group, Inc. offices 07/23/98 Study Session -Fort Collins Council Growth Management Committee 09/01/98 Neighborhood Focus Group Meeting- The Group, Inc. offices 09/08/98 Public Open House-Werner Elementary School 09/11/98 Work Session- Fort Collins Planning and Zoning Board 09/17/98 Hearing -Fort Collins Planning and Zoning Board 10/05/98 Hearing- Board of County Commissioners • 12/8/98 Council Growth Management with Board of County Commissioners and Larimer County Planning Commission 01/25/99 Hearing -Board of County Commissioners (reconsider recommendation) (scheduled) 02/2/99 Hearing -Fort Collins City Council (scheduled) 02/18/99 Hearing- Larimer County Planning Commission (scheduled) Past-it'=ac Note 7671 ATTACHMENT 6 ro . � Ly 4Wi F CWDepL Pfone: L•G� Ptaoe. /Z Fu. Fe.: 3� 0( To: Fort Collins City Council City of Fort Collins Planning and Zoning Board John Zischbach-City Manager Pete Wray -Advanced Planning cc: Board of County Commissioners Re:T he Fossil Creek Reservoir Area Plan Ammendments 9-9-98 From: Michael Doten When the Fossil Creek Area Plan (FCAP) was first being discussed, many iterations were evaluated before the final one was proposed. One of those iterations shows the Hansen, Rennat, and Johnson properties as a commercial area and hich density housing. This iteration also made it into City Plan. Currently, as proposed the Fossil Creek Ammendments will GIVE them this zoning. Early on in the PLUS process, the County PLUS Steering Committee had an agreement within itself•. no dcwnzoning-no upzoning. I understand and am supportive of the City's motivation in wanting this commercial piece in there to fit City Plan from the standpoint of density and mixed use. However, I do not feel this is an appropriate apprcach to this problem. As an alternative. it has been suggested that a fee be charged commensurate with the upzonincs involved (perhaps with an incentive for the landowner/developer) and those funds be used specifically for purchase of open space in the Fossil Creek area. I would be supportive of this type of approach. Another option might be the TDU Program. Based on direction from the Larimer County Ptanning Commission, the TDU Task Force has reconvened to address how to use the TDU Program in a commercial settinc. I want to be very clear about this; I am NOT against adjusting the zoning to meet City Plan. 1 am, however, against giving this upzoning away. I would request that the Fossil Creek Reservoir Area Plan Ammendments be pulled from their cement hearing schedule, and re-wcrked as described above. I do not feel that the City should spend more time in hearings until this issue is resolved. Respectfully submitted, Michael J. Doten Advance g p e Planning Department ATTACHMENT 7 `1,✓of Fort Collins N71EMORANDTUM DATE: September 14, 1998 TO: Planning and Zoning Board THRti: Joe Frank, Director of Advance P1 ' FROM: Peter C. Wray, City Planner l RF: Lever dated September 9, 1998 from Michael Doten. During last Friday's work session, you received a copy of a memo from Michael Doten in regards to the amendments to the Fossil Creek Reservoir area Plan. Mr. Doten recommended that the amendments be pulled from the agenda and reworked to include the properties in the County's TDU program. The staff strongly recommends against this delay for several reasons. First, the proposed amendments are in accord with the principles and policies of Ciry Plan and would eliminate the inconsistency between the area plan and the City's Stracrure Plan. As you are aware, when the Fossil Creek Plan was adopted, the City and the County endorsed the amendment proposed by the Hansen Family (including a unanimous recommendation for approval from the Planning and Zoning Board), but delayed the final decision to change the land use designation on the area plan until the surrounding neighborhoods could be informed and had the opportunity to understand the proposed change. The direction to stair was to bring the amendment back to the decision-making boards "as quickly as possible". Over the past four months, City sa$'s efforts have gone wet beyond just "informing" the neighborhood. Rather, considerable effort has been given to detailed discussions and negotiations with area property owners and residents to try and resolve any remaining concerns. We believe we have been successful in this endeavor. Staff believes the Plan amendments are well thou¢ixt out and are consistent with the vision and goals of Ciry Plan, including the City's Structure Plan. They reflect a land use pattern that the City and community want to occur over time for this important area. Any further delay would only contribute to continuing the existing confusion of having a subarea plan inconsistent with the City's overall Structure Plan. A delay would not improve the recommended amendments. We believe, the City and the County need to bring this issue to closure as soon as possible. 