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HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 11/21/2006 - ITEMS RELATING TO THE ADOPTION OF THE NORTHWEST SU ITEM NUMBER: 22 A-C AGENDA ITEM SUMMARY DATE: November 21, 2006 FORT COLLINS CITY COUNCIL STAFF: Timothy Wilder SUBJECT Items Relating to the Adoption of the Northwest Subarea Plan. RECOMMENDATION Staff recommends adoption of the Ordinances on First Reading and the Resolutions. On October 19th, the Planning and Zoning Board voted 6-0 to support a recommendation to City Council to adopt the Northwest Subarea Plan, and the amendments to the Structure Plan, Land Use Code and zoning. On September 20th,the Natural Resources Advisory Board voted 6-0 to support a recommendation to City Council to adopt the Northwest Subarea Plan. Also on September 20th, the Transportation Board voted 6-0 to support a recommendation to City Council to adopt the Northwest Subarea Plan. Also, on November 6th, the Larimer County Board of Commissioners voted 3-0 to support a recommendation to the Larimer County Planning Commission to adopt the Northwest Subarea Plan. FINANCIAL IMPACT No direct financial impacts exist as a result of adopting the Northwest Subarea Plan. However,the Plan identifies short and long-term strategies the City may be involved in over time. EXECUTIVE SUMMARY A. Resolution 2006-120 Adopting the Northwest Subarea Plan as an Element of the Comprehensive Plan of the City. B. Resolution 2006-121 Amending the City's Structure Plan Map to Comport with the Northwest Subarea Plan. C. First Reading of Ordinance No. 189, 2006, Amending Division 4.24 the Land Use Code of the City of Fort Collins. The proposed Northwest Subarea Plan was developed over an 18-month time frame,beginning in April 2005, involving extensive input from residents, businesses and property owners. The plan is a joint planning effort of the City of Fort Collins and Larimer County. The Latimer County Planning Commission will consider adoption of the Plan on November 15, 2006. November 21, 2006 -2- Item No. 22 A-C The primary elements of the Plan include vision, goals, policies and strategies; Framework Plan, Open Land and Trails Plan, and Transportation Plan; Guidelines for the Urban/Rural Edge; and the Action Plan. The Action Plan is a matrix of the strategies and identifies the lead responsibility,start date, and possible funding sources. Based on the proposed Framework Plan, Subarea Plan Policy LU-1.2, and Subarea Plan Strategy LU-1.2a, amendments to the City Structure Plan Map are needed to (1) change the area west of Overland Trail from Urban Estate to Foothills, (2)change various areas from Low Density Mixed- Use Neighborhoods and Urban Estate to Commercial Corridor District,and(3)include a new stream corridor("Soldier Creek Restoration"). In addition, based on Subarea Plan policy LU-2.1 and Strategy LU-2.1 a, amendments are needed to Division 4.24 (Limited Commercial District) of the Land Use Code. BACKGROUND Overview of the Plan The plan was initiated in 2005 in response to City Plan(2004),which identified the Northwest Area as a priority for future subarea planning. The Northwest Subarea Plan was part of the City Manager's 2005—2007 Work Plan. City and County staff agreed to work in partnership to develop the Plan and have been closely coordinating the public outreach and management of the Plan. The Northwest Subarea Plan will provide a more specific vision and policy framework for neighborhoods, commercial areas, open spaces and undeveloped land. The primary objective is to tailor City Plan principles to the specific circumstances of this area. If adopted, the plan will become an element of City Plan. The residents of the area and participants in the planning process developed a citizen-based vision for the future of the Northwest Planning area, summarized in the Plan in graphic form, as an area that should be predominately a low density residential area with stable neighborhoods. The Plan recommends the City and Countyrespect the area's semi-rural heritage including historic structures, small farms,natural areas,foothills vistas and open fields.New development will be of low intensity and fit in with the diversity and country feel of the area. New development should safeguard natural features and protect wildlife habitats. Public Process An on-going and extensive outreach program was initiated which provided an inclusive audience for each stage of the plan development. In total, three large public meetings, three smaller workshops,and two drop-in open houses were held,along with numerous meetings with individual stakeholders. Added to the meetings were a website, several project bulletins, direct mailings and other forms of outreach. Staff received a wide-range of opinions from attendees throughout the study area at every meeting. The plan goals, policies, strategies and plan maps are a reflection of that extensive input. November 21, 2006 -3- Item No. 22 A-C Framework Plan The Framework Plan map is a physical plan to guide future development in the area and, together with the goals and policies, sets a foundation for the actions the community will take to achieve the Plan. Key elements of the Framework Plan include: • Maintain existing stable County and City neighborhoods. • New development will be low intensity,with the lowest densities near the Foothills or River Corridor. • Residential Foothills District is recommended for land west of Overland Trail. • Urban Estate and Low Density Mixed Use Neighborhoods are recommended in most other portions of the Plan area. • Commercial uses will be limited to existing areas with some potential for small-scale redevelopment. Open Lands and Trails Plan The Open Lands and Trails Plan identifies areas to be protected from development, a system of community and neighborhood trails, and a restored Soldier Creek stream corridor. The restoration of Soldier Creek is an important component that combines stormwater, natural features, and recreation into a new corridor. This concept has received overwhelming support from citizens, developers, and staff during the Process. Transportation Plan There are no new street connections to be included on the Master Street Plan. One potential new local connection may be needed east of Taft Hill Road between Laporte Avenue and Mulberry Street, but this street will not be shown on the Master Street Plan and is premised on the type of development occurring in the immediate vicinity . The Plan recommends local pedestrian and bicycle connections to supplement local street connections. Taft Hill Workshop In July 2006, the City sponsored a neighborhood charrette to address concerns over new development along South Taft Hill Road between Laporte Avenue and West Mulberry Street. Since the results of the charrette and follow-up public meetings were not available until after the proposed Northwest Subarea Plan was published, a separate document was prepared for inclusion into the Plan (Attachment 2). The primary issues included the potential for multiple unsafe access points onto Taft and compatibility of new development with existing single family homes. The charrette resulted in several potential design solutions; however, the neighborhood was split between favoring keeping the LMN zoning and downzoning. City staff is recommending a new policy be included in the proposed Northwest Subarea Plan that would provide alternative access to Taft and a better layout of new development in the area. The policy states new development will be required to dedicate a right-of-way for a new north-south street in order to provide internal access away from Taft Hill Road. New buildings will be oriented to new internal streets and new multi-family structures should be buffered from existing single family homes. November 21, 2006 -4- Item No. 22 A-C Implementation There are two items to be implemented concurrent with the adoption of the Northwest Subarea Plan: 1. Amendments to the City Structure Plan 2. Revisions to Division 4.24 (Limited Commercial) of the Land Use Code 1. Amendments to the Structure Plan The Proposed Framework Plan includes several changes to the City Structure Plan map, including: • Foothills Edge west of Overland Trail (replacing Urban Estate). This change acknowledges the close connection to the nearby foothills and provides for better protection of significant natural resources and views of the foothills. • Commercial Corridor District designation at: 1. the southeast corner of Vine/Sunset, northeast corner of Laporte/Sunset, 2. northeast corner of Laporte/Taft, along Laporte Avenue at the Forney site, and 3. northern portions near the Vine/Shields intersection. These are areas that already have existing commercial uses and are zoned for commercial or industrial uses by the County. A new stream corridor designation beginning at Mulberry/Overland and ending near Vine/Hanna("Soldier Creek"). 2. Revisions to Division 4.24 (Limited Commercial) of the Land Use Code The Limited Commercial District currently applies only to an area around Riverside Avenue and allows a wide variety of commercial and residential uses. Its uses and standards are very specific to the Riverside area and are not easily adapted to other areas of the city. In the Northwest Subarea, there are several small commercial areas that have been in existence for many years and contain permitted uses under the current County zoning. However, the City Structure Plan designates all of these areas as Urban Estate or Low Density Mixed-Use Residential. Northwest Subarea Plan policies state that these areas should continue to contain commercial uses and that reinvestment and redevelopment can occur if compatible with surrounding neighborhoods. In order to implement this policy,staff recommends revisions to the Limited Commercial District so that it can apply to these commercial areas. The changes to the Limited Commercial District(CL)would separate the zoning district into two parts: one would apply only to the Riverside Area and the other would apply to all other areas. No changes to the regulations along Riverside are proposed. Areas outside of Riverside are limited to non-auto oriented and a higher level of review is required for most November 21, 2006 -5- Item No. 22 A-C uses. In addition,development standards for these areas have been added to enhance of the compatibility of non-residential buildings with surrounding single family neighborhoods. These standards are similar to the development standards in the LMN district for non- residential uses. ATTACHMENTS 1. Proposed Northwest Subarea Plan (September 13, 2006). 2. Taft Hill Workshop Results: Policy LU-1.5. 3. Proposed Structure Plan Map. 4. Proposed Amendments to the Limited Commercial District. 5. Memorandum— Staff Follow-Up Memo to City Council work session dated February 28, 2006. 