HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 06/07/2005 - ITEMS RELATING TO THE SUNRISE RIDGE ANNEXATION AND ITEM NUMBER: 33 A-C
AGENDA ITEM SUMMARY DATE: June 7, Zoos
FORT COLLINS CITY COUNCIL STAFF: Ted Shepard
SUBJECT
Items Relating to the Sunrise Ridge Annexation and Zoning.
RECOMMENDATION
Staff recommends approval of the Resolution and the Ordinances on First Reading.
EXECUTIVE SUMMARY
A. Resolution 2005-068 Setting Forth Findings of Fact and Determinations Regarding the
Sunrise Ridge Annexation.
B. First Reading of Ordinance No. 068,2005,Annexing Property Known as the Sunrise Ridge
Annexation to the City of Fort Collins, Colorado.
C. First Reading of Ordinance No. 069, 2005, Amending the Zoning Map of the City of Fort
Collins and Classifying for Zoning Purposes the Property Included in the Sunrise Ridge
Annexation to the City of Fort Collins, Colorado.
This is a 100% voluntary annexation and zoning of a property approximately 10.34 acres in size.
The site is 5101 S. Strauss Cabin Road located approximately one-half mile south of East Harmony
Road on the west side of Strauss Cabin Road. Contiguity with the existing municipal boundary is
gained along the entire west boundary which is shared with the east property line of the Willow
Brook Subdivision (Observatory Village). Contiguity is also gained along the entire northern
boundary which is shared with the south property line of Brookfield Subdivision (Morningside
Townhomes).
BACKGROUND
The property is located within the Growth Management Area. According to the policies and
agreements between the City of Fort Collins and Larimer County contained in the Intergovernmental
Agreement for the City of Fort Collins Growth Management Area ("IGA"), the City will agree to
consider annexation of property in the GMA when the property is eligible for annexation according
to State law.
June 7, 2005 -2- Item No. 33 A-C
The parcel gains the necessary one-sixth contiguity along the entire north and west property lines.
Of the total perimeter boundary, the parcel has 48% contiguity with the City limits. This
substantially exceeds the required minimum of 16.66%(one-sixth). The parcel,therefore,complies
with the requirements of the IGA and is eligible for annexation.
This is a 100% voluntary annexation for a property located within the Growth Management Area.
The property satisfies the requirement that no less than one-sixth of the perimeter boundary be
contiguous to the existing City boundary. The recommended zoning of U-E, Urban Estate, is in
compliance with the City's Comprehensive Plan and Structure Plan Map. Staff recommends the
parcel be placed within the Residential Neighborhood Sign District.
The Initiating Resolution was considered by City Council on April 19,2005 and approved. On May
19, 2005,the Planning and Zoning Board took two specific actions in making its recommendation
to City Council:
1. The Board voted 6—0 to recommend approval of the annexation.
2. The Board then voted 4 — 2 to recommend the property be placed in the
Urban Estate zone district.
Consistency with Existing Policies:
According to the policies and agreements between the City of Fort Collins and Larimer County,
contained in the amended(November 21,2000)IGA,the City will agree to consider for annexation
property in the U.G.M.A. when such property is eligible for annexation according to State law.
According to Section 8A of the I.G.A., as amended:
"It is the City's intent to annex properties within the GMA as expeditiously as
possible consistent with the terms of this Agreement. Except as provided in Section
8(B), the City agrees to consider the annexation of any parcel or parcels of land
located within the GMA which are eligible for voluntary annexation pursuant to the
provisions of Title 31, Article 12 Colorado Revised Statutes."
The surrounding zoning and land uses are as follows:
N:H-C; Existing and Developing Multi-Family(Brookfield Subdivision-marketed as Morningside
Townhomes)
S: FA-1 (County); Existing large-lot, semi-rural single family detached residential
E: FA-1 (County); Vacant—Fossil Creek Reservoir Inlet Ditch
W:L-M-N;Existing Single Family Attached(Willowbrook Subdivision-marketed as Observatory
Village)
The parcel gains the necessary one-sixth contiguity along the entire west and north property lines.
Of the total perimeter boundary, the parcel has 48% contiguity with the City limits. This
substantially exceeds the required minimum of 16.66%(one-sixth). The parcel,therefore,complies
with the requirements of the IGA and is eligible for annexation.
June 7, 2005 -3- Item No. 33 A-C
One of the stated intents of the IGA is to have urban development occur within the City in order that
the provision of urban level services by the County would be minimized. This is a 100%voluntary
annexation. The parcel is not an enclave. On April 19, 2005, City Council approved a Resolution
which accepted the annexation petition and established that the petition is in compliance with State
statutes.
Zoning:
A. Planning and Zoning Board Recommendation—Urban Estate (U-E)
1. Consistency with City Plan
The Planning and Zoning Board voted 4—2 to recommend that the zoning for the Sunrise
Ridge Annexation be U-E, Urban Estate. This district is intended to be a setting for a
predominance of low-density and large-lot housing. In addition, the zone provides for the
Residential Cluster Plan Development option. The main purposes of this District are to
acknowledge the presence of the many existing subdivisions which have developed in these
uses that function as parts of the community and to provide additional locations for similar
development, typically in transitional locations between more intense urban development
and rural or open lands. The requested zoning of U-E complies with the City's Structure
Plan Map and the Fossil Creek Reservoir Area Plan.
2. Domino Effect
Those Board members voting in favor of the U-E zone expressed a concern that allowing L-
M-N zoning would lead to a domino effect. The subject parcel is the northern-most property
of seven existing lots that front on Strauss Cabin Road. These lots were split off from the
larger farm approximately 25 years ago. Kechter Road forms the southern boundary.
According to those voting in the majority, the same rationale for placement of the subject
property into the L-M-N zone could also logically apply to each subsequent lot to the south,
and so on down the line to Kechter Road.
3. Uniform Separation Between L-M-N and U-E
The majority was concerned about preserving the integrity of the north-south line that
presently separates Observatory Village(City) from the existing seven lots(County). This
line was established with the adoption of the Fossil Creek Sub Area Plan. The location of
this separation is in alignment with the rear (west) property lines of all seven lots and is
uniform and consistent. Allowing L-M-N on Sunrise Ridge would encroach across this line.
4. Piecemeal Approach
The majority was concerned about a piecemeal approach resulting in one of seven lots
having a zoning significantly different from the other six. If all seven lots petitioned for
annexation and L-M-N zoning, at the same time, then such a request could be considered a
more rational and comprehensive approach that would possibly be viewed differently.
June 7, 2005 -4- Item No. 33 A-C
5. Lack of Change in Character
Finally,the majority indicated that there has not been a sufficient change of character in the
general area to justify an amendment to the Structure Plan Map.
6. Residential Neighborhood Sign District
In addition, the P & Z Board recommends the parcel be placed within the Residential
Neighborhood Sign District which was created for the purpose of regulating signs for non-
residential uses in certain geographic locations of the City. The applicants are in agreement
with this designation.
B. Applicants' Request—Low Density Mixed-Use Neighborhood (L-M-N)
1. Abuts L-M-N and H-C Zones
The applicants have indicated that this particular parcel is different from the other six in that
its northern boundary abuts the Harmony Corridor zone district. As with Observatory
Village to the west,L-M-N zoning is a logical land use transition from the more intense land
uses associated with the Harmony Corridor zone.
2. Change of Character
The applicants contend that there has indeed been a change in character in the area. For
example, to the north is the Morningside Townhomes. To the west are the single family
homes of Observatory Village. Both residential projects exceed 5.0 dwelling units per acre.
3. Future Streets—Rock Creek Drive
In addition, Observatory Village has stubbed three public streets to its east property line in
anticipation of continuing east to Strauss Cabin Road. One of these streets is Rock Creek
Drive. This street serves Fossil Ridge High School, Morningside Townhomes and
Observatory Village. It is has been constructed as a collector roadway in accordance with
the Master Street Plan and is stubbed into Sunrise Ridge. Development would trigger
extension into Sunrise Ridge to intersect with Strauss Cabin Road. It appears incongruous
to the applicants that a collector level street is necessary to serve Urban Estate density.
4. Isolated Strip of U-E
Finally, the applicants contend that preserving a strip of Urban Estate makes little sense in
that there is a vast open area,presently being mined for gravel, east of Strauss Cabin Road
and down the Poudre River bluff. Since the gravel operations will ultimately cease and
become restored as ponds and open space, a strip of Urban Estate will become isolated and
will share little in common with its immediate surrounding area.
June 7, 2005 -5- Item No. 33 A-C
Compliance with State Law:
As mentioned, the annexation has 48% of its perimeter boundary contiguous with existing City
limits which exceeds the required one-sixth as mandated by State law. Further,the parcel is found
to have a community of interest with the City and the parcel is expected to urbanize shortly.
Findings of Fact/Conclusion:
In evaluating the request for the Sunrise Ridge Annexation and Zoning, Staff makes the following
findings of fact:
1. The annexation of this parcel is consistent with the policies and agreements between Larimer
County and the City of Fort Collins, as contained in the amended IGA.