2S1 North Colege Avenue • P.O. Box mo • =crt Collins, CO 80522-0550 (970)Z21-6376 F.-X (9i0) '?_6i11 • �D (970) --6002 • t-:nail: aplanning ciZ r:-collins.caus Second, Mr. Doten incorrectly associates the issue of the plan amendments with the Courr y's TDU program. More than six months ago, the City Council and County Commissioners jointly decided that during the initial phase of implementation of the County's TDU program, to confine the TDU receiving area to the unincorporated properties located south of County Road 36 and east of Timberline Road. There was some conceptual discussion about applying it elsewhere in the County, including within the City's Growth Management Area. However, no further discussions have taken place or are planned between the City and County on this subject This is a complicated issue that will not be quickly or easily resolved. Last Monday, the County Commissioners approved the Fossil Creek Reservoir TDU program including the receiving area boundaries as described above. The issue as to whether these proposed uses should have a development fee for open space, or incorporate the parcels into the TDU Receiving area is not part of this agenda item, and if agreed upon by the elected officials of both the City and County, should be tracked separately as an amendment to the TDU Program or Intergovernmental Agreement In summary, the Staff recommends that during its September 17 meeting, the Planning and Zoning Board recommend to the City Council its approval of the proposed amendments to the Fossil Creek Reservoir Area Plan so that the amendments can proceed to adoption in a timely fashion. If you have any questions on this matter, please feel free to call me or Joe at 221-6376. Cc. Michael Doten Russ Legg, Chief Planner,Larimer County 1 1 ATTACHMENT 8 September 14, 1998 Planning and Zoning Board City of Fort Collins RE Finalizipg the Neighborhood Commercial Center and Medium Density Mixed-Use Neighborhood Designation on the I3ansen, Rennat, and Johnson Properties Dear Planning and Zoning Board Members, I would like to once again address the issue of sighting the Neighborhood Commercial Center (NCC) and Medium Density Mixed-Use Neighborhood (MMN) on the Hansen, Rennat, and Johnson properties. Bringing the Fossil Creek Reservoir Area Plan into conformance with the City Structure Plan has been a rather long and arduous process, and it is time to make the final decisions regarding the structure for growth in that immediate area. My family is interested in maintaining the Hansen property as a functioning farm for as long as that is feasible. However,the long-range plans for the property have included development as a NCC and MMN since the property was originally shown with that designation following adoption of the City . Structure Plan. Recent discussions between the Advanced Planning Department and local residents of the area have resulted in a slight shift of this conceptual plan from the Hansen property to also include parts of the Rennat and Johnson properties. The proposed plan amendment to the Fossil Creek Reservoir Area Plan should be adopted. Some of the major points that justify this amendment include: Having a Neighboorhood Commercial Center on the Hansen Farm will allow the immediate • neighborhood to be relatively self-supporting, and help to achieve the goals of the City Plan. There is a Iack of other NCCs in the immediate area that meet this need. The proposed NCC would be located near Timberline Road, the proposed transit system. proposed bike pats. as well as collector and connector streets to the east. All would provide easy access to the NCC as recommended in the