6. Minutes from the Planning and Zoning Board, the Natural Resources Advisory Board, the Transportation Board and the Parks and Recreation Board. or west area an Proposed Plan September 12 , 2006 CLARION Acknowledgements ■ Northwest Subarea Plan (Draft — 09/12/06) Wiest Subarea AcknowledgmentsPlan City of Fort Collins Larimer County City Council Board of County Commissioners Doug Hutchinson, Mayor Kathay Rennels Karen Weitkunat, Mayor Pro-Tem Karen Wagner Diggs Brown Glenn Gibson Kurt Kastein Ben Manvel Planning Commission Kelly Ohlson Jeff Boulter David Roy Mina Cox Gerald Hart Planning and Zoning Board Kristen Karabensh David Lingle, Chairperson Roger Morgan Brian Oppenheimer Matt Fries Duane Pond Judy Meyer Ruth Rollins Jason Waldo Brigitte Schmidt Nancy Wallace Andy Smith Butch Stockover Project Staff — Larimer County Frank Lancaster, County Manager Project Staff — City of Fort Collins Larry Timm, Planning Director Darin Atteberry, City Manager Marc Engemoen, Public Works Director Gregory Byrne, Director CPES Russell Legg, Chief Planner - Project Manager Joe Frank, Director of Advance Planning Naomi O Conner, Customer Service Cameron Gloss, Director of Current Planning John Stokes, Director of Natural Resources Ron Phillips, Director of Transportation Paul Eckman, Deputy City Attorney Mark Sears, Environmental Program Manager, Natural Resources Timothy Wilder, AICP, City Planner - Project Manager Members of the Public Many members of the neighborhoods and public participated in this planning effort. Thank you to all members of the public who contributed to this Plan. Northwest Subarea Plan ■ Acknowledgments (Draft — 09/ 12/06) Technical Advisory Committee Ken Waido, Chief Planner Advance Planning (City) Pete Wray, AICP, Senior City Planner Advance Planning (City) Clark Mapes, AICP, City Planner Advance Planning (City) Susan Lehman, Administrative Support Supervisor Advance Planning (City) Anne Aspen, City Planner Current Planning (City) David Averill, Transportation Planning Specialist Transportation Planning (City) Katy Carpenter, GIS Programmer/Analyst Geographic Information Services (City) Doug Moore, Environmental Planner Current Planning (City) Bob Smith, Water Planning and Development Manager Water Engineering and Field Services (City) Roger Buffington, Development Review Supervisor Water Engineering and Field Services (City) Glen Schlueter, Civil Engineer III Water Engineering and Field Services (City) Sue Paquette, Civil Engineer II Water Engineering and Field Services (City) Craig Foreman, Park Planning and Development Manager Parks and Recreation (City) Dan Delaughter, Civil Engineer I Engineering (City) Bob Micek, Electric System Engineering Manager Electric Planning, Engineering Services (City) Mark Peterson, County Engineer Engineering (County) Rex Burns, County Drainage Project Engineer Engineering (County) Brian Chase, Director of Facilities Management Colorado State University Steve Hultin, Assistant Director, Engineering, Trades & Utilities Colorado State University John Little, Planning, Design, and Construction Poudre School District Porter Ingram, Planner Planning (County) Naomi O'Conner, Customer Service Advisor Larimer County Consultant Team Clarion — Lead Planning Firm Ben Herman, AICP Chris Duerksen Lesli Kunkle Ellis, AICP Amy Kacala Molly Mowery Catalyst Consulting - Facilitation Barbara Lewis Alchemy — Vision Graphic Kriss Whitman Chris Chopyak Ray Real Estate — Economic Arnold Ray BHA — Charrette (Graphics) Bruce Hendee Eric Howard .. - it - Table of Contents ■ Northwest Subarea Plan (Draft--09/12/06) Wiest P labarea Table of Contents Plan Contents ExecutiveSummary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ES = 1 Chapter 1 : Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Purposeof this Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 PlanContents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 About the Northwest Subarea . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 Northwest Subarea Issues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 ThePlanning Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . 6 Chapter 2 : Vision and Key Strategies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 Chapter3 : Land Use Framework . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 Overview . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . 13 TheFramework Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 Guideto Future Land Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 ResidentialCategories . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 Non-Residential Categories . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 Chapter 4 : Open Land and Trails Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 Overview . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . 27 TheOpen Land and Trails Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 OpenLands . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 Trails . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . 31 Chapter5 : Transportation Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 Overview . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 TheTransportation Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 Chapter 6 : Goals , Policies , and Strategies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35 Communityand History . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35 Land Use and Neighborhoods . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37 Open Lands and Natural Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41 Parks, Recreation, and Trails . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43 Transportation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . 46 Utilitiesand Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48 Appearanceand Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . 50 Chapter 7 : Guidelines for the Urban /Rural Edge . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51 Northwest Subarea Plan ■ Table of Contents (Draft — 09/12/06) 1 . Steps to Prepare a Site Plan (including Clustered Development) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52 2 . Residential Foothills District — (West of Overland Trail) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53 3 . Urban Estate District — (Outside City Limits / East of Overland Trail) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54 4. Design and Placement of Buildings (All Areas) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55 5 . Landscape Design and Environment (All Areas) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56 Chapter8 : Action Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57 Overview . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . 57 Typesof Actions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57 KeyStrategies of this Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57 Rolesand Responsibilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58 ActionPlan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60 Appendices Appendix A : Existing Conditions and Issues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A- 1 Appendix Be Related Plan and Policy Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . B- 1 Appendix C : Citizen - Based Land Conservation Initiatives . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . C - 1 Appendix D : A Guide to Annexation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . D- 1 Appendix E : Taft Hill Workshop Results . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E - 1 List of Maps and Figures ( order as they appear in the plan ) Figure1 : Plan Area and Context . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Figure2 : Participation Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 Figure 3 : "Vision Tomorrow" Graphic . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 Figure 4: "Key Strategies" Graphic . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 Map1 : Framework Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 Figure 5 : Recommended Locations for R-L and L-M-N Zone Districts in the Low Density Mixed-Use Residential Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 Map 2 : Open Land and Trails Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 Figure 5 : Soldier Creek Locator . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32 Map 3 : Transportation Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34 In Appendix: Figure A- 1 : Age Distribution of Residents within the Subarea . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A-2 Figure A-2: Census Blocks Groups of the Northwest Subarea . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .A-3 InventoryMaps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A-21 Map A-1 : Northwest Subarea Planning Area Map A-2 : Subdivisions Map A-3 : Existing Land Use Map A-4: City Structure Plan Map A-5 : Current Zoning Map A-6 : Land Ownership Map A-7 : Natural Habitats and Features Map A-8 : Existing Transportation and Trails go IV - Table of Contents ■ Northwest Subarea Plan (Draft — 09/12/06) Map A-9 : Water and Sewer Utilities Map A- 10: Water Features and Floodplains List of Tables Table 1 : Land Use Summary—Potential Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 Table 2: Community and History Strategies . . " , " . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36 Table3 : Land Use Strategies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 Table 4: Open Lands and Natural Areas Strategies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42 Table 5 : Parks, Recreation, and Trails Strategies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45 Table 6 : Transportation Strategies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47 Table 7 : Utilities and Services Strategies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . 49 Table 8 : Appearance and Design Strategies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50 Table 9 : Roles and Responsibilities for Implementing the Northwest Subarea Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . 58 Table 10: Action Plan Summary . . . . . . . . , . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . 160 In Appendix: Table A- 1 : Housing Characteristics by Census Block Group . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .A-3 Table A-2: Summary of Existing Land Use within the Subarea . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .A-6 Table A-3: Northwest Subarea Land Ownership . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .A-6 Table A-4: Existing Subdivisions Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .A-8 - vI Northwest Subarea Plan ■ Table of Contents (Draft — 09/12/06) This page blank VI Proposed Plan , 1 ' 1 Vest Subarea CitcotFortCollins Plan SummaryExecutive This Executive Summary contains the following sections summarizing the Northwest Subarea Plan: �. 