2. The parcel meets all criteria included in State law to qualify for annexation by the City of
Fort Collins.
3. The staff proposed zone district, U-E, Urban Estate, is in conformance with the City's
Comprehensive Plan (Fossil Creek Reservoir Area Plan) and the City Structure Plan Map.
4. The applicants have requested the property be placed in the L-M-N,Low Density Mixed-Use
Neighborhood zone district.
5. P&Z recommends the parcel be placed within the Residential Neighborhood Sign District.
6. On April 19, 2005, City Council approved the Resolution which accepted the annexation
petition and determines that the petition is in compliance with State law.
Planning and Zoning Board Recommendation:
On March 17, 2005, the Planning and Zoning Board took the following action:
1. Voted 6— 0 to recommend annexation into the municipal boundary and inclusion into the
Residential Sign District.
2. Voted 4—2 to recommend placement into the U-E, Urban Estate zone district.
ATTACHMENTS
1. Vicinity Map
2. Fossil Creek Reservoir Area Land Use Framework Plan
3. Planning and Zoning Board Agenda Materials - May 19, 2005
4. Annexation Petition
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ATTACHMENT
ITEM NO. 6
MEETING DATE 5/19/05
STAFF T-d ChepArd
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Sunrise Ridge Annexation and Zoning and Structure Plan/Sub-Area
Plan Amendment, #13-05
APPLICANTS: Mr. Howard Mounts and Mr. and Mrs. Kelly and Theresa Smith
c/o Land Images, Inc.
1136 E. Stuart Street
Fort Collins, CO 80525
OWNERS: Mr. Howard Mounts Mr. & Mrs. Kelly & Theresa Smith
5101 Strauss Cabin Road 7890 Pheasant Run Lane
Fort Collins, CO 80525 Wellington, CO 80549
PROJECT DESCRIPTION:
This is a request to annex and zone a 10.34 acre parcel. The site is 5101 S. Strauss
Cabin Road located approximately one-half mile south of East Harmony Road on the
west side of Strauss Cabin Road. Contiguity with the existing municipal boundary is
gained along the entire west boundary which is shared with the east property line of the
Willow Brook Subdivision (Observatory Village). Contiguity is also gained along the
entire northern boundary which is shared with the south property line of Brookfield
Subdivision (Morningside Townhomes).
The requested zoning is Low Density Mixed-Use Neighborhood. This request requires
an Amendment to the Structure Plan Map and the Fossil Creek Reservoir Area Plan.
RECOMMENDATION: Approval of the Annexation. Denial of the Amendment to the
Structure Plan Map and Denial of placement into the L-M-N, Low Density Mixed-Use
Neighborhood. Approval of placement into the U-E, Urban Estate zone district
EXECUTIVE SUMMARY:
This is a 100% voluntary annexation for a property located within the Growth
Management Area. The property satisfies the requirement that no less than one-sixth of
the perimeter boundary be contiguous to the existing City boundary. The applicant's
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N.College Ave. P.O.Box 580 Fort Collins,CO 80522-0580 (970)221-6750
PLANNING DEPARTMENT
Sunrise Ridge Annexation and Zoning and Structure Plan/Sub-Area Plan Amendment,
#13-05
May 19, 2005 P & Z Meeting
Page 2
requested zoning of L-M-N, Low Density Mixed-Use Neighborhood, is not in compliance
with the Fossil Creek Reservoir Area Plan and Structure Plan Map. Instead, Staff
recommends placement into the U-E, Urban Estate, zone district.
Staff recommends the parcel be placed within the Residential Neighborhood Sign
District. The Initiating Resolution was considered by City Council on April 19, 2005 and
approved. The item is scheduled for first reading by City Council on June 7, 2005.
COMMENTS:
1. Background:
According to the policies and agreements between the City of Fort Collins and Larimer
County, contained in the amended (November 21, 2000) INTERGOVERNMENTAL
AGREEMENTS — GROWTH MANAGEMENT AREA (].G.A.), the City will agree to
consider for annexation property in the G.M.A. when such property is eligible for
annexation according to State law. According to the I.G.A., as amended,:
"It is the City's intent to annex properties within the GMA as expeditiously as
possible consistent with the terms of this Agreement. Except as provided in
Section 8(B), the City agrees to consider the annexation of any parcel or parcels
of land located within the GMA which are eligible for voluntary annexation
pursuant to the provisions of Title 31, Article 12 Colorado Revised Statutes."
The surrounding zoning and land uses are as follows:
N: H-C; Existing and Developing Multi-Family (Brookfield Subdivision — marketed as
Morningside Townhomes)
S: FA-1 (County); Existing large-lot, semi-rural single family detached residential
E: FA-1 (County); Vacant — Fossil Creek Reservoir Inlet Ditch
W: L-M-N; Existing Single Family Attached (Willowbrook Subdivision — marketed as
Observatory Village)
Originally part of a large farm, the seven lots that front on the section line road were split
off from the original farm approximately 25 years ago.
All seven lots were included in the boundary area of the Fossil Creek Reservoir Area
Plan jointly adopted by the City and Larimer County in 1999.
Sunrise Ridge Annexation and Zoning and Structure Plan/Sub-Area Plan Amendment,
#13-05
May 19, 2005 P & Z Meeting
Page 3
The parcel gains the necessary one-sixth contiguity along the entire north and west
property lines. Of the total perimeter boundary, the parcel has 48% contiguity with the
City limits. This substantially exceeds the required minimum of 16.66% (one-sixth).
The parcel, therefore, complies with the requirements of the INTERGOVERNMENTAL
AGREEMENT — GROWTH MANAGEMENT AREA and is eligible for annexation.
One of the stated intents of the AGREEMENT is to have urban development occur
within the City in order that the provision of urban level services by the County would be
minimized. This is a 100% voluntary annexation. The parcel is not an enclave. On
April 19, 2005, City Council passed a Resolution which accepted the annexation petition
and established that the petition is in compliance with State statutes.
2. Compliance with State Law:
As mentioned, the annexation has 48% of its perimeter boundary contiguous with
existing City limits which exceeds the required one-sixth as mandated by State law.
Further, the parcel is found to have a community of interest with the City and the parcel
is expected to urbanize shortly.
3. Zoning:
A. Requested Zoning — Low Density Mixed-Use Neighborhood
The proposed zoning for the Sunrise Ridge Annexation is L-M-N, Low Density Mixed-
Use Neighborhood. The Land Use Code describes this zone district as follows:
Purpose. The Low Density Mixed-Use Neighborhood District is intended to be a
setting for a predominance of low density housing combined with complementary
and supporting land uses that serve a neighborhood and are developed and
operated in harmony with the residential characteristics of a neighborhood. The
main purpose of the District is to meet a wide range of needs of everyday living in
neighborhoods that include a variety of housing choices, that invite walking to
gathering places, services and conveniences, and that are fully integrated into the
larger community by the pattern of streets, blocks, and other linkages. A
neighborhood center provides a focal point, and attractive walking and biking paths
invite residents to enjoy the center as well as the small neighborhood parks. Any
new development in this District shall be arranged to form part of an individual
neighborhood.
Sunrise Ridge Annexation and Zoning and Structure Plan/Sub-Area Plan Amendment,
#13-05
May 19, 2005 P & Z Meeting
Page 4
Typically, Low Density Neighborhoods will be clustered around and integral with a
Medium Density Mixed-Use Neighborhood with a Neighborhood Commercial
Center at its core. For the purposes of this Division, a neighborhood shall be
considered to consist of approximately eighty (80) to one hundred sixty (160)
acres, with its edges typically consisting of major streets, drainageways, irrigation
ditches, railroad tracks and other major physical features.
B. Structure Plan Map — Urban Estate
In contrast, the Urban Estate zone is described as follows:
Purpose. The U-E district is intended to be a setting for a predominance of low-
density and large-lot housing. The main purposes of this District are to
acknowledge the presence of the many existing subdivisions which have
developed in these uses that function as parts of the community and to provide
additional locations for similar development, typically in transitional locations
between more intense urban development and rural or open lands.
The Urban Estate district also provides for residential cluster development where
the allowable density can be clustered in order to preserve a minimum of 50%
open space.
As mentioned, the U-E designation complies with both Fossil Creek Reservoir Area
Plan and the City's Structure Plan Map.
3. Amendment to the Structure Plan Map and Fossil Creek Reservoir Area Plan:
Placing this parcel into the L-M-N requires official action on the City's Structure Plan
Map and the sub area plan that governs this specific geographic area. This map and
sub area plan are components of City Plan. In order to simplify the Board's discussion,
amending these two maps shall be referred to as the Plan Amendment. Please note
that one cannot occur without the other so they cannot be separated and must be
treated in tandem.
4. Plan Amendment Review Criteria:
City Plan allows for amendments through a Minor Amendment process as outlined in
Appendix C (see attached). The two review criteria are:
Sunrise Ridge Annexation and Zoning and Structure Plan/Sub-Area Plan Amendment,
#13-05
May 19, 2005 P & Z Meeting
Page 5
A. The City Plan and/or any related element thereof is in need of the proposed
amendment; and
B. The proposed plan amendment will promote the public welfare and will be
consistent with the vision, goals, principles and policies of City Plan and the
elements thereof.