City Plan. The development plans for the Hansen farm (which includes the NCC) are long-term. Delaying the development of this propertywill allow adequate time for neighboring properties to be developed, and provide the necessary neighborhood structure for a viable NCC. In summary, I feel quite strongly that a Neighborhood Commercial Center and Medium-Density Mixed-Use Residential area is needed to meet the goals and long-range planning needs for the Fossil Creek area. I encourage you to maintain the existing zoning designation shown in the City Structure Plan for this property in the Fossil Creek Reservoir Area Plan amendment Sincerely, . l "Doug ansen 6029 So. County Rd. 11 Ft. Collins. CO 8052S Ph. 484-5584 RESOLUTION 99-15 OF THE COUNCIL OF THE CITY OF FORT COLLINS AMENDING THE FOSSIL CREEK RESERVOIR AREA PLAN WHEREAS, on March 17, 1988,the Council of the City of Fort Collins adopted the Fossil Creek Reservoir Area Plan as an element of the Comprehensive Plan of the City; and WHEREAS, at the time of the adoption of said Fossil Creek Reservoir Area Plan an issue arose as to the appropriate land uses to be planned for that certain area located west of Timberline Road and approximately one and one-half miles south of Harmony Road encompassing approximately thirty acres (which properties are presently known as the "Hansen", "Rennat" and "Johnson" properties);and WHEREAS,the Council has determined that the Fossil Creek Reservoir Area Plan should be amended with respect to the above-referenced portion of the Fossil Creek Reservoir area in order to bring said portion into conformance with the City Structure Plan; and WHEREAS,following the holding of various neighborhood meetings,the staffs of the City and the County presented the proposed amendments to the Planning and Zoning Board of the City on September 17, 1998,which Board recommended adoption of the proposed plan amendments;and WHEREAS, on January 25, 1999, the Board of Commissioners of Latimer County recommended adoption of the proposed Plan amendments; and WHEREAS, the Council has determined that it is in the best interest of the City that the Fossil Creek Reservoir Area Plan be amended to bring it into conformance with the City Structure Plan. NOW, THEREFORE BE IT RESOLVED BY THE COUNCIL OF THE CITY OF FORT COLLINS as follows: Section 1. That the Fossil Creek Reservoir Area Plan Map, known as the "Land Use Framework Plan" is hereby amended to provide as shown on the map attached hereto and incorporated herein as Exhibit "A". Section 2. That Chapter 2 of the Fossil Creek Reservoir Area Plan, entitled "Land Use Framework Plan," is hereby repealed and re-adopted to provide as shown on Exhibit "B" attached hereto and incorporated herein by this reference. Section 3. That the Council hereby encourages Latimer County to also forthwith adopt the foregoing amendments to the Fossil Creek Reservoir Area Plan. Passed and adopted at a regular meeting of the City Council held this 2nd day of February, A. D. 1999. Mayor ATTEST: City Clerk ■Is -�t � t VA elm �MIIIII eW um- � 1 1, eSIV �� � ��•i � m� ®� ` -r•�/�/¢il ® v. i ' fie YAM ne _. 1 eee _ 1 EXHIBIT- B Chapter 2 — Land Use Framework Plan 2.1. Introduction. 2.1.1. Development Concepts Overview. The proposed Land Use Framework Plan builds on the directions established in City Plan and the Larimer County Master Plan. Both of these plans emphasize compact urban form, with a clear distinction between urban and rural areas and a balance between urban development and rural conservation. The Fossil Creek Reservoir Area Land Use Framework Plan is intended to support and implement these community-wide concepts, yet at a more detailed neighborhood level. The policies enumerated in this Plan are intended to be utilized with the principles and policies found - in Appendix A of this document in support of the policies contained in the adopted City and County Plans. Land Use Framework Plan Objectives: a. Build a self-supporting group of neighborhoods with a full complement of parks, schools and community facilities, linked by open space systems, consistent with the County's Master Plan and Fort Collins' City Plan, Principles and Policies. b. Provide for protection of sensitive wildlife habitat around the Reservoir, as well as with standards for that habitat conservation. c. Provide neighborhood centers as a focal points for neighborhood activity. d� Pr���t;:��exgkt'ta�l�,pc��ttmm�rcaat Cc�ertca seru�:5ttrialu'ndsnl, gliborl3oods: tud °a.