1 . Plan Overview and Contents 2. Vision and Big Ideas 3. Plan Goals 4. Land Use Framework 5. Open Land and Trails Plan ._ 6. Action Plan Navigating the Plan Plan Purpose The Northwest Subarea Plan contains the following The Northwest Subarea Plan is a joint planning effort of chapters and appendices: the City of Fort Collins and Larimer County. Extensive public input from residents, landowners, businesses, and Chapter 1 : Introduction describes the plan purpose, members of the public shaped the vision, priorities, and contents, issues, and planning process. policies of the plan. This Plan sets out the "roadmap" Chapter 2 : The "Vision Tomorrow" and Key Strategies for the area's future and addresses a wide array of issues, describes the big ideas of the plan, and key strategies to including open lands and natural areas conservation, trail achieve the plan. planning, future land use patterns, development compatibility, transportation system, and utility Chapter 3 : Framework Plan contains the Framework provision and financing. Plan map (Map 1)—the blueprint for future growth and development—and descriptions of the categories illustrated on the map. Northwest Subarea — Plan Area and Context About the Northwest Subarea The 4.3-square mile area is located northwest of the Larimer County City of Fort Collins and is bound to the north by the LaPorte community, to the west by the foothills and laP rte the CSU Foothills Campus, to the south by West rojAA 1� 0 Mulberry Street, to the southeast by a staircase from City Park Nine Golf Course to W. Vine Drive. E About 5,200 residents live in the area. Almost 800 S acres are m agricultural use or are vacant and could au develop over time. FOOTMnIS CAMPUS t M _ 1 j The Subarea has been included in the Growth Management Area for Fort Collins since 1980. • Because it is in the GMA, it is part of the City's Fort Collins planning area. The majority of the land (85%) is unincorporated and is under County jurisdiction. ■ Executive Summary — Pagel 0 Northwest Subarea - Proposed Plan , 09/ 12/06 Chapter 4: Open Lands and Trails Plan contains the Visionand Big Ideas Open Lands and Trails Plan map (Map 2) and descriptions of the assets and priorities for open lands Vision Tomorrow and trails in the Northwest Subarea. The "Vision Tomorrow" statement and graphic represents the citizen-based vision. Residents, Chapter 5 : Transportation Plan illustrates planned and landowners, and others who participated in the planning proposed transportation improvements to streets, effort helped shape this vision for what the Northwest bicycle routes, and transit facilities /service in the Subarea should be in the future. Subarea. (See Map 3 .) Chapter 6 : Goals, Policies , and Strategies contains the goals, policies and implementation strategies for each Big Ideas.& key ideas of the Vision: Community and History, Land Use and Neighborhoods, Open Lands and Natural 1 . Historic and Cultural Heritage Maintained . Areas, Parks, Recreation, and Trails, Transportation, Preserve historic structures, small farms, and open Utilities and Services, and Appearance and Design. fields and expand access to interpretive information. 2 . Connected Open Lands . Chapter 7 : Guidelines for the Urban/Rural Edge includes Expand protected open lands to conserve the recommendations for new development in the Urban Poudre River corridor and Foothills vistas, provide Estate and Residential Foothills districts—to ensure it is separation between Fort Collins and Laporte, and compatible with the lot sizes, setbacks, landscaping, and restore Soldier Creek. building sizes of existing developments. 3 . Unique Image and Country Feel with Views. Chapter 8: Action Plan contains the list of actions for Protect the diverse area at the edge of the City and the City, the County, residents, and other partners to small farms, as new development occurs. make the plan a reality. 4 . Access to Recreation and Natural Areas. The Appendices contain additional background and Expand connected trails for walking, bicycling, and equestrians. Some local trails will be neighborhood- supplemental information about: initiated. The City and County will work with A. Existing Conditions and Issues; willing landowners . B. Related Plans; 5 . Low- Density Housing with Stable Neighborhoods . Allow predominately low density housing consistent C. Citizen-based Land Conservation Initiatives; with the land use/ framework plan. Protect stable D. Annexation Procedures; and neighborhoods from incompatible development. E. Taft Hill Workshop Results. 6 . Small Commercial in Discrete Existing Locations. Existing commercial and independent businesses will remain, but further proliferation of large commercial development will not occur. 7 . Pleasant and Safe Travel . Improve trail connections to local destinations such as schools and CSU and improve safety for pedestrians and bicycles on major roads. 8 . Valuing Self Reliance and Helping Neighbors. Agencies will rely on neighborhoods or special districts to initiate projects and will work with property owners or developers to achieve trails and open space. ■ Executive Summary - Page 2 ■ Northwest 1Proposed Plan , 1 . 1 . Vision Tomorrow LI I1 WS aF TaWHIU5 LESS TO K-C t OPEN OMN LOCATIONS MASW j T . 41 C 1 F f . _ x INDEPENb f T LN F RELIANCE 14EL SAM 4CS Dk1C _ = - L • F r i� Land Use and Neighborhoods Goal LU= 1 : The area will retain its character and Chapter 6 contains the Plan Goals, policies, and detailed integrity through the appropriate placement and density strategies . Goals are the general direction for the plan of new housing that is compatible with existing as follows: neighborhoods. Community and History Goal C- 1 : The area will retain aspects of its historic past. This Plan aims to protect and interpret the historic resources and landscape of the area. k Goal C= 2 : Local neighborhoods will be the catalyst for changes and improvements in the area. 0 ■ Executive Summary — Pa9e3 0 Northwest Subarea - Proposed Plan , 09/ 12/06 Goal LU- 2 : New non-residential uses will be located in the areas designated on the Framework Plan, generally where they exist already. a THIS ! OA RDCN6 SALE 25% OFF • Transportation Goal T- 1 : The area will contain a safe and functional NOT THIS ! system of streets, sidewalks, and bicycle lanes that allows for pleasant and safe and convenient travel by pedestrians, equestrians, bicyclists, motorists, and transit users. Utilities and Services Goal U- 1 : Neighborhoods in the Northwest Subarea will have access to safe and reliable water and sewer service. Goal LU - 3 : Share plans with neighborhoods on a regular Goal U - 2 : The area will have reduced flooding potential. basis . Open Lands and Natural Areas Goal U- 3 : Continued coordination will take place between the City, County, and other utility and service Goal OL- 1 : The area will have a connected system of providers in the area. open lands (linked to the foothills, Poudre River, and Soldier Creek restoration project) that conserves natural Appearance and Design areas, scenic views, and wildlife corridors. Goal AD- I : The Northwest Subarea will continue to have a unique image and identity, with a wide variety of ' compatible styles and activities . (See Chapter 7 for guidelines .) Guidelines for the NNW A Urban / Rural Edge Chapter 7 offers future developers in the area, staff Parks, Recreation, and Trails reviewers, and citizens guidance to achieve context- Goal Pm : All residents will have access to sensitive developments. They are not mandatory, but neighborhood parks and recreation facilities—some they can help clarify how new developments should be private and some publicly provided. site- and context-sensitive and fit the community's interests. Goal P- 2 : The area will contain a system of connected trails that provide access to the Foothills, Poudre River, the Soldier Creek trail, between neighborhoods, and to local parks, schools, and other destinations. This connected trail system will be achieved with willing participants. ■ Executive Summary - Page 4 ■ Northwest Subarea - Proposed Plan , 09/ 12/06 Land Use / Framework Plan Low Density Mixed - Use Residential The Low Density Mixed-Use Residential district applies to the area generally east of Sunset Street and south of The Framework Plan in Chapter 3 shows the different Vine Drive. Some lands are in City limits. New proposed land uses. The Plan applies to properties that neighborhoods containing mixed housing types should will develop in the future—it does not affect current be pedestrian-friendly and well designed. Density up to neighborhoods and subdivisions. Existing agricultural eight (8) units per acre may be appropriate in some and rural uses in the area are allowed and encouraged to locations (or up to 12 for affordable housing) ; however, continue operations. (See Map 1 on page E-6.) smaller infill parcels may only be eligible for density up to five (5) units per acre. (See pages 17 through 19 in As development occurs in the Subarea, it should the plan and Figure 5 .) The district allows generally be low or very low density residential uses, as neighborhood commercial if it meets location and defined by the different categories on the Framework design criteria.) Plan and Chapter 3. Some very limited commercial uses can occur in residential districts (e.g., child care, nursery, Employment rural uses, home occupations), otherwise neighborhood- The plan designates the Employment district on Vine serving commercial or retail uses are limited to the areas Drive just east of Shields Street where the City utility shown on the plan, generally where they exist already in facilities are now. The intent of the district is to allow the area. offices or light industry. It does not allow businesses that generate excessive traffic, noise, or odors. GI/hat Land Use Categories Are Shown? Limited Commercial Residential Foothills The plan designates Limited Commercial for area where The Residential Foothills district applies to the area west some commercial exists already. It allows businesses, of Overland Trail. It allows residential development at a but not vehicle-intensive uses. Workshops and custom density of one (1) unit per acre overall when lots are small industry could occur. The intent is to encourage clustered with a minimum of 50% open space. (See reinvestment and redevelopment on existing sites and to page 15 in the plan. Chapter 7 guidelines apply.) ensure that new uses are compatible with neighborhoods. A neighborhood center could expand on the northeast corner of Taft Hill and Laporte (location of existing gas station) . t Development in the Residential Foothills category should cluster - lots and buildings to provide open space and protect views. — — _- Urban Estate The Urban Estate district applies to the central part of This image shows location around Forney Industries if it should the Subarea—generally east of Overland Trail and redevelop (if and when Forney Industries moves). This is a outside City limits . It allows residential development at conceptual ideal. The property owner would ultimately decide how a density of two (2) units per acre, with clustering to develop the property. encouraged and preferred along the bluffs and near the Poudre River. A few non-residential uses can occur too, subject to Planning and Zoning Board review. (See pages 16-17 in the plan. Chapter 7 guidelines apply.) ■ Executive Summary — Page 5 ■ N y C F rI � q d Y � 1S W0 013W N 1S WOa l3W N � ... _ w Ilk � 1500 a3H$ N 1500 a3HSN �r�.._.._.._.._.._.._........,..r ; {• NNIN _ r W w i I MN e ¢ > or G d > s iJ z ''' F x $ 8F u H F ` y' Na3. Aw,- f 5 1 d � y 3AV SIW l $ > 1 . ._._ . w o ., 3 :y000) JOW 11e7' H < 1 •rns • 0 f w £ � 3 3 3Atl NtlaO N 3Atl 1N 0 $ _ �� nmmnmlE w 5 s s Mom r oe z d o 0 jDr S� ................. 1s Natld 1s N aoa W o N 15a W $ W a p ' ' O� 19 50731HS N f.E d e 5073 HS S d > @C ! L_.._.._. - = 1S VNN z m s ? d Slatl3d F 3A 1107$ J2 COL l� ! . 