5. Summary of Applicants' Case for L-M-N:
The applicants have provided an attachment titled "Statement of Principles and Policies
and Consistency with the City Structure Plan." Briefly, the main points are summarized
as follows:
A. The site is square-shaped and bordered on two sides by urban development. To
the west is Observatory Village, zoned L-M-N. To the north is Morningside
Townhomes, zoned H-C. The eastern edge consists of the Fossil Creek
Reservoir Inlet Ditch and Strauss Cabin Road, a section line road classified as a
minor arterial street. These three edge conditions represent urban
characteristics.
B. Rock Creek Drive is stubbed to the west property line. It is classified as a
collector street and will be required to extend east to Strauss Cabin Road. A
collector roadway is designed to carry levels of traffic associated with urban
development.
C. The southern edge of the property would border the area designated as Urban
Estate. An urban development in the L-M-N can provide context sensitive design
and buffering to mitigate the impacts along the south edge. Sections 3.5.1 and
3.5.2 of the Land Use Code require that new development be compatible with
existing neighborhoods and require minimum building and garage standards.
6. Staff Recommendation for Urban Estate Zonina:
Staff is recommending that the Plan Amendment not be approved and Urban Estate
zoning be implemented, in accordance with elements of the City Plan. This
recommendation is based on the following points:
A. The Fossil Creek Reservoir Area Plan was adopted in 1998 and amended in
1999. At that time, both the L-M-N and H-C zonings were in place. Urban
development was expected along the west and north edges of the subject parcel.
Sunrise Ridge Annexation and Zoning and Structure Plan/Sub-Area Plan Amendment,
#13-05
May 19, 2005 P & Z Meeting
Page 6
Staff contends that there has not been a sufficient change in character in the
area to warrant a Plan Amendment.
B. The dividing line between urban and rural was intended to be a north-south line
that separated Observatory Village from the seven residential lots that front on
Strauss Cabin Road. Allowing this one lot to develop at higher urban density
encroaches across this line.
C. If this lot is allowed to develop under the L-M-N, then the same arguments would
apply to the next lot to south, as it could also logically seek L-M-N zoning, and so
on south to Kechter Road. This is a piecemeal approach. Instead, the seven
lots should be treated equally and comprehensively. If all seven lots applied for
the Plan Amendment, then a more rational case could be made. But,
considering a Plan Amendment for a single lot in isolation is not a rational
approach to land use planning on the fringe of the City.
Staff finds that there has not been a sufficient change in the physical attributes of the
general area that would indicate City Plan is in need of the proposed amendment. Staff
also finds that the proposed Plan Amendment will not promote the public welfare and
will be consistent with the vision, goals, principles and policies of City Plan and the
elements thereof. Staff, therefore, recommends denial of the proposed Plan
Amendment.
6. Neighborhood Information Meeting:
A neighborhood information meeting was held on April 12, 2005. Minutes to this
meeting are attached. The main points are summarized as follows:
A. Those in attendance oppose the Plan Amendment. If annexation is to occur, it
should be held to Urban Estate zoning.
B. There is a concern that allowing this one lot to urbanize to the L-M-N level would
create pressure on the subsequent lots to the south. This would be a domino
effect.
C. L-M-N urbanization is too intense for the character of the area. Urban Estate, not
L-M-N, would provide the necessary transition in intensity to protect the
ambiance enjoyed under FA-1 County zoning.
Sunrise Ridge Annexation and Zoning and Structure Plan/Sub-Area Plan Amendment,
#13-05
May 19, 2005 P & Z Meeting
Page 7
7. Findings of Fact/Conclusion:
In evaluating the request for the Sunrise Ridge Annexation and Zoning and Structure
Plan/Sub Area Amendment, Staff makes the following findings of fact:
A. The annexation of this parcel is consistent with the policies and agreements
between Larimer County and the City of Fort Collins, as contained in the
amended INTERGOVERNMENTAL AGREEMENT — GROWTH MANAGEMENT
AREA.
B. The parcel meets all criteria included in State law to qualify for annexation by the
City of Fort Collins.
C. The requested zone district, L-M-N, Low Density Mixed-Use Neighborhood, is not
in conformance with two elements of the City's Comprehensive Plan (City Plan).
These elements are the Structure Plan Map and the Fossil Creek Reservoir Area
Plan.
D. The requested Plan Amendment to allow L-M-N zoning is not warranted by any
change in character or physical attributes in the area. The recommendation of
Urban Estate zoning by the Fossil Creek Reservoir Area Plan remains valid and
should be preserved.
E. In this case, the separation between urban and semi-rural land uses within the
Growth Management Area should be retained along the north-south line that
divides Observatory Village from the seven lots that front on Strauss Cabin Road.
Otherwise, a piecemeal approach could lead to each subsequent lot to the south
seeking L-M-N zoning on an individual basis at separate times without a unified
comprehensive approach.
F. Staff recommends the parcel be placed within the Residential Neighborhood Sign
District.
G. On April 19, 2005, City Council passed a Resolution which accepted the
annexation petition and determined that the petition is in compliance with State
law.
Sunrise Ridge Annexation and Zoning and Structure Plan/Sub-Area Plan Amendment,
#13-05
May 19, 2005 P & Z Meeting
Page 8
RECOMMENDATION:
Staff recommends that the Sunrise Ridge Annexation be approved. Further, Staff
recommends that the Plan Amendment be denied and that property be placed into the
Urban Estate zone district in accordance with the adopted elements of City Plan.
Finally, Staff recommends that the property be placed within the Residential
Neighborhood Sign District.
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Statement of Principles and Policies and consistency with the City Structure Plan
for
SUNRISE RIDGE ANNEXATION
March 10, 2005
Prepared for:
City of Fort Collins
Fort Collins, Colorado 80524
Landscaping will be designed to avoid hidden areas, particularly where such
areas may be used at night, such as near building approaches and entrances.
Landscaping and irrigation system guidance will be used to encourage less
water-intensive land use and landscaping practices. Minimum water conservation
standards will be set for landscape and irrigation systems for all development
subject to City landscape plan review and approval. The use of untreated water
will be encouraged and supported where appropriate, to make it less expensive
to provide common open lands and outdoor spaces which need irrigation.
All new residences will have'water meters.
Lighting fixture design and illumination will be tailored to match the context of the
street. Lighting levels will be designed to emphasize the desired effect and not
the light source, avoiding sharp contrast between bright spots and shadows,
spillover glare, and preserving "dark sky" views at night time.
Residential street light fixtures will be designed for human, pedestrian scale,
while providing an adequate level of illumination for safety.
Security lighting will generally be at low, even levels to create comfortable area-
wide visibility and not highly contrasting bright spots and shadows.
Residential development will supply single family homes that positively influence
housing affordability.
The character of stable residential neighborhoods will be preserved through
neighborhood planning, assistance to neighborhood organizations, and
supportive regulatory techniques. Variation in house models will be encouraged,
to avoid a monotonous streetscape, and eliminate the appearance of a
standardized subdivision.
The development will improve Fort Collins' air quality by reducing vehicle trip
rates, reduce vehicle trip length, and increase vehicle occupancy.
No development will uccur in sensitive natural features -- such as wetlands,
riparian areas and wildlife habitat.
Community noise standards will be met to prevent noise pollution.
New development will be discouraged in the floodplain to avoid additional
modifications and structural controls.
In addition to flood control and drainage functions, stormwater systems will be
designed to minimize the introduction of human caused pollutants.
Development will pay its share of the cost of providing needed public facilities
and services.
The new neighborhood will be an integral part of the Residential District. The Low
Density Neighborhood is adjacent to a Medium Density neighborhood.
NEIGHBORHOOD MEETING SUMMARY
PROJECT: Sunrise Ridge Annexation and Zoning and
Amendment to Fossil Creek Reservoir Area Plan
DATE: April 12, 2005
APPLICANT: Mr. and Mrs. Kelly and Theresa Smith
Mr. Howard Mounts
CONSULTANT: Michael Chalona, Land Images, Inc.
CITY PLANNERS: Ted Shepard
Pete Wray
The meeting began with a description of the proposed project. The project
consists of annexing the property addressed as 5101 South Strauss Cabin Road
(County Road 7). The property is 10.34 acres in size and located approximately
one-half mile south of Harmony Road on the west side of Strauss Cabin Road.
Observatory Village borders the property on the west. The Fossil Creek Inlet
Ditch runs across the eastern portion of the site along Strauss Cabin Road.
Rock Creek Drive presently terminates at the property's west boundary.
The property is located within the City of Fort Collins Growth Management Area
and borders the existing city boundary along the north and west property lines.
Therefore, it is eligible for annexation and the applicants are seeking this
annexation voluntarily.
The City's Structure Plan Map and the Fossil Creek Reservoir Area Plan guide
the Planning and Zoning Board and the City Council as to how the property
should be zoned upon annexation. The Map indicates that the property should
be zoned U-E, Urban Estate. The applicants are seeking a Structure Plan
Amendment in order to zone the property L-M-N, Low Density Mixed-Use
Neighborhood.