�t`bc�y s>Ex�re,t�supet�axk,��tt�der� �i�%gr3t�a�tr�zsed xe; a�cl;�erues; e. Link the area to other districts and neighborhoods, encourage walking and bicycling, and accommodate transit service to the WWfirt7c . .xtmrnercta.1 gh nei borhood centers. tCtitxtX f. Complement, but do not compete with, development in the Harmony Corridor. g. Provide a "Transfer of Density units" (TDU) program in which development units may be transferred from the region between Fort Collins and Loveland to the Receiving Area portion of the Fossil Creek Reservoir Area Plan, depicted on the TDU Sending and Receiving Area Map, located at the end of Chapter 6. h. Achieve higher densities where they are appropriate and feather to lower densities as development nears Fossil Creek Reservoir. The Land Use Framework Plan is grounded in planning concepts that have emerged during the concurrent long range planning efforts undertaken by the County and the City of Fort Collins. • Chapter 2 o Land Use Framework 2.1.2. Land Use. The Land Use Framework Plan, shown on the map at the end of this chapter, balances urban development with conservation of natural resources and compatibility with existing development in the area. Mixed-use Neighborhood development is concentrated in the northern portion of the area. The area around and south of the reservoir is largely identified as a resource management area targeted primarily for implementing strategies to protect the area from development. Estate Residential development will provide the transition from the more intensive development in the north to rural residential in the south. The Land Use Framework Plan also identifies the area's existing and future street system, which is described in detail in Chapter 3, Transportation. Regional and neighborhood parks are located according to the standards articulated in Larimer County's Mater Plan, City Plan, and the Fort Collins Parks and Recreation Master Plan. Table 2-1 summarizes development at build out under the plan's proposals, including the number of housing units and estimated population. 2.1.3. Natural Resource Protection. One of the primary purposes of the Fossil Creek.Reservoir Area Plan is to protect the area's sensitive wildlife habitat and tomaintain and enhance the Fossil Crrek Reservoir as a component of the regional open lands system. Sensitive wildlife areas of the.reservoir include, but are not limited to, the heronries, bald eagle winter night roosts and hunting perches, shorebird nesting habitat, pelican feeding and resting areas, and wetlands. The need to protect these unique wildlife habitats, to provide opportunities for passive recreation and interpretive education, and to provide other open lands in the Fossil Creek Reservoir Area have previously been identified in a number of documents, including the Larimer County Parks Master Plan, A Plan for the Region Between Fort Collins and Loveland Fort Collins City Plan, Fort Collins Natural Areas Policy Plan, and Fort Collins Parks and Recreation Policy Plan. These plans recognize the Fossil Creek Reservoir Area as an important constituent of the open land corridor between Fort Collins and Loveland. Chapter 2 o Land Use Framework Table.24 Land Use.Area M.welliag Unlit Calculations::. 1990 inside;stud area tattd Use Gross Acres AU/Aexe Total UUs' New Urban Residential: M."Ted-I 'heat WORM W No Mixed-Use Neighborhoods lac Mixed-Use Neighborhoods 572.0 486.2 3.0 1,458.6 W Estate Residential 646.0 549.1 1 0.5 274.5 Subtotals: NA County Zoning Districts: FA-1 Farming 930.8 NA 0.5 465.4 AP -Airport 771.6 NA 0.5 385.8 T-Tourist 17.5 NA NA C - Commercial 49.7 NA NA MF- Multi-Family 29.7 NA NA R- Residential 19.2 NA NA Subtotals. 1,818.5 1.0 851.2 Others: Neighborhood Commercial Center 10.0 NA NA Regional Park 473.8 NA NA City-Owned Natural Area 188.8 NA NA Open Water Bodies 789.9 NA NA Total 15,062.0 1 1 Total DU: Chapter 2 o Land Use Framework 2.2. Land Use Classifications. 2.2.1. Introduction. The Land Use Framework Plan identifies various land use ;m.,;;3fSrS••c'yr..cS<e'Y :7 W...