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It shows existing and conceptual locations of future City, County, residents, businesses, landowners and multi-purpose trails and local neighborhood state, federal, and local agencies will take to make the connections (conceptual locations) . One of the plan's plan a reality. "big ideas" is the Soldier Creek restoration and trail (from W. Mulberry Street through Poudre High School Implementing the Northwest Subarea Plan will take to Poudre River just north of Lincoln Junior High) that cooperative effort on the part of the County, City, CSU, would provide flood control and drainage and restored residents, businesses, and others. open lands and trails . Map 3 plan also shows a desired open lands network that will achieve the local and See Chapters 2 and 8 for more information about communitywide open lands goals, for example, strategies. separating Fort Collins and LaPorte, protecting river natural areas, and maintaining views of the foothills . Key Plan Strategies: See the Open Lands and Trails Plan (Chapter 4) for ' Coordinate efforts of agencies and more information about the different types of open neighborhoods . lands and trails and Chapter 6 and 8 for information Share timely information. about strategies and techniques to acquire and conserve ' Encourage development to be consistent them. The City and County propose that all with design guidelines that reflect the area's transactions will take place with willing property owners character. or as development occurs. ■ Make development approvals consistent with the plan. ■ Support neighborhood-based initiatives and action. ■ Use a variety of approaches to achieve new open space and trails . This image shows what Soldier Creek could be if restored to � • include open lands and trails. SHARE T1MRal of ES AMP YYLV., VA Cu . ' t. 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The City and County have a history of joint -`"l�" 5 a" _ J subarea-level plans to achieve a finer level of detail CSUOOTHILLS in goals, policies, and land use planning for areas F (AMPUS within the Growth Management Area (GA/IA) 1 i boundary. This boundary, established in 1980 ' City Park through a formal agreement between the City and •'' County, represents the planning area for the City. Fort Collins Each subarea-level plan is distinct and public- Source: Clarion Associates driven. Extensive public involvement—including Plan Contents Northwest Subarea residents, landowners, This Plan consists of the following chapters and businesses, and others—shaped the priorities and appendices. policies of this Plan. It establishes a focused "roadmap" for the area's future, through its goals, u The 1/ision Tomorrow" and Key Strategies policies, and strategies. One of the overarching themes of this Plan is to retain and enhance the Chapter 2 contains a concise "big ideas" existing character of the area. Through its strong statement and graphic image representing the citizen involvement, this Plan takes major strides in shared vision for the future of the area, as defined helping achieve that aim. by citizens and members of the public who participated. It also contains key strategies to achieve the vision. Land Use Framework Plan Chapter 3 contains the Framework Plan—the guide for future land use patterns . It also identifies locations for recommended gateway enhancement in the Subarea. The chapter contains both the plan map and descriptions for each category it displays . - 1 - Northwest Subarea Plan ■ Chapter 1 ; Introduction (Draft — 09/12/06) Open Lands and Trails Plan businesses, and others about investments and Chapter 4 contains the Open Lands and Trails development patterns . Plan. The map and descriptions identify and Strategies are the specific actions the City, County, discuss locations for future open lands conservation and creation of trail connections . and others will take to implement this Plan and its policies. -.� Guidelines for the Urban/Kura/ Edge Chapter 7 contains residential design guidelines for the Residential Foothills and Urban Estate districts in the Northwest Subarea at the urban/rural edge. The guidelines provide direction to the City, County, developers, and residents about how future development can help retain the area's character through design. The Open Lands and Trails Plan proposes connections to the Foothills Trail, protection of natural features, among other recommendations. (See Chapter 4.) Transportation Plan Chapter 5 contains the Transportation Plan map and describes the long-term improvements to the transportation system of the area—its streets, bicycle routes, and transit stops and service. See Chapter 7 for Guidelines at the Urban/Rural Edge for design recommendations for Residential Foothills and Urban Goals, Policies, Strategies Estate districts. Chapter 6 provides the goals, policies, and strategies of this Plan for each of its main subjects : Action Plan Matrix Chapter 8 contains a list of strategies, assigns ■ Community and Culture; responsibility for implementing them, and identifies ■ Land Use and Neighborhoods; priorities. It also outlines various roles and ■ Open Lands and Natural Areas; responsibilities to carry out this Plan. ■ Parks, Recreation, and Trails; ■ Transportation; Appendices ■ Utilities and Services; and The Appendix to this Plan contains detailed ■ Appearance and Design, information on the Subarea and the planning process in the following appendices : The Goals state what the neighborhoods hope to accomplish over the life of this Plan, for a variety ■ Appendix A: Existing Conditions and of subjects—from open space, to development Issues; patterns, to trails . ■ Appendix B : Related Plan and Policy Summary; The Policies describe the specific course or ■ Appendix C: Citizen-Based Land direction to achieve the goals of this Plan. They Conservation Initiatives; provide ongoing guidance to elected and appointed ■ Appendix D : Guide to Annexation; and officials, staff, citizens and neighborhood groups, ■ Appendix E: Taft Hill Workshop Results . - 2 - Chapter 1 : Introduction ■ Northwest Subarea Plan (Draft — 09/12/06) About the NorthwestNorthwest Subarea Subarea The following sections provide an overview of the Northwest Subarea—the conditions, key issues and The Northwest Subarea is 2,680 acres (4. 3 square opportunities that shape the priorities and policies miles) located northwest of the City of Fort Collins. of this Plan. The information presented below is (See Figure 1 .) It is bounded to the north by the intentionally brief; full, detailed descriptions of the Town of Laporte, to the west by the foothills and background information summarized below is the CSU Foothills Campus, to the south by West located in Appendix A: Existing Conditions and Mulberry Street, and to the southeast by a Issues . Appendix A also contains inventory maps . "staircase" pattern from City Park Nine Golf Course to West Vine Drive. About 5,200 residents Commoeity and History live within the planning area boundaries . While agricultural activity does not have the The Northwest Subarea has been within Fort economic prevalence it once did in the area, the Collins' Growth Management Area (GMA) since irrigation ditches and fields still define the history 1980. Because it is in the GMA it is part of the and character of the area. Numerous historic farm City's planning area; the County's Master Plan does homesteads and barns are eligible for inclusion on not address land uses within the GMAs of cities the National Historic Register. Overland Trail and and towns. This does not mean that all land within Cherokee Trail are historic trails or transportation a GMA will be annexed into the municipality. In routes that once traversed the area. While the trails the Northwest Subarea, a majority of the land are no longer visible, they left a lasting path for the (85%) is within Larimer County and will likely area s history. remain in county jurisdiction for many years unless it becomes eligible for annexation. (See Appendix VI D for more information about how and when annexation occurs .) x ¢¢� Y T5' - - The Michaud Farm in the northwestportion of the subarea has been operating since the late 1870s. This Plan contains strategies for highlighting the historic structures and trails through additional Small farms and agricultural buildings are a distinct feature of the inventory and historic interpretation. landscape and character of the Northwest Subarea. Many residents and neighborhoods in the Subarea operate outside of formal organizational structures, and some subdivisions are not served by City utilities. Only a small number of subdivisions in the area are governed by formal organizations, such as Homeowners' Associations, and many residents appreciate the independence as well as the tradition - 3 - Northwest Subarea Plan ■ Chapter 1 ; Introduction (Draft — 09/12/06) of a low level of government service and oversight. compared to other parts of the Front Range and When residents want change, they make it happen City, through locally-initiated actions. For instance, the Northwest Neighbors, a group of residents An Eclectic Mix of Styles throughout the Subarea, recently organized to plan Subdivisions and neighborhoods have filled in over trail improvement projects and apply for grants to the years, resulting in an eclectic mix of styles and fund projects . types of development intermixed with fields and farms . This eclectic mix is a defining attribute of This Plan recommends that the self-reliant the area and one that many of the 5,200 + residents traditions of the area continue, where the City and value most. Neighborhoods vary in the type, County will assist with services or other density, design, and age of housing. Near or within improvements after neighborhoods or residents City limits, housing is on smaller lots and is more request assistance, and recommend local financing urban, whereas homes and subdivisions in the methods . County generally have a country feel, with larger lots, barns and outbuildings, and horses. However, Open Lands and Natural Areas some subdivisions, such as Stagecoach and Poudre Several natural features contribute to the scenery, Overlook, at the fringes of the area do contain natural diversity, and open feel enjoyed by residents smaller lots. Future development should remain and wildlife. First, the Poudre River skirts the consistent with the character of surrounding northeastern edge of the area, providing wildlife development and retain some of the rural qualities habitat, open space, and recreation opportunities. enjoyed by residents . Second, the foothills form the western edge and afford scenic views of the mountains. The City has This Plan provides guidance to new development purchased a large parcel west of Overland Trail as a through the Framework Plan, residential design Natural Area. While currently most of the land guidelines, and various goals and policies, as to the west of Overland Trail is developed at very low desired future location, density, and site and densities or is in agricultural production, this building characteristics . Natural Area is the only formal open space area. Conservation of key natural areas and open space is Small Businesses a high priority for residents. The Northwest Subarea has a few scattered commercial and retail businesses. They are small in