Unless otherwise noted, all responses are from the applicant.
QUESTIONS, CONCERNS, COMMENTS
1. I would like to look at one of your other developments. Where have you
developed that is in our area that I could inspect?
i
A. We have developed a small project in Wellington called Kelbran. It is
located on the east side of 1-25 south of interchange. It's a small
residential project consisting of 16 lots that is recently completed.
2. You are asking for L-M-N zoning. Do you have any ideas on how you
would develop the property?
A. We have been brainstorming some ideas but that is about as far along we
are. We are factoring in our site constraints such as the extension of Rock
Creek Drive to Strauss Cabin Road and the fact that the Fossil Creek Inlet
Ditch cuts across the eastern portion of the site. We have no firm
concepts at this time.
3. Can you annex without a definite plan?
A. Response from City: Yes, it is not necessary to have a development plan
in order to annex into the City. The determination of a zoning designation
is guided by the City's Structure Plan Map, and, in this particular case, the
Fossil Creek Reservoir Area Plan.
4. Is there a precedent for the City and the County to amend an adopted Sub
Area Plan?
A. Response from City: Yes, there is an amendment process.
5. The Fossil Creek Reservoir Area Plan talks about buffering existing
County estate lots. How does Observatory Village buffer our lots?
A. Response from City: The City does not have zoning districts that match
up with the County zoning so the transition between City and County will
have to be done on a project-by-project basis, not through zoning. Also,
please keep in mind that some of the areas within the plan are in the
receiving area for the County's Transfer of Development Units (T.D.U.)
program. Observatory Village intentionally placed the stormwater
detention pond along your west property lines in order to create a buffer.
This pond is deliberately elongated to provide as much open space
between urban development and your lots.
6. So would Sunrise Ridge be required to provide buffering along their south
property line?
A. Yes, we would be willing to look at some buffering in this area.
7. I'm trying to visualize an L-M-N project on the property next to our large
lots and what the buffering might consist of. Any ideas?
2
A. Response from City: Buffering can take the form of simple horizontal
distance to create separation. Or, the separation area can contain a trail,
stormwater detention pond, berming, landscaping, or open space tracts.
8. My understanding is that L-M-N zoning contains a wide variety of uses,
including commercial and retail. What uses did you have in mind for this
site? Do you have a site plan that we could react to?
A. Yes, L-M-N allows some commercial and retail uses in neighborhood
centers but our project would be residential only. We have to factor in the
extension of Rock Creek Drive which has a big impact on our layout. The
City's Land Use Code requires that we have a minimum density of five
dwelling units per net acre. This means that areas such as roads,
detention ponds and the like are netted out of the gross acreage. At the
high end, we cannot exceed eight dwelling units per acre on gross
acreage basis. Other than these parameters, we do not have a site plan
to show you. Examples of some L-M-N projects include Observatory
Village and Harvest Park.
9. Our family has lived on C.R. 7 for 25 years. All the families that have
lived on C.R. 7 have enjoyed the rural lifestyle that these large lots
provide. Over the years we have seen families with 4-H projects, large
gardens, and even a small air strip. The L-M-N zoning will destroy the
ambiance of the area that we have grown accustomed to. The applicant
should withdraw the L-M-N request. We do not support the proposed
change to the approved Plan.
10. 1 don't want another Observatory Village. Living downwind of Observatory
Village during construction was a nuisance. They built a six foot fence for
Palmer but not for any of the rest of us. I don't want Rock Creek Dr.
extended to C.R. 7.
11 . 1 don't like the way the City re-named C.R. 7 Strauss Cabin Road. There
is too much speeding on that road already and adding traffic from Rock
Creek Drive will just make it worse. There should be a stop sign at the
intersection of C.R. 7 and C.R. 36 (Kechter Road). The parcel in question
should remain in the County under FA-1 zoning. Since the applicants
have lived there for only two months, they are acting like land speculators.
12. 1 would support maybe adding one extra house to the parcel but not an
urban-scale L-M-N subdivision.
13. Does Urban Estate zoning still remain a viable option?
A. Response from City: Yes, under Urban Estate, the minimum lot size is
one-half acre. Under the Cluster Development Plan option, the allowable
3
density is allowed to be placed on one-half the lot while a minimum of 50%
is set aside as open space.
14. We live next door to the south and oppose the L-M-N zoning. Not only
would we be impacted, but such a project would destroy the neighborhood
cohesiveness that we all enjoy.
15. It appears to me that the L-M-N zoning does not make sense and is
inconsistent with the adopted plan.
16. What is the County zoning east of C.R. 7 down the hill?
A. Response from City: The County zoning to the east is FA-1. The City's
Structure Plan indicates that this area is designated as "Rural Lands." As
mentioned earlier, the City does not have a zone district that matches FA-
1. The City is close to adopting, however, a new Rural Lands zone district
that would, like FA-1, require a minimum of 2.3 acres per dwelling unit.
Residential clustering of the allowable density would also be permitted.
This new district has not been adopted yet.
17. I'm not hearing anyone who lives on C.R. 7 speaking in support of this
project. I think the opposition is unanimous.
18. Our lots are on the western edge of a larger FA-1 County zone district. I
am worried about the "domino" effect. The rationale being used for L-M-N
on this parcel could be used on the next parcel to the south, and so on
down the line. Where would it stop?
19. Please say no to this request.
20. This is our house, please do not ruin it.
4
May 16 05 08: 48a GS9U 9706795998 p. 1
May 18, 2005
Ted Shepard
Fort Collins Current Planning Department
P.O.Box 580
Fort Collins,Colorado 80522-0580
Hello Ted,
We hereby withdraw our objections to the Sunrise Ridge Annexation and Zoning and
Structure Plan/Sub Area Plan Amendment.#13-05. We own the property located at 5221
Strauss Cabin Road,immediately south of the proposed annexation.
Best wards,
X4
Bill and Ann Standerfer
5221 Strauss Cabin Road
Fort Collins, Colorado 80528-9556
970-229-9442
RECEIVED
MAY 1 8 Zoos
May 11, 2005
City of Fort Collins Planning and Zoning Board
Fort Collins, Colorado
Subject: Sunrise Ridge Annexation and Zoning Amendment#13-05
This amendment, simply stated, is a terrible idea.
The area we live in is known as the Solomon Exemption and consists of 8 five-acre
parcels, located along County Road 7 between Harmony and Kechter Roads. There are
seven owners. Until this proposal, every owner moved here and accepted the land at face
value with the understanding there would be no break-up of the parcels or any additional
structures erected.
We have resided in our home since 1983, longer than any of the other residents. Only a
half dozen changes in ownership have occurred during that time so it has been a very
stable neighborhood. Residents have used their property for keeping horses, participating
in 4-H Activities and erecting antennae for ham radio use. We have a large garden and a
small tree nursery. All of us enjoy and appreciate the openness of our homes.
As a group we have notified the proponent of our vigorous and passionate opposition to
what he aims to do. In our opinion, greed has overcome any logical reason for what he is
attempting to accomplish. The proposal certainly violates the City Structure Plan Map
and the Fossil Creek Reservoir Area Plan, documents meant to offer guidance to your
Board and to the City, for the use of this land. The Plan calls for these parcels to be
Zoned U-E (Urban Estate).
Should the proponent be successful,the impact on our neighborhood would be dramatic
and tragic. It would render the adjoining parcel to the south good for nothing except
further degradation. Our parcel would be next in line and the domino effect would
follow. It would be a case of"neighborhood busting." It would destroy over a quarter
century of the harmonious practice of gentle park-life atmosphere.
That anyone can completely lack the sensitivity for the existing wholesome situation
defies our understanding of what it means to be a good neighbor.
We urgently recommend that your Board do all possible to halt this disruptive and
harmful proposal.
Sincerely,
Ken and Ethel Ashley
5227 South County Road 7
Fort Collins, CO 80528
Copy to Howard Mounts(proponent)
April 11, 2005
Mr. Howard Mounts
Mr. Kelly Smith
5101 S. County Road 7
Fort Collins, CO 80528
Gentlemen:
This letter is being written to convey our adamant opposition to the current proposal of rezoning
and development of your recently purchased 8.8 acres at 5101 S. County Road 7.
As discussed with Mr. Ted Shepard of the City of Fort Collins, you are requesting that your
property be rezoned to LMN status and that said property be developed. We are adamantly
opposed to this rezoneldevelopment project for the following reasons:
Incompatibility with Existing Neighborhood:
County Road 7 is unique in that it represents the boundary between developed areas of Fort
Collins to rural character lots. According to"City Plan""our edges should reflect a transition
from the developed areas of our City to the rural character of Larimer County...Certain edges
will be permanently protected through direct acquisition or conservation easements, such
as...open lands that preserve habitat and native landscapes." Development of
townhomesicondos would be in direct violation of the City Structure Plan and its anent and
purpose. Additionally, per the Fossil Creek Reservoir Plan Land Use Policy, FC-LUF-5,
...Where a new neighborhood develops next to existing lower-density residential development,
the neighborhood design and layout should complement the established patterns of buildings and
outdoor spaces along the edge, with no drastic and abrupt increase in the size of buildings or
intensity of building coverage."