<':<^a; classifications including mixed-use neighborhoods, «tt3dxsi[ titldus .<y.,..;.:...r:x.>r,%1:,:.:'rrr�',,;c =;,•..:m,.a:?^' v'7F"ti'.?.:yru.<;^ta..:n; grg .< . ..... .......... nrga?4r14sz1�vL { .. gtt tl estate residential, farming, airport, tourist, commercial, multi-family, and residential. Table 2-2 summarizes the acreage and potential development under each land use classification, based on assumptions regarding likely densities and limitations. Implementation mechanisms which will be used to achieve the densities and uses specified in the land use classifications are identified in Chapter 6, Implementation. 2.2.2. Neighborhoodi Development The Fort Collins City Plan supports the - development of new neighborhoods that are conducive to walking, bicycling and transit use, and that provide an internal mix of uses and housing types. Consistent with City Plan policies, the Land Use Framework Plan promotes these community design objectives and provides for a mix of residential neighborhoods. Proposed residential neighborhoods are arranged on a street network that enables pedestrian and bicycle connections, and are ae a' focused on a neighborhood center combining elements such as a park, schools aad community j tl j-servieer, o, limited small-scale nxglljrl5oti «Cin[�commercral facrltaeseicogd7t5# xvC Ycr binxsv�ctltrhresjdetits ols} � rYorrs i s .....�x cacl 131 x tl r x s �tt�ndt tT u xtt cf©j atxtt 1p tan aat7a} atc c slte] tifher xcrtvaLy a a ter c M. t1rbu� rs5ttiei , tidcrtcatdt�d cif nLghborhp�ar �ntrats3e ?3 .?�e c>`pme.�dytum{�tietty��tx �[$�ise/'''n{µe��g�ith(mc�Tye'�'�s s�tcrwn.�aro�tltitteh+a�a'�ltlta intended:to'be x pl�ce�or�tta�� ��i�� ;t#I`Itx�atnn�]hctusjttvg'w�tkliri�r ME phh rhood-oriented retail also may be provided Mthin fleighbothoods to intensive develoPHICLIt nuith of the resei voir will contain a watiety of sex vices and arsienities, a3 well as a range of housing type3. VM lLtt � crrizaaclr?wxtscdtxuttrctttfer T#�t rsg#�.rhopdsllfotit natssatndatltPsbeiweeti's �iJxg terglthctt � t� � u�tt ttr + frs attd��pr� <l�uttd[ti�tr�atsp"� ,aridllcingp,� ,.� tid�rspaces Recommended amendments to the intergovernmental agreement accompanying this Plan will specify neighborhood design and urban development. Chapter 2 o Land Use Framework pioposed projects is eMUtIraSC& The land uses and densities proposed in the Plan are consistent with City Plan. The Fossil Creek Reservoir Area is considered a part of the future urban area of Fort Collins. The Plan provides for a mix of urban and estate lots, 's=*t generalip transitioning from higher densities near Harmony Road to lower densities near the reservoir. New urban residential neighborhoods abutting existing large lot subdivisions exist presently throughout the City, and as a whole, establish a range of densities that reflect the character of Fort Collins. Existing large lot subdivisions have been designated "Estate Residential' for the purpose of maintaining the existing larger-lot character of these properties. For future subdivisions proposed within these areas, this will allow for increased densities between Ih to 2 acre lots. As development occurs next to existing large lot developments, the County and City staff will work with the property owners to maintain adequate compatibility between existing and future uses. The residential component of the Land Use Framework Plan addresses the following issues: • What should be the mix of housing types? • How should densities be regulated? • Should clustering be encouraged and, if so, where? • How can residential development occur in ways that protect the environment and are consistent with the character of existing development both within and adjacent to the Fossil Creek Reservoir Area? llcig!6whuods, with a mix of housing types and destinations, stic lower derisity tesidential development at tire eity's edges. �Fhe I=nd Use Frarnewuzk Plait calls f6r a tarige of hottsing types, miganized into distir=t a=3 as follows. tire nuithein pattion of the area. They will consist ofa in' — . average ofeithe. 