The location of the Northwest Subarea between the number and tend to be concentrated along Laporte foothills and Poudre River means the area hosts a Avenue as far west as Taft Hill Road and at the variety of wildlife moving between these two areas. intersection of Shields Street and Vine Drive. In- Several streams, canals, and ditches flow through home and farm related businesses comprise most the area, creating wildlife corridors. of the area's non-residential activity. Many participants in the process expressed an interest in This Plan includes goals and policies for retaining retaining the low levels of commercial activity and and restoring corridors for recreation and wildlife home and farm-related businesses . Any new movement; including along canals, ditches, and commercial activity should be small in size and Soldier Creek (for more information on Soldier directed to specific appropriate locations within the Creek, see the Utilities and Services section, below) . Subarea. Land Use and Neighborhoods The Framework Plan, goals, and policies of this Some of the homes and businesses in the Plan provide guidance on appropriate locations for Northwest Area originated in early days of the Fort neighborhood-serving commercial establishments Collins/Laporte communities. Despite its history and redevelopment, of early and scattered development and proximity to downtown Fort Collins and the neighborhoods of Old Town, the Subarea has grown slowly - 4 - Chapter 1 : Introduction ■ Northwest Subarea Plan (Draft — 09/12/06) rr Parks, Recreation, and Trails Residents have access to City parks nearby: City Park (including City Park Nine Golf Course) to the southeast and Huidekooper Park, a future neighborhood park, next to Lincoln Junior High in the eastern portion of the subarea. Larimer County does not provide urban parks but does provide and manage regional open spaces, parks, and trails, such as Lions Park north of the area. t In addition to parks, trailheads at Lions Park, Taft Hill Road, and Michaud Lane provide access to the Poudre River and Foothills multi-purpose trails . _ Residents also use many informal trails throughout the area—both on-foot and horseback. Some 'g►�' residents are interested in establishing a network of local and community-wide trails to connect Canals and ditches that traverse the subarea including Larimer neighborhoods with open space, regional trails, and County No. 2 Canal, above, create an opportunity for additional civic destinations within and beyond the subarea. trails. Transportation Four major arterial streets serve the area: Overland Trail and Taft Hill Road run north-south and Vine Drive and Laporte Avenue run east-west. A small portion of Shields Street also crosses the area from north to south. Aside from these major roads, all other streets serve neighborhoods; some do not connect. This makes walking and bicycling into and across neighborhoods more circuitous, but local streets benefit from low levels of traffic. Streets within the area vary in widths and paving materials (i. e., from narrow gravel roadways to multi-lane streets with designated bike lanes) . In The trailhead to the Foothills Trailprovides direct access to a general, residents enjoy the country-feel of streets regional recreation asset. sometimes without sidewalks, curb, or gutter. This Plan identifies potential trail alignments in the Open Lands and Trails Plan, and provides goals This Plan does not promote any large-scale changes and policies for how to locate and maintain future to the current streets system. However, it does trails and parks. identify improvements that are either already planned or under consideration. Utilities and Services The area is served by a variety of utility and service districts . Water is provided by the City of Fort Collins, East Larimer County Water District, Sunset Water District, and the Fort Collins-Loveland Water District. Wastewater service is provided by the City of Fort Collins but some homes are still on septic tanks. Xcel Energy, Poudre Rural Electric - 5 - Northwest Subarea Plan ■ Chapter 1 ; Introduction (Draft — 09/12/06) Association (REA) , and the City of Fort Collins stormwater improvements to Soldier Creek to provide electricity and gas service. further reduce flooding problems in the area. This Plan addresses ways in which residents can This Plan includes goals and policies for the coordinate with the City and County to ensure their creation of an open space corridor along Soldier utility and service needs are met. Creek drainage to reduce flooding, provide wildlife movement corridors, and opportunities for trails The numerous streams, ditches, and canals that and recreation. traverse the area serve one of two purposes: they either provide vital irrigation water for agriculture Appearance and Design or are part of the stormwater drainage system for Residents and business owners of the Northwest the area. The Northwest Subarea is part of two Subarea value its country feel and appearance, drainage basins: (1) the West Vine Basin and (2) including the presence of wildlife and livestock, the Poudre River Basin to the north. The West agricultural fields and views, an eclectic variety of Vine Basin, which covers half of the subarea, housing styles and neighborhoods, and low- floods periodically along Soldier Creek due to the density/low-intensity types of development. incremental nature of development and urbanization that left inadequate stormwater This Plan provides guidelines for how new outlets . A Stormwater Master Plan has been development can be designed to fit the character of adopted in the West Vine Basin by the City and the area. This plan also identifies a number of ways County who jointly manage the floodplain in this for residents and business owners to enhance basin. The City has been evaluating options for existing areas through neighborhood-driven efforts. Planning Process Issues, information Vision & Goals Action Plan Draft Plan Adoption =& Anallysis Land Use Choices This Plan is the result of an 18-month planning Process The Planning process involving the City, County, consultants, residents, landowners / farmers, business owners, The Northwest Subarea is a unique and diverse area utility districts, and other affected stakeholders, with highly engaged residents . The City and The City/County planning team shared County tailored a public participation process to information with and sought input from these ensure frequent and meaningful opportunities for participants each step of the way. The ideas from interested parties to be involved in the Plan the public helped to shape this Plan's big ideas. development. This broad and inclusive public participation process provided opportunities for The multi-faceted participation strategy is described involvement to all interested stakeholders at events below. throughout the planning process . Interviews Early in the process, and then periodically as needed, the planning team interviewed landowners, developers, business owners, and residents in and around the area to share information relating to property and activities as they would either affect the plan outcome or be affected by this Plan. - 6 - Chapter 1 : Introduction ■ Northwest Subarea Plan (Draft — 09/12/06) Public Workshops Technical Advisory Committee The City and County held workshops and open A Technical Advisory Committee (TAC) comprised houses throughout the process to share of staff from City and County departments, CSU, information, interact with the public to hear ideas, the school district, and other agencies, met and confirm Plan directions. These events were periodically throughout the process to review well-attended, with over 200 participants at early planning materials and inform the planning team meetings and 50-60 members of the public about plans for and current conditions in the area. attending each subsequent meeting. Ideas from the The TAC also reviewed the final Plan document. public are integral to this Plan, particularly the Vision Tomorrow and Key Strategies. Bulletins and Mailings The planning team prepared and distributed three bulletins to residents of the area during the process . The bulletins presented overviews of the most current information on the plan in advance of ' workshops . The City then mailed these bulletins i and other announcements to a list of residents who had either signed up on the project website or attended a prior workshop. B n One of the farstpublic open housel worksbops for the plan M1� . .. .I �--•- attracted many participants in Fall 2005. :--:= n -��� • e — b db br* r.r �.n.u.....%r ti.ti ti M lb..t..r�r11� •r : �V.r.�. `•� F..4.Y lyy. :TU. . . .ro r. . • .n...Y .rr...... �'w...�.M.I..=Wzi�y� O...r.�w..wr L�m I..r.�.w.r 4.'r..r...I....I... wl��..I.w.... An ice cream social/open house in July 2006 offered citi.Zens an opportunity to reviewplan directions andgive comments. February 2006 Bulletin. Elected and Appointed Officials Briefings Website Information At key stages in the process, the planning team met The City maintained project information on the with the Larimer County Board of County City website (www.fcgov/advanceplanning.com) . Commissioners, the Fort Collins City Council, the The site housed all current work products, County Planning Commission, and the City announced upcoming events, posted meeting Planning and Zoning Board to report on the summaries, and contained an ongoing "Listening planning process, present key questions and Log" summary of public input. directions of the plan, and receive direction for next stages of the process. With information on public concerns in-hand, the elected and appointed officials also helped guide the plan's direction. - 7 - • t I „ %a • .. , AI pp Now 1 • • • • • • • • • IN IN IN • " • • • IF • • • • • IF • • • • • • 4or 0 Li ly It C cs to �• 041` s • � . i - 4a y CAN S •� + - ' � �� . '� _•. t • t a �. ..