Per the City Plan, Land Use, "...Existing residential neighborhoods will be protected against
development that is incompatible with community goals and needs...build on the unique and
positive qualities of the neighborhood in dynamic and creative ways which respect the character
of the neighborhood." The existing large lot properties along County Road 7 between Harmony
Road and County Road 36 were all developed between 1959 and 1987. The character of the
County Road 7 neighborhood is homes spaced at 3004M feet apart with pastureland and a rural
feel. The Willow Brook development to the west was designed with a buffer space
approximately 100 feet that maintains a transition between urban and Waal living. If the
building density of any of the lots along County Road 7 increased significantly,then adjoining
lots would be adversely affected because of the reduced open space of existing homes.
With the addition of Rock Creek Drive connecting to County Road 7, the noise from traffic, the
aggravation of street lights, and the smell from car pollutants will impact our neighborhood.
Traffic on CR7 going into and out of this development will increase. This is not compatible with
our neighborhood, and would impact our quality of life. One of our neighbors has a special-
needs child who cannot tolerate significant air pollutants and would be adversely affected by
this. Please consider the ethical consequences of your decision. Advocates of people with
special needs will find this situation cruel, especially because they recently relocated to an urban
area for the health of their child.
The street extension will also require drainage mitigation where it connects to County Road 7.
There may also be a safety hazard due to the proximity to an existing 1000 gallon propane tank.
Property Values of Surrounding Acreages:
The parcels on County Road 7 consist of single family homes on acreages averaging five acres.
Erecting anything except for a single family home on acreage will obviously decrease our
property values on County Road 7.
Traffic Concerns on Harmony Road:
If this project is approved, property owners of this development will access getting"to town" via
Harmony Road and County Road 7. There is no light at this intersection,just a stop sign, and no
right turn lane for east bound traffic. This intersection is already hazardous, and with the
addition of a mall and other businesses,this intersection will need to be improved to
accommodate traffic flow.
Development/Economic Factors:
We are concerned that many factors have not been considered regarding the development of this
property. Some of the considerations are:
- Village Homes originally told the City that they expected to build and sell over 450 units
in five years after the project began. However, we estimate that less than 200 have been
built in four years, some of which are still unsold. Many of those that have been sold are
now for sale again.
- Village Homes spent $2 million dollars mitigating bentonite issues.
- Over$800,000 was spent landscaping this project.
- A developer is required to maintain all streets in the project for five years before they are
turned over to the City.
- The City will likely require storm water holding areas similar to those to the west of our
properties.
- Six inches of top soil is required to be installed in the development.
- The developer is responsible for streets,utilities, storm drainage improvements and other
items by the City Council's annexation policy(GM-2.1).
These costs are large and lead us to seriously question the economic viability of such a small
development. This is exactly why there are few, if any, small developers in the area now.
Natural Resource Protection:
County Road 7 marks a boundary between City development and large acreage, rural lots. Open
space has been designated to the east of County Road 7. Wildlife in this open space includes
bald eagles, shorebirds, herons, and many other birds as well as coyotes and foxes. The"Fossil
Creek Reservoir Area Plan", as adopted by Fort Collins City Council on March 17, 1998 and the
Larimer County Planning Commission on March 25, 1998, states that"One of the primary
purposes of the Fossil Creek Reservoir Area Plan is to protect the area's sensitive wildlife habitat
and to maintain and enhance the Fossil Creek Reservoir as a component of the regional open
lands system. As close as we are to Fossil Creek Reservoir and open space area, serious
consideration needs to be given to the respect of wildlife in this area. Erecting townhomes,
condos, or amending this area in any way will disrupt nesting habitats and roosting of birds.
Traffic pollution and air pollution on County Road 7 will further erode the ecosystem.
Additionally, if Rock Creek Drive is constructed, street lights, no doubt,will be installed which
will affect mating habits of endangered birds and others. According to Appendix A of the
Larimer County Master Plan,ER-4-0,"A Wildlife Impact Mitigation Plan shall be developed
for any development project which impacts an Important Habitat, or which presents concerns of
detrimental human-wildlife interaction." We expect such a plan be enacted, should this project
move forward. Additionally, we will take action and contact the appropriate Federal authority
regarding the threat of destroying or altering the ecosystem of endangered birds in this area.
We are a close-knit community, and we all feel the need to preserve our acreages, our
homesteads, and our quality of life. WE ARE REQUESTING THAT YOU WITHDRAW
YOUR REQUEST TO ANNEX AND DEVELOP YOUR PROPERTY. Should you choose not
to withdraw your proposal, please know that we are prepared to take any action necessary to
protect our neighborhood, no matter how long it takes.
Regards,
William&Ann Standerfer Kenneth&Ethel Ashley dr
5221 S. County Road 7 5227 S. County Road 7
Dorothy Bu s' T B derus
5416A S. County Road 7 54 B County Road 7
Patrick& Carolyn Balliew 0g4erMGGlcnda Evans
5335 S. County Road 7 5425 S. County Road 7
Vincent Carrasco John Hatfield
4100 E. County Road 5505 S. County Road 7
Robert&Linda Palmer
4000 E. County Road 36
Cc: Ted Shepard, City of Fort Collins
Pete Ray, City of Fort Collins
Rxw�4�� A440E, P4014V
Status:
The Fossil Creek Reservoir Area Plan was adopted by the Fort Collins City Council on
March 17, 1998 and the Larimer County Planning Commission on March 25, 1998. The
plan was amended by the Fort Collins City Council on February 2, 1999, and the
Larimer County Planning Commission on September 22, 1999.A second amendment
was made by the Fort Collins City Council on June 15, 2000, and the Larimer County
Planning Commission on October 5, 2000.
Prepared By:
Fort Collins City staff, Fort Collins Planning and Zoning Board, Citizen Advisor
Committee, and the Latimer County Planning Department, and consultants including:
Blayney Dyett; Feldsburg, Holt and Ullevig; and Dave Cooper, PhD.
Purpose:
The Fossil Creek Reservoir Area Plan represents a collaboration between Larimer
County, the City of Fort Collins and citizens in developing a long-range plan for an area
outside Fort Collins municipal and Growth Management Area boundaries. The primary
objective of the Plan is to direct future urban development toward municipal
boundaries, while balancing preservation of open lands and critical natural areas
around the Fossil Creek Reservoir and areas between Loveland and Fort Collins.
This project is unique in that both jurisdictions—while operating under different land
use regulations and planning environments—came together and worked through many
complex issues and policy decisions, ultimately resulting in a jointly adopted Plan. The
Plan is intended to balance urban development and environmental conservation by
recommending a unique combination of City-County integrated implementation
strategies. The key to the success of the planning effort is the formulation and adoption
of a Transfer of Density Units program by Latimer County.
Key Issues:
■ Land Use
• Transfer of Housing Density Units
■ Transportation
■ Conservation of Open Lands and Natural Areas
■ Parks, Schools, and Other Public Facilities
Appendix A Subarea/Corridor Plans
A 27
Minor Amendment Procedures
Minor Amendments will be considered by the City Council, after recommendation by
the Planning and Zoning Board, City staff, and any boards and commissions that may
have a legitimate interest in the proposed amendment, provided that such board or
commission is duly authorized pursuant to Chapter 2 of the City Code to function in
such advisory capacity. Notice of such Council action will be given as required for
resolutions pursuant to the City Charter. The City Council will then approve, approve
with conditions, or deny the amendment based on its consideration of the
recommendations from the Planning and Zoning Board, City staff, boards and
commissions, and evidence from the public hearings. Approval of the amendments will
be by resolution.
Citizen requests for a Plan Amendment will be considered by the City Council no more
frequently than twice per calendar year unless directed by City Council upon receipt of
a recommendation from the Planning and Zoning Board, as stated in Policy GM-11.4
Decision-making. Plan amendment requests based on proposed development projects
that involve rezonings may also be processed concurrently with rezoning applications.
Plan amendments initiated by City Council, City staff, boards and commissions, and
annexations and initial zoning, may be processed at any time (Policy GM-11.1).
Requests will be submitted to the City's Advance Planning Department at least 60 days
prior to the hearing date for the Planning and Zoning Board. The 60-day submittal
requirement is necessary in order to permit adequate public notice to be given and to
allow adequate time to complete the background work for considering a plan
amendment. A plan amendment will be approved if the City Council makes specific
findings that:
The existing City Plan and/or any related element thereof is in need of the proposed
amendment; and
The proposed plan amendment will promote the public welfare and will be consistent
with the vision, goals, principles and policies of City Plan and the elements thereof.
If adopted by the City Council, City Plan will be revised to include the changes
resulting from the amendment. A letter of notification'will be forwarded to the
appropriate boards and commissions when the revision(s) have been finalized.