5 t2nits per acre or 3 units per am', with air overall 2.2.3. Residenthd Types. "se Eand Use Fram'WULk Plan envisions walkable Chapter 2 o land Use Framework design and development st�ndatds agreed upon by both Eatisne, 60tInty b. Estate Residendak Neighbothoods in this area will consist of single tiansition between utban develop'nent and open lands. Estate areas I in size to tots of tip to five MeS VA ITIVII, with density range between .5 to 2 dwelling Units Pei Acte. cr eiil FA-1/AP Designation. This land use classification designates those areas where cluster development would be permitted, similar to the rural conservation development designated in the Latimer County Master Plan. These areas are located in the northeast portion of the Fossil Creek Reservoir Area and south of County Road 32, as shown on the map at the end of Chapter 1. )Y; B"Yd�pa^.,((.'�#,,.�' ;:y"'.F.' ..�:£.`.ff.': :.:T,.:.: f�. :�.��.:. S• �j:fy5 1. . _:�-4 :s' PStu 26 )� �t v yusi�o lwcvyv,,ly7iF/Ca. w/� / 8 Y §e' /aa' aal` n LA4t(77��, q tit•tt...... t�I �t A4C1 G 2.2.4.5. Resource Management Area. Much of the surrounding Fossil Creek Reservoir area lands are designated for close management of natural resources. This designation was based on a variety of considerations, including: • Presence of wetlands, critical habitat areas (particularly water bird nesting sites and bald eagle roosting sites), and airport noise impact and hazard areas. • Implementation ofA Plan for the Region between Fort Collins and Loveland which calls for protection of important natural resource habitat around and south of the reservoir. • Access limitations. The Land Use Framework Plan designates a Resource Management Area that is 1/4 mile wide around the Fossil Creek Reservoir, including Duck Lake —bounded on the west by Timberline Road, on the south by County Road 32, and on the east by Interstate-25. A resource Chapter 2 o Land Use Framework management study and plan would be required prior to development approval within the Resource Management Area. The V4 mile boundary on the north is measured from the shoreline of the reservoir, as defined by the property line of the reservoir, which is approximately 50 to 80 feet above the high water line. Within the Resource Management Area development is discouraged. Proposed developments will be required to prepare resource management plans. These plans will identify, in detail, any natural resources on the development site, and then present design and regulatory options for their protection. Procedures for development in the Resource Management Area and for resource management plans are described in detail in Chapter 4, Natural Areas and Open Lands. 2.2.5 6. Mixed-Use Commercial Interchange. The southeastern portion of the planning area, including land north and south of the interchange of Interstate-25 and County Road 32, is currently zoned for higher density and non-residential uses. The northern portions are included in the Resource Management Area and has considerable environmental and infrastructure constraints for new development or use under the existing multiple zoning districts. These issues will need to be resolved in a joint planning effort involving the County, adjacent municipalities, and affected landowners. (See references to the Cooperative Planning Area, Chapter 6.) A regional bikeway route connects to a bikeway trail that runs through the planning area, encircles the reservoir, and links to the Poudre River Bikeway. Both Larimer County and the City of Fort Collins have identified a future Interstate-25 Corridor Study Project, which would include the Interstate-25 and County Road 32 interchange area in the analysis. Any development applicant in this area will need to include a Master Plan and Resource Management Plan for the project. 2.2.6 . Transfer of Density Units. The Larimer County Master Plan and A Plan for the Region Between Fort Collins and Loveland both call for the use of a transfer of density-unit program to "reduce" density of development within the unincorporated area of Larimer County, between Loveland and Fort Collins. Such a program would result in development density being transferred from areas where density lower than current county zoning allows is desired to areas where urban densities are desired (e.g., Growth Management Areas). APlan for the Region Between Fort Collins and Loveland suggests, on page 16 regarding Subarea 16 —the area north of Fossil Creek Reservoir—that one method to achieve implementation of that Plan is by making Subarea 16 a Transfer of Density Rights (TDR) receiving area. Accordingly, a Transfer of Density Units (TDU) program will be established for the Fossil Creek Reservoir planning area. The "sending area" for this program will be established separately from the Fossil Chapter 2 0 Land Use Framework Creek Reservoir Area Plan, but will include specifically designated parcels from the region between Fort Collins and Loveland, and possibly other appropriate areas. Receiving Area (See TDU Sending/Receiving Areas Map located at the end of Chapter 6.