• + 1F y`. NO NI, f IN �zi ipp " front Cottins 0. Legend _- •- PUBLIC ATTENDANCE st • I • / / _ ti . Chapter 2; Vision and Key Strategies ■ Northwest Subarea Plan (Draft — 09/12/06) Wiest Subarea Plan lChapter 29. Vision and Key Strategies • . . The following statement represents the citizen-based vision for the future. It represents values of most residents, landowners, businesses, and others who participated in the planning effort. The Northwest Subarea should continue to be predominately a low density residential area at the edge of Fort Collins with stable neighborhoods. The area should also retain aspects of its semi-rural heritage including historic structures, small farms and iryzgation ditches, natural areas, foothills vistas, and open fields. As new development or change occurs, it should occur slowly and be of low intensity and fit in with the diversity and country feel of the area. New development should safeguard natural features and protect wildlife habitats. The Northwest Area should encompass permanently protected open lands and connected trail corridors to provide better access to the foothills, Poudre River, and local destinations, and to restore Soldier Creek as a functional drainage system with natural areas and recreational trails. The area should have a safe and functional transportation system forpedestrians, equestrians, bicyclists, and motorists in the area. Finally, residents value independence and self-reliance and the City and County should recogni.Ze citi.Zen 's role to initiate and take responsibility for the future of the area (with government assistance. As the City and County move forward with trails and open lands pr jects, the agencies should continue to respect rigbts of property owners. - 9 - Chapter 2; Vision and Key Strategies ■ Northwest Subarea Plan (Draft — 09/12/06) Vision Tomorrow 5 . Low= Density Housing with Stable Neighborhoods . Allow predominately low Key ideas of Vision Tomorrow are : density housing consistent with the land use/ framework plan. Protect stable 1 . Historic and Cultural Heritage Maintained . neighborhoods from incompatible Preserve historic structures, small farms, and development. open fields, and expand access to interpretive 6 . Small Commercial in Discrete Existing information. Locations. Existing commercial and 2 . Connected Open Lands. independent businesses will remain, but Expand protected open lands to conserve the proliferation of large commercial development Poudre River corridor and Foothills vistas, will not occur. protect wildlife, provide separation between 7 . Pleasant and Safe Travel . Fort Collins and Laporte, and restore Soldier Improve trail connections to local destinations Creek. such as schools and CSU and improve safety for 3 . Unique Image and Country Feel with Views . pedestrians and bicycles on major roads . Protect the diverse area at the edge of the City 8 . Valuing Self Reliance and Helping Neighbors . and small farms, as new development occurs. Agencies will rely on neighborhoods or special 4. Access to Recreation and Natural Areas . districts to initiate projects and will work with Expand connected trails for walking, bicycling, property owners or developers to achieve trails and equestrians . Some local trails will be and open space. neighborhood-initiated. The City and County will work with willing landowners . Figure 3 : Vision Tomorrow 1 (011 #T Y FELL WM WS Of TX FMILL5 TO OPEN LAND6 ` - A _ '1� COMME 1N E TRWEl "'` � . • " .: 1. . NDEPENDENT 04"TER Ykl ,ING I l 4'� 4�E 151IY SELF RELIA ,f 4 PELPI I 1 4ISVN TN 'I UN-1 I�EYGI'I TNbLu AM anEta 80 1 DS 4 a �kliOi�l� I: ULTURAL - 10 - Chapter 2; Vision and Key Strategies ■ Northwest Subarea Plan (Draft — 09/12/06) Key Strategies Key Strategies to implement the plan, illustrated below, are: ■ Coordinate efforts of agencies and neighborhoods; ■ Share timely information; ■ Make development approvals consistent with this Plan; ■ Encourage development to be consistent with design guidelines that reflect the area's character; ■ Use a variety of tools to achieve new open space and trails; and ■ Support neighborhood-based initiatives and action. The Action Plan in Chapter 8 provides detailed strategies, responsibilities, and timing for actions to implement this Plan. Figure 4 : Key Strategies IUW - � . } �r; . . 0� p USE A VAM � ' � MY AMOL _ I IIIIIEW IA Iffiff AND IRFAS WECU Of" MWES L>ti AND AM WN NE - 11 - Northwest Subarea Plan ■ Chapter 2: Vision and Key Strategies (Draft — 09/12/06) This page blank - 12 - Chapter 3: Land Use Framework ■ Northwest Subarea Plan (Draft — 09/12/06) hest Chapter 3 : Land Use Framework ubarea Plan 1 residential area with subdivisions in the City of Fort Collins and unincorporated Larimer County. This chapter contains the Framework Plan—the Characteristics of existing subdivisions vary quite a plan for future land uses in the Northwest Subarea. bit. For instance, Stagecoach has an average lot size The Land Use Framework Plan is not a plan to of 8,300 square feet and net density of 4 units per force change in the area; rather, it is a plan to acre. Lin Mar Acres has an average lot size of respond proactively to change as it occurs. It puts almost one-acre and a density of less than one unit policies in place for the City and County to follow per acre. (For more information about lot sizes, when private property owners come forward with density, and other characteristics of subdivisions, development proposals . This chapter contains the see Appendix A, Table A-4: Existing Subdivisions plan map (Map 1 : Framework Plan on page 14) and Character.) descriptions of the land use categories on the map. The Framework Plan and Zoning The Framework Plan should be used together with The City and County staff and officials will use the the guidelines contained in Chapter 7 to prepare Framework Plan as they review development and review development proposals for the proposals. The Framework Plan provides guidance Northwest Subarea. The guidelines address how to to land uses, activities, and density levels, but it is design new development to be compatible with the not regulatory. It is to be used in conjunction with complex and diverse characteristics of subdivisions City and County zoning and development that exist today. standards . The Framework Plan Guide to Future Land Uses The following sections describe the future uses Purpose of the Framework Plan planned for the Northwest Subarea. Each land use The Framework Plan proposes land uses for areas designated on the map is described in the following that may develop in the future. Having a plan in section. Category descriptions provide the place for the area guides the City and County as to following information: whether future proposed developments are appropriate. The Framework Plan also creates ■ A description and illustration of where the some level of predictability in what type and land use applies; intensity can be expected for one's own property as ■ Purpose and intent for designating the land well as neighboring properties, use in the particular location; ■ Allowable density and uses of the category; Existing Neighborhoods and This Plan does not promote change in existing ' The current underlying zoning. neighborhoods; they will remain in their current configuration and pattern. One of the primary The Open Lands and Poudre River Corridor land objectives of the Framework Plan is to ensure that use categories are described in the Open Lands and future development is compatible with the density, Natural Areas chapter describes those land uses . uses, and character of existing neighborhoods. The (See pages 27-28 in Chapter 4.) 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Aiu3i0) imijel S 1S 13SNOSN 1S 13SNOSS :=t O c 3AV13AVH IsVIONVO s TO 3i IV130 A � ? 9$Qb s y. 311IHS11YA m 1S 000MA110H N G 1S OOOMA110H S NI 351001 .� m V l 1tl31 W p F W = p U nAatlin Ia1a0 3w3 sue' vN 800y E n) s s � � — S doy nNa110 dz3 � ::_.:_.._.._.._.._.., a o o as NVW N11 z Is NVWIHVH o o t 1) 31dd a Q O G 3 -E �Ep E l81 ONtll83A0 N o _.._.. .._.._.. V W Z s LL n a JOWa %a o \ d 5 i ui LL 3 g I UU1 0 NV1 O N -o 3 p y a o Jn — to $` H d v, c >_ d rn E o in G V H c = m 4a N � _ LL 3 O V C 1 CJ C7 OC N V LLMai o 1y Qi _ _: ✓3' 3 - J fil�L,s N W e � coo) Cz CZ cy OS CO1 ROM 23 Alan Chapter 3; Land Use Framework ■ Northwest Subarea Plan (Draft — 09/12/06) higher density than current County zoning of one Residential (1) unit per 2.29 acres. The Residential Foothills category also helps "feather out" density from the Three residential land use categories are depicted on City to transition to the Foothills to the west and to the Framework Plan map (Map 1) : the edge of the LaPorte community to the north. ■ Residential Foothills, Related Goals: ■ Urban Estate, and For related goals and policies, see the following ■ Low Density Mixed-Use Residential. goals in Chapter 6: Goal LU-1, Neighborhood Character (Policy LU- Residential Foothills 1.3) 1, Goal OL-1, Open Lands (Policies OL-1.1, OL-1.3) , Goal AD-1, Unique Image (Policy AD-1.1) . Where it Applies See Chapter 7 guidelines . The Framework Plan designates lands in the unincorporated County west of Overland Trail as Residential Foothills. Along the Foothills, the Subarea currently has low levels of development - - - - - - - and contains active agricultural uses. This Plan aims to retain the open feel, natural features, and scenic views of the Foothills and mountains. � i - . Development in the Residential Foothills category must cluster lots I _ and buildings to provide open space and protect views. (See •• "^°°' ' ; ` Guidelines for the Urban/Rural Edge in Chapter 7.) act motor u. 4 ilj ~ 4. , What Residential Foothills Allows In the RF category, future development must be Residential Foothills location on the Framework Plan. clustered away from sensitive natural areas and provide a minimum of 50 percent open space (i.e. , Purpose and Intent residual or common open space) . Clusters should The Residential Foothills (RF) designation within occur near Overland Trail, but should also be designed in a way to retain foothills views from the this area helps achieve a number of goals of the road and protect natural areas . No commercial community while balancing property owner development is allowed in the RF category (other interests, including allowing low density residential than home occupations) , but this Plan encourages development pattern that is appropriate in an existing agriculture and rural uses to continue. urban/rural transition area. The RF designation west of Overland Trail adjacent to the Foothills will The City's Natural Areas program may also acquire help retain views of mountains and provide portions of the area as open lands—as future contiguous open space and access to Foothills . It funding and landowner willingness allow. also allows opportunities to protect natural features, including marsh and wet meadows and riparian Current Underlying Zoning forests, which are frequented by a variety of wildlife. Base density is the same as underlying The Residential Foothills is a new designation for County zoning; however, the one-unit per acre this area. It corresponds with the City's Residential overall density with cluster development allows Foothills zoning district that allows single family - 15 - Northwest Subarea Plan ■ Chapter 3; Land Use Framework (Draft — 09/12/06) housing at a maximum density of one (1) unit per Purpose and Intent acre if clustered or 2.29 if not clustered. The The Urban Estate designation for this area is County zoning for this area is FA- 1 Farming, which consistent with the current Structure Plan allows agricultural uses or single family residential designation. Existing subdivisions within the on 2.29 acre minimum lots . Central Area have established a low-density residential pattern. (See Appendix A for more information about existing subdivision Urban Estate characteristics ) Continuation of Urban Estate development here will help safeguard the character Where it Applies of these existing neighborhoods . While the level of The Framework Plan designates the central portion development and natural features in this area do not of the Northwest Subarea (outside of City limits make land conservation within the Central area as and generally east of Overland Trail) and most of high a priority as in the area west of Overland Trail the land along the Poudre River and Bluffs (in the and along Poudre River, nevertheless trail unincorporated County) as Urban Estate (UE) . connections through the neighborhoods will be important. In addition, residential development should be sited and designed to provide private and public open space and should be wildlife friendly. M.