Ap fx C Process and Procedures for Revisions
G4 May 4, 2004
H,oV4V L14C �
st��� PlAos4v HA
The Structure Plan is a map that sets forth a basic framework, showing how Fort Collins
should grow and evolve over the next 20 years. It is intended to serve as a blueprint
towards the desired future described in the Community Vision & Goals element of City
Plan. As such, the map Is only intended to serve as a general guide for future land use
decisions. It not a zoning map. Many of the boundaries on the map are generalized for
illustrative purposes, and in actuality may vary somewhat when applied "on the ground"
as a result of natural and man-made features or as a result of varying conditions or
circumstances.
City Structure Plan How to Use City Structure Plan Ma
May 4, 2004 77
The City Structure Plan is a map that sets forth a basic framework to show how Fort
Collins should grow and evolve over the next 20 years. This plan illustrates a future city
made up of four basic kinds of places:
• Neighborhoods
• Districts
• Corridors
• Edges
The key principles of the City Structure Plan include a compact development pattern,
an interconnected transit system, new activity centers, a system of interconnected open
lands, a growth management area boundary, and multiple means of travel-including
driving,walking, bicycling, and transit. Together, these principles reinforce the desired
future described in the Community Vision and Goals element of City Plan, and
establish a blueprint for future growth.
Cl Structure Plan Allik.. Sununary
May 4, 2004 79
Fossil Creek Reservoir Area Plan
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 point for neighborhood activity.
Provide a Neighborhood Commercial Center to serve surrounding
Chapter 2 • Land Use Framework (Revised February, 1999) Page 7
Fossil Creek Reservoir Area Plan
neighborhoods including a grocery store or supermarket and other
neighborhood oriented retail services.
d. Link the area to other districts and neighborhoods, encourage walking and
bicycling, and accommodate transit service to the Neighborhood Commercial
Center and other neighborhood centers.
e. Complement, but do not compete with, development in the Harmony
Corridor.
f. 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.
g. 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.
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 Latimer 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
to maintain and enhance the Fossil Creek 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
Page 8 Chapter 2 • Land Use Framework (Revised February, 1999)
Fossil Creek Reservoir Area Plan
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.
2.2. Land Use Classifications. (Revised by Resolution 99-015, February, 1999)
2.2.1. Introduction. The Land Use Framework Plan identifies various land use
classifications including mixed-use neighborhoods, a medium density mixed-
use neighborhood with neighborhood commercial center at its core, estate
residential, farming, airport, tourist, commercial, multi-family, and residential.
Table 2-1 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.
Chapter 2 • Land Use Framework (Revised February, 1999) Page 9
Fossil Creek Reservoir Area Plan
rMedium
W!rpl
y
ghborhoods7.0 12.0 204.0
Mixed-Use Neighborhoods at
5 units per acre 53.0 461.5 5.0 2,307.5
Mixed-Use Neighborhoods at
3 units per acre 572.0 486.2 3.0 1,458.6
Estate Residential 646.0 549.1 0.5 274.5
Subtotals: 1,791.0 1,522.4 9.5 4,244.6
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 NA 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 Acres: 5,062.0 Total DU: 5,095.8
Source:City of Fort Collins,Advance Planning Department
Page 10 Chapter 2 • Land Use Framework (Revised February, 1999)
Fossil Creek Reservoir Area Plan
2.2.2. Neighborhoods. 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
neighborhoods are arranged on a street network that enables pedestrian and
bicycle connections, and each is focused on a neighborhood center combining
elements such as a park, school, community facility, or small-scale
neighborhood-oriented commercial facilities. Neighborhood centers are to
bring together the residents of the Fossil Creek Reservoir Area neighborhoods.
Whether for visiting the park attending the elementary school, participating in
a day care center or other activity at a neighborhood facility, or buying a
convenience item, residents should find that the neighborhood center meets
numerous every day needs.
A medium density mixed-use neighborhood is shown in conjunction with a
Neighborhood Commercial Center west of Timberline. This neighborhood is
intended to be a place for attached and multi-family housing within easy
walking distance of transit and a neighborhood commercial center. This
neighborhood will form a transition and a link between surrounding
neighborhoods and the commercial center with a unifying pattern of streets
and blocks. Buildings, streets, bike and walking paths, and outdoor spaces will
be arranged to create an inviting and convenient living environment.
Recommended amendments to the intergovernmental agreement
accompanying this Plan will specify neighborhood design and urban
development.
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, with a
general transition from higher densities near Harmony Road to lower densities
near the reservoir.
New urban residential neighborhoods abutting existing County large lot
subdivisions, presently exist throughout the City, and as a whole, establish a
range of densities that reflect the character of Fort Collins. Existing County
large lot subdivisions have been designated "Estate Residential' for the
purpose of maintaining the existing larger-lot character of these properties.
This will allow for increased densities of between 1/2 to 2 acre lots for proposed
future subdivisions. As development occurs next to existing large lot
Chapter 2 • Land Use Framework (Revised February, 1999) Page 11
Fossil Creek Reservoir Area Plan
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?
2.2.3• Residential Uses in 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.
2.2.4. Neighborhood Commercial Center. The neighborhood Commercial Center is
intended to be a mixed-use commercial core area anchored by a grocery store
or supermarket and a primary transit stop. The main purpose of this center is
to meet consumer demands for frequently needed goods and services, with an
emphasis on serving the surrounding neighborhoods including a medium
density mixed-use neighborhood. In addition to retail and services, the center
may include small civic facilities, day care, and dwellings.
2.2.5. 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), airport noise impact, and hazard areas.
• Implementation of A 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 1/4 mile
wide around the Fossil Creek Reservoir, including Duck Lake —bounded on the
Page 12 Chapter 2 • Land Use Framework (Revised February, 1999)
Fossil Creek Reservoir Area Plan
west by Timberline Road, on the south by County Road 32, and on the east by
Interstate-25. A resource management study and plan would be required prior
to development approval within this 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, 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.
2.2.6. 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 resulting in 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 includes 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.
2.2.7. Transfer of Density Units. The Fossil Creek Reservoir Transfer of Density
Units (7Dl9 Program, adopted September 22, 1998, by the Larimer County
Board of Commissioners, provides landowners the means to transfer
development potential from one parcel of land to another. The purpose is to
guide future growth in the County toward areas designated for higher density
development, and away from areas that have important community values. Its
goals are to promote the preservation of agriculture, open space, scenic vistas,
natural and environmental resources, and recreational lands.
The TDU program establishes a procedure to evaluate the development
potential of a parcel and translate it into tradable units, or TDU's. Lands within
the Fossil Creek TDU program area fall within either the "Sending Area" or the
Chapter 2 • Land Use Framework (Revised February, 1999) Page 13
. ...._ _.__.
Fossil Creek Reservoir Area Plan
"Receiving Area". Higher residential densities required by this Plan are located
in the Receiving Area, which consists of approximately 900 acres north of Fossil
Creek Reservoir. The remainder of lands covered by this Plan are in the Sending
Area. (See the TDU Sending/Receiving Areas Map, at the end of Chapter 6.)
Receiving Area
Landowners who choose to develop must either cluster residential development
without using TDUs or may develop by acquiring TDUs. A landowner or
developer in the Receiving Area may bargain to arrive at a fair market price for
TDUs with any willing seller in the Sending Area holding a TDU certificate. To
develop in the Receiving Area without using TDUs, the landowner or developer
must have the County Planning Department determine an acceptable range of
dwelling units allowed for the parcel, this number will be based on County
zoning and site constraints. Dwelling units must be clustered to meed land use
and density requirements with any remaining developable land being
designated for"future development', and developed only by transferring TDUs
from Sending Areas. Larimer County Planning Department is the primary
contact for landwoners and developers with land in the Receiving Area.
Sending Area
Landowners in Sending Areas who wish to be compensated for limiting or
foregoing the development of their land can sell transferable density units to
buyers in the Receiving Area. The TDU Administrator evaluates the parcel to
determine the number of transferable density units, or basic allowable TDUs.
Factors that may increase the number of TDUs include lands providing:
significant natural resource values, important community buffers, agricultural
land preservation values, recreational trails or wildlife migration routes,
significant historic sites, or environmental education opportunities. Conditions
that may decrease the number of TDUs include parcel size (less than 40 acres),
physical or public utility limitations of the parcel which limit development
potential, and distance from existing development. Sending area sites that are
outside the Fossil Creek Reservoir planning area were designated separately and
are not a part of the Fossil Creek Reservoir Area Plan.
For additional information on the Fossil Creek Reservoir Area Transfer of
Density Units Program contact the Larimer County Planning Department.
Page 14 Chapter 2 • Land Use Framework (Revised February, 1999)
Fossil Creek Reservoir Area Plan
2.2.8. 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 an
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
Latimer County and the cities of Fort Collins and Loveland.
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
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 Larimer County and the cities of Loveland and
Fort Collins.
2.3. Land Use Policies.
These 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. Neighborhood policies supplement those found in the Latimer
County Master Plan and in 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.
Chapter 2 4 Land Use Framework (Revised February, 1999) Page 15
Fossil Creek Reservoir Area Plan
2.3.1. Neighborhood Policies
FC-LUF-1 Community Design. New urban development will be required to be
consistent with the principles and policies for community design and new residential
neighborhoods established by the Fort Collins City Plan.