*) The area that requires the purchase or Transfer of Density units (Transfer of Density Units program) in order to develop at residential densities higher than allowed by County zoning. If a property develops at residential densities allowed by County zoning, it will be required to "cluster" the allowed number of dwelling units at Plan density and according to the new design standards for the planning area. Sending Area (See TDU Sending/Receiving Areas Map located at the end of Chapter 6*) Designated properties from which owners may voluntarily sell or transfer development units to be used on specific receiving area sites. Sending area sites that are outside the Fossil Creek Reservoir planning area will be designated separately from the adoption of the Fossil Creek ReservoirArea Plan. *Please Note:the TDU Sending/Receiving Area Map shown in this Plan represents only part of the potential sending area designation map that may be adopted with the proposed TDU Regulation. See Chapter 6 for additional descriptions of the proposed Transfer of Density Units Program. 2.2.E 8 Public Facilities and Services Public/Institutional. Schools and publicly-owned sites used for provision of public services, such as the sewage treatment plant or other land owned by the irrigation or sanitation district. Parks. Neighborhood parks and a "commons" or public open space in the neighborhood center. This designation also includes a proposed regional park south of Fossil Creek Reservoir, to be cooperatively developed and managed by Fort Collins, Loveland, and Larimer County. Special Area Designations. Several designations have been identified, which modify uses or development standards permitted by the base land use classification, based on environmental planning considerations. One of these designations, the Resource Management Area, is unique to the Fossil Creek Reservoir Area. Resource Management Area. The area within one-quarter mile of Fossil Creek Chapter 2 o Land Use Framework Reservoir and Duck Lake, within which a Resource Management Plan will be completed as identified with Plan implementation. Wetlands. This designation includes all "jurisdictional" wetlands, meeting Federal criteria for a Section 404 permit issued by the Army Corps of Engineers, or other wetlands meeting the broader criteria of the U.S. Fish and Wildlife Service. Development is not permitted in areas designated as wetlands. Airport Critical Area. Areas subject to hazards from aircraft takeoff and landing activities. Certain restrictions on development would be imposed within the airport critical area consistent with state policy, and cooperative implementation action between Latimer County and the cities of Loveland and Fort Collins. 2.3. Land Use Policies. five'l"17 land Use Policies have been developed to guide development of residential neighborhoods in the Fossil Creek Reservoir Area, as well as other non-residential and natural resource areas. Residential tr eighborhood policies supplement those found in the County's Master Plan and City Plan; although they are based on the policy directions established in those plans, they are tailored to the particular conditions of the Fossil Creek Reservoir Area. The residential policies establish minimum densities for Estate and Low Density neighborhoods, but measures needed to achieve these densities will depend on the implementation direction selected. 