-•._. 1 2 (See the Open Lands and Trails Plan in Chapter 4 for more information on planned trails and open 1 space corridors and Chapter 7 for guidelines) oil till i The recommendation for clustering within the Poudre River and Bluffs area will help retain _ contiguous open space, protect riparian forests, protect waterquality, and add to the Poudre River 1::. p Urban Estate location on the Framework Plan. regional open space corridor. 1 . The Central Urban Estate Area Related Goals : The area east of Overland Trail and south of the For related goals and policies, see the following Poudre River bluffs area is referred to as the Central goals in Chapter 6: area, This Plan suggests that new residential subdivisions developing here be compatible with Goal LU-1, Neighborhood Character (Policy LU- surrounding existing subdivisions in terms of lot 1,3) 5 sizes, building massing, setbacks, and open space. Goal LU-2, Limited Commercial (Policy N-2.3) , Clustering is optional but encouraged. Goal AD-1, Unique Image (Policy AD-1.1), See Chapter 7 guidelines . 2 . The Poudre River and Bluffs Most of the land along the Poudre River and bluffs is unincorporated. This Plan makes clustering �a development "preferred" where the Poudre River I_I_ MI - 100-year floodplain and gravel mining reclamation ' will constrain future development. These constraints may mean that development will occur �® in a less intense fashion than the maximum density '1 of two (2) units per acre. } Example of Urban Estate Residential - 16 - Chapter 3; Land Use Framework ■ Northwest Subarea Plan (Draft — 09/12/06) What Urban Estate Allows Low Density Mixed - Use Residential This Plan suggests optional clustering in the central area and recommends clustering (as the preferred Where it Applies approach) in the Poudre River and Bluffs area. The Framework Plan designates the area generally Urban Estate developments should provide some east of Sunset Street and south of Vine Drive as common (private and/ or public) open space (per Low Density Mixed-Use Residential. Some lands regulatory requirements) . The City's Urban Estate are currently in City limits and have City zoning; district allows a few low-intensity commercial uses, others are in unincorporated Larimer County and subject to Planning and Zoning Board review, would be zoned by the City if they annex (i.e., when including child care, bed and breakfast development is proposed) . The intent is to ensure establishments (up to 6 beds) , plant nurseries and that future development is compatible with the greenhouses, animal boarding, adult day care, and integrity and density of existing neighborhoods, as reception centers. The County allows agricultural determined by location and infill parcel size. Future uses, but limits commercial uses in the FA-Farming development density may be up to 8 units per acre district. Existing agriculture, rural uses, home overall (or up to 12 units per acre for affordable occupations, and existing legal uses can continue. housing) . The permitted density depends on each specific location as described in the sections below. La . rr Lear Density Mixed- Use Residential location on the Framework Existing agricultural uses can continue in the Urban Estate Plan. (See Figure S for Recommended Locations for R-L and Lr district. M N Zone Districts in the Low Density Mixed- Use Residential Area—a more detailed study ofproperties.) Current Underlying Zoning Purpose and Intent The Urban Estate (UE) category corresponds with the City's Urban Estate zoning district and the The designation of Low Density Mixed-Use County's current zoning of FA-Farming, both of Residential in this area is consistent with the current which allow single family housing at a maximum Structure Plan and existing neighborhoods and density of two (2) units per acre with public water provides a transition between adjacent Old Town and sewer. (See Map A-5 : Current Zoning.) neighborhoods in the City and lower density subdivisions to the west. New neighborhoods should entail creative master planning to lead to visually attractive, pedestrian-friendly neighborhoods that have nearby services, parks, and other amenities . - 17 - Northwest Subarea Plan ■ Chapter 3; Land Use Framework (Draft — 09/12/06) Reiatea coals : For related goals and policies, see the following goals in Chapter 6: Goal LU-1, Neighborhood Character (Policy LU-1.1, \ r''rr 1.4) , Goal LU-2, Limited Commercial (Policy LU-2.1) , Goal AD-1, Unique Image (Policy AD-1.1, AD-1.3) , What Low Density Mixed - Use Residential Allows This Plan recommends that most of the Low III (IF , , Density Mixed-Use Residential category will be appropriate for L-M-N zoning, if annexed. However, parcels zoned FA-Farming that are seeking annexation will be zoned R-L if they meet Low Density Mixed- Use Residential example (single family the following criteria: homes allowed in R-L and L M N .Zone districts). ■ If they are five (5) acres or less in size; ■ If they are adjacent to an existing single family neighborhood. (See Figure 5 on page 19 for recommended locations for the R-L and L-M-N zone districts.) r _ Residential Low (R-L) allows single family housing up to five units per acre, which may be more appropriate for small infill parcels in this area than the L-M-N district. IIIIII , Larger parcels will be zoned, upon annexation, as Low Density Mixed-Use Neighborhood (L-M-N) Low Density Mixed-Use Residential (townhomes allowed in allowing up to eight (8) units per acre (or up to 12 LrM-N .Zone district only) units per acre for affordable housing) . Current Underlying Zoning The L-M-N district allows small scale neighborhood The Low Density Mixed-Use category corresponds services, such as convenience shopping, medical with two different City zoning districts: office, day care, or other similar uses; some light (1) Residential Low (R-L) district in some existing industrial uses and workshops; as well as amenities single family areas, which allows density up to five and public spaces . These non-residential uses (5) units per acre (or minimum lot size of 6,000 should occur in the commercial Neighborhood square feet) ; and, (2) Low Density Mixed-Use Center designated on the Framework Plan. Neighborhood (L-M-N) district, which allows housing up to eight (8) units per acre, including Parcels that do not annex, but that develop in the single family homes and townhomes with no County, are zoned as Planned Development using minimum lot size and also some commercial the City densities and standards . development. Some of the area is currently unincorporated with county zoning of FA-Farming. If a developer petitions to be annexed, the City typically allows a rezone to the L-M-N district. - 18 - Chapter 3; Land Use Framework ■ Northwest Subarea Plan (Draft — 09/12/06) Taft Hill Workshop. The City hosted a workshop with residents, property owners, and other interested participants of the area immediately west of Taft Hill Road and north of Mulberry Street, to determine appropriate land uses for that area. (See Appendix E: Taft Hill Workshop Results, for more information about that area.) Figure 5 : Recommended Locations for R- L and L- M - N Zone Districts in the Low Density Mixed - Use Residential Area E ff I LMN /�. RL RL LMN c RL L RL UE LMN RL ' LMN LMN RL pradr ; LMN LM LMN r.« , .. ❑ �� IA PORT E aY RL - a - e Gran""Frank 4 — $ No� LMN A _ UE � 1 ; Rl. � RL parki (Ny Park Nine LH / �r u / _ 0 Golf Course / c LMN � . rERE.PREn s. ! - 19 - Northwest Subarea Plan ■ Chapter 3; Land Use Framework (Draft — 09/12/06) Non - Residential Categories Related Goals: The Framework Plan designates two non-residential categories in specific, discreet locations within the For related goals and policies, see the following Subarea described in the following sections. They goals in Chapter 6: include: Goal LU-2, Limited Commercial (Policy LU-2.4) , Goal AD-1, Unique Image (Policy AD-1.3) . ■ Employment, and ■ Limited Commercial. What Employment Allows The Employment category allows offices and light Outside of these locations, existing non-residential industrial uses designed in a campus-like setting. uses in the area are either illegal, non-conforming The Plan does not propose changes to the existing but legal, or home occupations . This Plan designation. addresses how the City and County will handle those situations also. Employment Where it Applies The Framework Plan designates Employment on 7 Vine Drive just east of Shields Street. This location ' contains existing City facilities including the City Utilities building and Fleet Maintenance. ' Ofces are allowed in the Employment District. o _ Current Zoning g This location is predominately zoned Employment. a �e.,— . .o,.l � � I w�` •rya - . Employment district location on the Framework Plan. Purpose and Intent The Employment designation allows offices and light industry. It does not allow businesses that would generate excessive traffic, odors, noise, or those that would be visually incompatible with what is there now. - 20 - Chapter 3; Land Use Framework ■ Northwest Subarea Plan (Draft — 09/12/06) Limited Commercial Reiatea aoais : For related goals and policies, see the following Where it Applies goals in Chapter 6: The Framework Plan designates Limited Goal LU-2, Limited Commercial (Policies LU-2.1 Commercial in discreet portions of the Subarea through LU-2.5), (along Laporte, North of the cemetery, near Shields Goal AD-1, Unique Image (Policy AD-1.3) . and Vine and Taft Hill and Laporte intersections) . What Limited Commercial Allows These locations generally correspond to existing commercial activities, where additional infill or The City will adapt its Limited Commercial (C-L) redevelopment may be possible. Any new zoning district, which is currently only applied along commercial development would be small in scale Riverside Avenue, to allow it to be applied in these and designed to be compatible with the adjacent locations. However, some of the uses in the neighborhoods it serves . existing C-L district are vehicle intensive uses (i.e. , RV sales, vehicle and truck sales) and would not be These designated areas are in the City and in allowed; some new uses would be allowed (i.e. , unincorporated County and contain a mix of workshops and custom small industry) . activities and uses, including a distribution company, a furniture store, a gas station and other uses, most of which are independently owned and have been in the area for many years. pIR' .AV - ,� . .