FC-LUF-2 Rural Residential. Areas currently zoned FA-1 and AP-Airport which are not
designated for urban residential are included in 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".
FC-LUF-3 Mixed-Use Neighborhoods. These neighborhoods will consist of a mix of
housing types near parks, schools, and a neighborhood center. The density will be a
minimum overall average of either 3 or 5 units per acre, with an overall maximum of 8
dwelling units per acre, and maximum of 12 units per acre for any single phase. This
residential classification will require design and development standards agreed upon
by both Larimer County and the City of Fort Collins. The method of calculating
density is shown in Appendix A.
FC-LUF-4 A Medium Density Mixed-Use Neighborhood. A medium density mixed
use neighborhood will be located in conjunction with a neighborhood commercial
center on the west side of Timberline Road approximately 11/2 miles south of Harmony
Road. This neighborhood will be approximately 20 acres in size, shaped to generally
wrap around the Neighborhood Commercial Center to form a transition and a link to
surrounding mixed-use neighborhoods. The density will be a minimum overall
average of 12 units per acre, with a minimum of 7 units per acre for any single phase
in a multiple-phase plan. Buildings will be limited to 21/2 stories in height. This
residential classification will require design and development standard agreed upon by
both Latimer County and the City of Fort Collins. The method of calculating density is
shown in Appendix A.
FC-LUF-5 Relationships and Transitions at Edges of Neighborhood Development.
Where a new neighborhood develops next to existing lower-density residential
development, the neighborhood design and layout should complement the established
patterns of buildings and outdoor spaces along the edge, with no drastic and abrupt
increase in the size of buildings or intensity of building coverage.
Page 16 Chapter 2 • Land Use Framework (Revised February, 1999)
Fossil Creek Reservoir Area Plan
FC-LUF-6 Estate Residential. Neighborhoods in this area will consist of single family
homes on larger lots than those found in mixed-use residential neighborhoods. The
Land Use Framework Plan calls for Estate development north and west of the reservoir,
providing a gradual transition between urban development and open lands. Estate
areas will vary from lots between one-half and one acre in size, to lots of up to five acres
or more, with overall gross density ranges from .5 to 2 units per acre. This category
provides for large lot single family residential development of the type already found in
the northwestern portion of the study area. The Estate Residential classification will
require design and development standards agreed upon by both Larimer County and
the City of Fort Collins.
2.3.3. Neighborhood Centers Policies. 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
most homes.
FC-LUF-8 Land uses in a Fossil Creek Reservoir Area neighborhood center may include:
a park or commons, one of the area's elementary schools, a church, a community facility
such as a day care center and/or recreation facility, and limited convenience retail shops,
small professional offices, clinics, or other small businesses.
2.3.4. Neighborhood Commercial Center Policies.
FC-LUF-9 Designated space for a neighborhood commercial center approximately 10
acres in size will be located on the west side of Timberline Road approximately 11/2 miles
south of Harmony Road.
FC-LUF-10 A grocery store or supermarket will be encouraged as the anchor for this
center, and the center may also include shops, offices and clinics, services, civic uses,
residential (such as lofts or apartments) and some limited auto-related services.
FC-LUF-11 Buildings will be limited to 21h stories in height.
Chapter 2 • Land Use Framework (Revised February, 1999) Page 17
ATTACHMENT
PETITION FOR ANNEXATION
THE UNDERSIGNED (hereinafter referred to as the "Petitioners") hereby petition the Council of
the City of Fort Collins, Colorado for the annexation of an are, to be referred to as the
Sunrise Ridue Annexation to the City of Fort
Collins. Said area, consisting of approximately 450,606 square feet 10.344 acres, is more
particularly described on Attachment"A," attached hereto.
The Petitioners allege:
1. That it is desirable and necessary that such area be annexed to the City of Fort Collins.
2. That the requirements of Sections 31-12-104 and 31-12-108, C.R.S., exist or have been
met.
3. That not less than one-sixth (1/6) of the perimeter of the area proposed to be annexed is
contiguous with the boundaries of the City of Fort Collins.
4. That a community of interest exists between the area proposed to be annexed and the
City of Fort Collins.
5. That the area to be annexed is urban or will be urbanized in the near future.
6. That the area proposed to be annexed is integrated with or capable of being integrated
with the City of Fort Collins.
7. That the Petitioners herein comprise more that fifty percent(50%) of the landowners in the
area and own more than fifty percent(50%) of the area to be annexed, excluding public
streets, alleys and lands owned by the City of Fort Collins.
8. That the City of Fort Collins shall not be required to assume any obligations respecting the
construction of water mains, sewer lines, gas mains, electric service lines, streets or any
other services or utilities in connection with the property proposed to be annexed except
as may be provided by the ordinance of the City of Fort Collins.
Further, as an express condition of annexation, Petitioners consent to the inclusion into the
Municipal Subdistrict, Northern Colorado Water Conservancy District(the"Subdistrict") pursuant to §37-
45-136(3.6) C.R.S., Petitioners acknowledge that, upon inclusion into the Subdistrict, Petitioners'
property will be subject to the same mill levies and special assessments as are levied or will be levied on
other similarly situated property in the Subdistrict at the time of inclusion of Petitioners' lands. Petitioners
agree to waive any right to an election which may exist pursuant to Article X, §20 of the Colorado
Constitution before the Subdistrict can impose such mill levies and special assessments as it has the
authority to impose. Petitioners also agree to waive, upon inclusion, any right which may exist to a refund
pursuant to Article X, §20 of the Colorado Constitution.
WHEREFORE, said Petitioners request that the Council of the City of Fort Collins approve the
annexation of the area described on Attachment"A." Furthermore, the Petitioners request that said area
be placed in the L-M-N Zone District pursuant to the Land Use Code of the City of Fort Collins.
W (Check box if applicable). The Petitioners reserve the right to withdraw this petition and their
signatures therefrom at any time prior to the commencement of the roll call of the City Council for the
vote upon the second reading of the annexation ordinance.
Individual Petitioners signing this Petition represent that they own the portion(s)of the area
described on Attachment"A"as more particularly described below:
A tract of land situate in the County of Larimer, State of Colorado, to-wit:
"See Legal Description on Attachment 'A
IN W TNESS WHEROF, I/we have executed this Petition for Annexation this 005 l± day of
Petitio s/ ner's Sign�at re(K�elly Smith)
=e4a.—Z-S 1 Pe itioner's/Owner's Signature (Howard R. Mounts)
Petitioner's/Owner's Signature(Teresa Smith)
7890 Pheasant Run Lane 5101 S. County Road 7
Address Address
Wellington, CO. 80549 Fort Collins, CO 80528
City State Zip City State Zip
ATTACHMENT "A"
LEGAL DESCRIPTION OF THE ANNEXATION
A tract of land situate in the County of Larimer, State of Colorado,to-wit:
DESCRIPTION:
A portion of land located in the Northeast Quarter of the Northeast Quarter of the Southeast
Quarter of Section 4 and the Southwest Quarter of Section 3, all in Township 6 North, Range
68 West of the 6th Principal Meridian, County of Larimer, State of Colorado being more
particularly described as follows:
Considering the East line of the Southeast Quarter of said Section 4 as bearing North
03037'29" West and with all bearings contained herein relative thereto:
BEGINNING at the East Quarter comer of said Section 4; thence, North 89035'15" East,
30.04 feet to a point on the East right-of-way line of County Road No. 7; thence, along said
East line, South 03037'29" East, 653.71 feet; thence, departing said East line, South
89041'27" West, 691.52 feet to a point on the East line of WILLOW BROOK; thence, along
said East line, North 03033" 6" West, 652.42 feet to a point on the North line of the
Southeast Quarter of said Section 4; thence, along said North line, North 8903615" East,
660.61 feet to the POINT OF BEGINNING.
The above described tract of land contains 450,606 square feet or 10.344 acres, more or
less and is subject to all easements and rights-of-way now on record or existing.
TOTAL PERIMETER.......................................... 2,688 LF
CONTIGUOUS BOUNDARY............................ 1,313 LF (49%)
1/6th TOTAL PERIMETER REQUIRED............ 448 LF (16.66%)
ATTACHMENT"B"
STATE OF COLORADO )
)ss.
COUNTY OF LARIMER )
The undersigned, being first duly swom upon his oath states:
That he was the circulator of the attached Petition for Annexation and that each signature therein
is the signature of the person whose name it purports to be.
"Circulator's Signature (Michael Chalona)
Subscribed and sworn to before me this day of Lk . 2Q
by an
DIANA L. HOOVER
WITNESS my hand and official seal. Notary PUbAC
State of Colorado
/off OmLe�,)
Commission Expiration Notary Public
ATTACHMENT"C"
ATTORNEY CERTIFICATION
I, Doug Dumler , an attorney licensed to practice in the State of
Colorado, hereby certify that, as of the date of this certificate, the signers of this Annexation Petition for
the area referred to as the Sunrise Ridge Annexation to the City of
Fort Collins are the owners of real property in the area proposed for annexation. Furthermore, I certify
that said owners constitute more than 50% of the landowners in the area proposed for annexation, as
said area is described on Attachment"A" of said Annexation Petition, and own more than 50% of the
land in said area, exclusive of streets and alleys. aO
Da4 Aignahbre ti5- '71-eReg. No.