2.3.1. Residential ji a % Policies FC-LUF-1 Community Design. Require n New urban development >equj to be consistent with the principles and policies for community design and new residential neighborhoods established by the Fort Collins City Plan. but not necessatily within all projmts. FC-LUF-30 Rural Residential. Areas currently zoned FA-1 and AP Airport which are not designated for higher density urban residential densities are designated as potential sending areas in the proposed TDU program. However, if developed they should be developed at residential densities consistent with the rural conservation development policy contained in the Larimer County Master Plan. The AP-Airport zoning south of County Road 32, adjacent to the I-25 Interstate exchange remains designated a mixed-use area as denoted in A Plan for the Region Between Fort Collins and Loveland, "The Corridor". Chapter 2 o Land Use Framework FC-LUF0 Mixed Use Neighborhoods � elgtc t i titSlSt - £A " nl ra hdusing ty `npari�a�hcet�5� ... �r° iVet minimum avtdll average of { 3 a or 5 dwelling units per acre, with an overall maximum of 8 dwelling units per acre, and maximum of 12 dwelling units per acre for any single phase. This residential classification wool& ;`:...1 require design and developmentstandards agreed upon by both Larimer County and the City of Fort N: Collins �'17te eC,k�G'+r1�f,�t�tttllx S��•�.�,.�.�Y`'�,�.`,"��`. :.� `�rl� �` �t i y c ct ks h a 3 L/G $ 3< c'r' .hit y`&•. dz ss3• .s< 7c/ s£N /ir y f7�.�arm�tt d¢s tt�.ttl��b F 1 / s�i ��nlerate"wag a�bt�;d`��T�Ig�x����,1���a� tx�;r��y"fri��f �sft�q�and a link iournbuntirlg_nsrx uaeiglibwscits ,�.tTitsstiiylminimum raI average of 12 units per acre, with a minimum of 7 units per acre for any single phase in a multiple-phase plan. Btttxgs, Imtt f2 �<ai�r[ 5 uaxg This residential classification wottld require design and development standards agreed upon by both Larimer County and the City of Fort Collins 'f t�� �* ttlWN ng density l�s;li3�ti� pp�n�. EC-L-l_l�+ S 1�e]x#ittn�Eti�s�ntt'T�ransit���5`at;'1" �sisf`1+� hUarq't" ue:��•�+� ta,yy ��"�t �v:'7! , l � s ��+ 5lyy"""'c3 �c��'�ys��� .�'t�,'��� .: residential devsi�gm�ttt� n�%�ilxi c�f�� '� d la��s�io?tt��i2zit�rttar�itabe, e�tablislir,�l t���+t�f'�riilirling��sixi ��' '� s�ng��ed i�a des and abrupianas iA dusty,thp;slz1" d� > xtltystId ntgrig '.. triQrd�rtc � tain lishFslai`s'av,�t��y�rs�u�i ''����xdt ����Id �l� aterl p y c q/=�y% e y sh y�%�,�k�y x4 �5� 9 a � v}�x`6 d.&:a » !m` V a s 4 y�i• 3�y FC-LUF-5 � 74t7< ,� C� X� l S l i31Sl C of surgt��axttily bozfon�aa�et�,lrz�;t+ih�tt�t,�,�ut�t#�u��� tdti��i ixelgYibo�ticx�d� �iiCl����'atn� l?�tas�y����£l�st�te�� la west at theesrvanr',ptvtt#ng'arau tiatisiiat5n �trba dlp( n[ n+3 loin ofup t3 fivcC trti#pr , f�t 6 gross density ranges from .5 to 2 units per acre. This category provides for large lot single family residential development of the type already found in the northwestern portion of the study area. The Urban Estate residential classification wutz WN require design and development standards agreed upon by both Larimer County and the City of Fort Collins. 2.3.3• Neighborhood Centers Policies. Chapter 2 o Land Use Framework • These policies are based on City Plan policies for neighborhood centers, with specific attention to individual market and development conditions in the Fossil Creek Reservoir Area. They enable development of a range of nonresidential uses in the area and identify the appropriate character of development. , , FC-LUF-7 Neighborhood centers will be incorporated within new development, located for convenience to residential areas. preferably within walking or bicycling distance of their pMt homes. FC-LUF-8 Lasea: The Fossil Creek Reservoir Area neighborhood center may contain include: a park or commons, one of the area's elementary schools, a church, possibly a community facility such as a day care center _ggc#}czk YtedYq## afG , and limited convenience retail shops, small professional offices, clinics, or other small • businesses 2 3i l!it'xg tbo >lau d Go..x..... cial Centex b1lAQ[e ,,,.: FG-1LTJF• 7cs3gaateii seforahborhbod cotnaretalenrte apgroa#eIy 14:acxes 3aist�e AIL be lo�aLed'an the wcsLsaf�e t�€�'3,m�r[%t'ue ltaail appro�nimatel 1 "x; nsles stttit ofTarntan * toacl.. FC 7Gi111wn A stoxe p suet uaJe aurage asatctwx for tl�i<s res�rKer,atx� �e �x�ai�sa�,prltitTe�holps ,+��tGes'�ztt1�cs,sxc�s, caivc uses,,_.�esxrtenxttL �(� as_.lotts-�,'aiyam�axs�;atxdsara 1�,+ t�d atxt+�-reXafe�t sexvtces FiC L� li u�E#it+Ggs cvxXl :Ifl3.ced,_tc3?»� ��tctxnesx�n�e�t>N • Chapter 2 o Land Use Framework