RESOLUTION 2005-068
OF THE COUNCIL OF THE CITY OF FORT COLLINS
SETTING FORTH FINDINGS OF FACT AND DETERMINATIONS
REGARDING THE SUNRISE RIDGE ANNEXATION
WHEREAS,annexation proceedings were heretofore initiated by the Council of the City of
Fort Collins for property to be known as the Sunrise Ridge Annexation; and
WHEREAS, following notice given as required by law, the Council has held a hearing on
said annexation.
NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY OF FORT
COLLINS as follows:
Section 1. That the Council hereby finds that the petition for annexation complies with
the Municipal Annexation Act.
Section 2. That the Council hereby finds that there is at least one-sixth(1/6) contiguity
between the City and the property proposed to be annexed; that a community of interest exists
between the property proposed to be annexed and the City; that said property is urban or will be
urbanized in the near future; and that said property is integrated with or is capable of being
integrated with the City.
Section 3. That the Council further determines that the applicable parts of said Act have
been met, that an election is not required under said Act and that there are no other terms and
conditions to be imposed upon said annexation.
Section 4. That the Council further finds that notice was duly given and a hearing was
held regarding the annexation in accordance with said Act.
Section 5. That the Council concludes that the area proposed to be annexed in the
Sunrise Ridge Annexation is eligible for annexation to the City and should be so annexed.
Passed and adopted at a regular meeting of the Council of the City of Fort Collins held this
7th day of June, A.D. 2005.
Mayor
ATTEST:
City Clerk
ORDINANCE NO. 068, 2005
OF THE COUNCIL OF THE CITY OF FORT COLLINS
ANNEXING PROPERTY KNOWN AS THE
SUNRISE RIDGE ANNEXATION
TO THE CITY OF FORT COLLINS, COLORADO
WHEREAS,Resolution 2005-035,finding substantial compliance and initiating annexation
proceedings, has heretofore been adopted by the Council of the City of Fort Collins; and
WHEREAS,the Council does hereby find and determine that it is in the best interests of the
City to annex said area to the City.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT
COLLINS as follows:
Section 1. That the following described property, to wit:
A TRACT OF LAND SITUATE IN THE COUNTY OF LARIMER, STATE OF COLORADO, TO
WIT:
A PORTION OF LAND LOCATED IN THE NORTHEAST QUARTER OF THE NORTHEAST
QUARTER OF THE SOUTHEAST QUARTER OF SECTION 4 AND THE SOUTHWEST QUARTER
OF SECTION 3, ALL IN TOWNSHIP 6 NORTH, RANGE 68 WEST OF THE 6TH PRINCIPAL
MERIDIAN,COUNTY OF LARIMER,STATE OF COLORADO BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
CONSIDERING THE EAST LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 4 AS
BEARING NORTH 03*37129" WEST AND WITH ALL BEARINGS CONTAINED HEREIN
RELATIVE THERETO:
BEGINNING AT THE EAST QUARTER CORNER OF SAID SECTION 4; THENCE, NORTH
89°35't 5"EAST,30.04 FEET TO A POINT ON THE EAST RIGHT-OF-WAY LINE OF COUNTY
ROAD NO. 7; THENCE,ALONG SAID EAST LINE, SOUTH 03*37129" EAST, 653.71 FEET;
THENCE,DEPARTING SAID EAST LINE,SOUTH 89*41127"WEST,691.52 FEETTO A POINT
ON THE EAST LINE OF WILLOW BROOK; THENCE, ALONG SAID EAST LINE, NORTH
03`33116" WEST, 652.42 FEET TO A POINT ON THE NORTH LINE OF THE SOUTHEAST
QUARTER OF SAID SECTION 4; THENCE,ALONG SAID NORTH LINE, NORTH 89`35'15"
EAST,660.61 FEET TO THE POINT OF BEGINNING.
THE ABOVE DESCRIBED TRACT OF LAND CONTAINS 450,606 SQUARE FEET OR 10.344
ACRES,MORE OR LESS.
is hereby annexed to the City of Fort Collins and made a part of said City, to be known as the
Sunrise Ridge Annexation, which annexation shall become effective in accordance with the
provisions contained in Section 31-12-113,C.R.S.,including,without limitation,all required filings
for recording with the Larimer County Clerk and Recorder.
Section 2. That, in annexing said property to the City, the City does not assume any
obligation respecting the construction of water mains, sewer lines, gas mains,electric service lines,
streets or any other services or utilities in connection with the property hereby annexed except as
may be provided by the ordinances of the City.
Section 3. That the City hereby consents, pursuant to Section 37-45-136(3.6), C.R.S.,
to the inclusion of said property into the Municipal Subdistrict, Northern Colorado Water
Conservancy District.
Introduced,considered favorably on first reading,and ordered published this 7th day of June,
A.D. 2005, and to be presented for final passage on the 5th day of July, A.D. 2005.
Mayor
ATTEST:
City Clerk
Passed and adopted on final reading this 5th day of July, A.D. 2005.
Mayor
ATTEST:
City Clerk
ORDINANCE NO. 069, 2005
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AMENDING THE ZONING MAP OF THE CITY OF FORT COLLINS
AND CLASSIFYING FOR ZONING PURPOSES THE PROPERTY INCLUDED
IN THE SUNRISE RIDGE ANNEXATION TO THE
CITY OF FORT COLLINS, COLORADO
WHEREAS, Division 1.3 of the Land Use Code of the City of Fort Collins establishes the
Zoning Map and Zone Districts of the City; and
WHEREAS, Division 2.9 of the Land Use Code of the City of Fort Collins establishes
procedures and criteria for reviewing the zoning of land; and
WHEREAS, in accordance with the foregoing,the Council has considered the zoning of the
property which is the subject of this ordinance,and has determined that the said property should be
zoned as hereafter provided.
NOW THEREFORE BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT
COLLINS as follows:
Section 1. That the Zoning Map of the City of Fort Collins adopted pursuant to Section
1.3.2 of the Land Use Code of the City of Fort Collins is hereby changed and amended by including
the property known as the Sunrise Ridge Annexation to the City of Fort Collins, Colorado, in the
Urban Estate (UE) Zone District, which property is more particularly described as situate in the
County of Larimer, State of Colorado, to wit:
A TRACT OF LAND SITUATE IN THE COUNTY OF LARIMER, STATE OF COLORADO,TO WIT:
A PORTION OF LAND LOCATED IN THE NORTHEAST QUARTER OF THE NORTHEAST
QUARTER OF THE SOUTHEAST QUARTER OF SECTION 4 AND THE SOUTHWEST QUARTER
OF SECTION 3, ALL IN TOWNSHIP 6 NORTH, RANGE 68 WEST OF THE 6TH PRINCIPAL
MERIDIAN,COUNTY OF LARIMER,STATE OF COLORADO BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
CONSIDERING THE EAST LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 4 AS
BEARING NORTH 03'37'29" WEST AND WITH ALL BEARINGS CONTAINED HEREIN
RELATIVE THERETO:
BEGINNING AT THE EAST QUARTER CORNER OF SAID SECTION 4; THENCE, NORTH
89*35'15"EAST,30.04 FEET TO A POINT ON THE EAST RIGHT-OF-WAY LINE OF COUNTY
ROAD NO. 7; THENCE,ALONG SAID EAST LINE, SOUTH 03`37'29" EAST, 653.71 FEET;
THENCE,DEPARTING SAID EAST LINE,SOUTH 89'41127'WEST,691.52 FEET TO A POINT
ON THE EAST LINE OF WILLOW BROOK; THENCE, ALONG SAID EAST LINE, NORTH
03*33116" WEST, 652.42 FEET TO A POINT ON THE NORTH LINE OF THE SOUTHEAST
QUARTER OF SAID SECTION 4; THENCE,ALONG SAID NORTH LINE,NORTH 89`35115"
EAST,660.61 FEET TO THE POINT OF BEGINNING.
THE ABOVE DESCRIBED TRACT OF LAND CONTAINS 450,606 SQUARE FEET OR 10.344
ACRES, MORE OR LESS.
Section 2. That the Sign District Map adopted pursuant to Section 3.8.7(E)of the Land
Use Code of the City of Fort Collins is hereby changed and amended by showing that the above-
described property is included in the Residential Neighborhood Sign District.
Section 3. That the City Manager is hereby authorized and directed to amend said
Zoning Map in accordance with this Ordinance.
Introduced,considered favorably on first reading,and ordered published this 7th day ofJune,
A.D. 2005, and to be presented for final passage on the 5th day of July, A.D. 2005.
Mayor
ATTEST:
City Clerk
Passed and adopted on final reading this 5th day of July, A.D. 2005.
Mayor
ATTEST:
City Clerk