�... . ni 3 I i j. , all 0 Small nei hborhood-semin Mail and services are allowed in the Commercial Limited location on the Framework Plan, Limited Commercial district, such as the pre-school shown above. Purpose and Intent Current Zoning The City and County anticipate and will encourage These locations are currently zoned FA-Farming, I- reinvestment and redevelopment on these sites, as Industrial, C-Commercial, L-M-N- Low Density properties begin to change hands, to ensure that Mixed-Use Neighborhood, and O-Open. new uses are compatible with nearby residential neighborhoods . The intent for future development Neighborhood Center is to recognize pre-existing commercial uses in the The Framework Plan also indicates a Northwest Subarea while at the same time allowing Neighborhood Center near the Laporte and Taft flexibility for private reinvestment. Uses and Hill intersection. A center is proposed here because activities beneficial to and compatible with the of the existing commercial uses and the close neighborhoods should continue to occur. New proximity to City limits and future Low Density development should be screened, have limited Mixed-Use Neighborhoods . The neighborhood amounts of outdoor storage, and be attractive. center would be a maximum of five acres in size. The site identified in this Plan for a neighborhood center may not meet some of the access and - 21 - Northwest Subarea Plan ■ Chapter 3; Land Use Framework (Draft — 09/12/06) location standards required by the City's Land Use Code. However, the site could be adapted to meet other important characteristics of neighborhood do centers, including direct access from a network of local streets, the inclusion of at least two non- `� f residential uses, density and access, outdoor spaces, and the appropriate development standards . The intent is to allow some new neighborhood services _ within existing residential areas in or near City limits. This Plan makes the Neighborhood Center — optional, not required. , 11% , -i - ain Examples of Established Neighborhood Centers at Lemay and Conifer Street and Horsetootb and L.ocbwood. / I -� This image shows location around Forney Industries if it should redevelop (if and when Forney Industries moves). This is a conceptual ideal. The property owner would ultimately decide bow to develop the property. - 22 - Chapter 3; Land Use Framework ■ Northwest Subarea Plan (Draft — 09/12/06) LA Scat re o mercia sfflowasluffiftV The Northwest Subarea has numerous commercial activities, largely home occupations and some low- intensity rural uses such as landscape nurseries . The intent is to continue to allow existing legal non- This image sbovs Conceptual Sketcb of Neigbborbood Commercial if added near the Taft/Laporte gas station in the future. conforming uses that are in the area but not to promote additional proliferation of commercial uses on sites other than those defined, and within existing commercial locations. QAN9E:nr, Current County Home Occupation Regulations : 25S`OFF 0"NANGIN I The County allows by right home occupations in � . the resident's dwelling unit. Home occupations lewd that exceed what is allowed by right require County Commissioner approval by Minor Special Review. Home occupations in the County must not change the residential character of the lot or dwelling. (See the County's web site for details: www.co.larimer. co.us /planning.) These uses will continue to be allowed. - 23 - Northwest Subarea Plan ■ Chapter 3; Land Use Framework (Draft — 09/12/06) Where it Applies The map shows the existing schools that are and will remain in the Subarea, including Poudre High kLw School, Lincoln Junior High School, and Irish Elementary. Purpose and Intent The Framework Plan does not show future school sites and no new schools are proposed at this time. If future schools will be located in the area, they The area includes plant nurseries and other scattered commercial should have a strong relationship with surrounding uses that will remain (top). Franks Trout Pond is another neighborhoodsincluding playground and field example of the scattered commercial uses (bottom), use, trail connections, and property maintenance and landscaping. The School District, City, and Public Uses County work closely together to determine future sitings of schools . CSU Foothills Campus Related Goals: The Foothills Campus is located west of the For related goals and policies, see the following Northwest Subarea. It is part of Colorado State goal in Chapter 6: University and is governed by a state agency. This Goal LU-3, Collaborative Planning. makes it exempt from local jurisdiction rules and regulations. However, the local jurisdictions (City and County) have Location and Extent Review process and review proposed development for the CSU Foothills Campus . While the CSU Foothills Campus is not inside the Northwest Subarea, it is relevant because activities that take place on the campus affect the Subarea. Citizens in this effort are optimistic that CSU will be a good neighborhood and will keep them informed about future plans for the area. Related Goals : For related goals and policies, see the following goals in Chapter 6: Goal LU-3, Collaborative Planning, and Goal P-2, Trails Planning. CSU Foothills Campus Master Plan The CSU Foothills Campus Master Plan (2005) recommends primarily low intensity agricultural uses to continue, but suggests some intensification of developed research facilities will occur south of Laporte Avenue. (See Appendix A for more information.) Schools - 24 - Chapter 3; Land Use Framework ■ Northwest Subarea Plan (Draft — 09/12/06) Table 1 : Land Use Summary—Potential Development - Residential Land Use alvg ratio Housing Population Residential Foothills 1 . 0 0. 8 265 212 530 Urban Estate Residential 2. 0 0. 80 176 282 704 Low Density Neighborhood 5. 0 0. 75 198 741 1 r85 Total 639 1 t34 3t886 Sources: Clarion Associates, Framework Plan, June 2006. Terms for Columns above: Density Average (avg): Units per acre (gross) Ratio: Provides development ratio of properties, to reduce out the non-building areas of the site, including but not limited to streets and utilities, drainage areas, and parks. Housing: Units of housing that could potentially develop in the Land Use Category on vacant and agricultural lands. Population: New people that could occupy housing units. These calculations assume 2.5 people per household. - 25 - Northwest Subarea Plan ■ Chapter 3: Land Use Framework (Draft — 09/12/06) This page blank = 26 - Chapter 4: Open Lands and Trails Plan ■ Northwest Subarea Plan (Draft — 09/12/06) des Chapter 4 : Open Lands and � t � Plabarea Trails Plan space. In some cases, conservation may be achieved through purchase by a public entity (i. e., City or County) with a willing landowner. In other This chapter contains the Open Lands and Trails cases, landowners can voluntarily retain open space Plan for the Northwest Subarea. The plan map while retaining private ownership . illustrates the locations for future open lands and trails . City and County staff, neighborhood groups, Trails including the Northwest Neighbors and other The planning and implementation of a connected participants, attending public events or otherwise system of trails through the Northwest Subarea is providing input and feedback throughout the another priority of this Plan. The Open Lands and process helped refine the plan. Trails plan illustrates conceptual trail alignments for three categories of trails as described later in this The Open Lands and Trails P1 4 chapter. More detailed trail alignments, particularly for the less formal, local pedestrian connections, The Northwest Subarea contains many natural will be an evolving process as development features, scenic mountain views, and habitat areas. proposals and/or grant funding permits planning The slow pace of growth has resulted in a number move to that level of detail. of larger undeveloped parcels, some of which are still agricultural. Retention of the open feel and ' o environmental qualities of the area is an important element of this Plan. While many residents would The Open Lands and Trails Plan (Map 2) illustrates like to have all vacant or agricultural properties existing and desired future open lands and conserved, not all property owners have that corridors . It shows three main components of the objective and the City and County can not buy all existing and future system of open lands and natural properties . Strategic priorities should be areas in the Northwest Subarea, including: established. The Open Lands and Trails Plan identifies locations for open lands conservation and (1) City Natural Area, west of Overland Trail, trail creation through the area. These general (2) Open lands, including the Poudre River priorities for the area reflect City plans and goals, Corridor, lands west of Overland Trail, and well as the desires of citizen stakeholders in the the Soldier Creek drainage, and Northwest Subarea. The County's 2001 Open Lands (3) Open space corridors along streams and Master Plan does not include this portion of the ditches that are mostly private lands . county as a priority area for open space protection. Natural Areas West of Overland Trail Open Lands The City owns a 146-acre natural area west of Retaining open lands throughout the Northwest Overland Trail and continues to discuss Subarea is a priority of this Plan. While it is conservation of additional lands in the area with understood that funding limitations will constrain property owners . The Open Lands and Trails Plan the ability for all properties to be conserved through illustrates the general location of open lands that acquisition, the Open Lands and Trails Plan could expand the existing natural area. illustrates the priority locations for retaining open - 27 - Northwest Subarea Plan ■ Chapter 4: Open Lands and Trails Plan (Draft — 09/12/06) Regardless of whether lands west of Overland Trail drainage improvements consisting of a series of are publicly acquired or privately managed, these pipes, channels, and detention ponds . properties contain marsh and wet meadow, aquatic This Plan recommends broadening the Soldier features, and riparian forest (according to the Creek drainage improvement project to allow for Natural Habitat Features map, Map A-7) , that are natural areas restoration and a multi-purpose trail. important to retain and protect. Current regulations In addition to flood safety, the Soldier Creek also require some protection of these features if Restoration project would restore habitat and development takes place. provide recreation opportunities and connected open lands . Future Connected Open Lands Priorities for future open land include lands along The Soldier Creek restoration effort will require a the Poudre River Corridor, west of Overland Trail, combination of public and private initiative and and along the Soldier Creek drainage. sponsorship. Part of the future restoration/ trail crosses the Poudre School District's property just Poudre River Corridor and Foothills Open Lands north of Poudre High School. If the school The City's Land Conservation and Stewardship property redevelops in the future, the City and Master Plan designates the Poudre River and Poudre School District should work together to Foothills lands as potential natural areas. They have restore the creek. Such a restoration project would natural resource values, are part of a connected be a beneficial educational opportunity for nearby system, and have community-wide public benefit. students who could participate in the project. The Natural Habitat and Features map (Map A-5) notes several natural features, including marsh, wet meadow, grasslands, and riparian forest. } Restoration of Soldier Creek will provide trails and open space in addition to accomplishing drainage objectives. Retaining views of and access to the Foothills is a goal of this Plan. Soldier Creek Restoration Other Private and Public Open Space South of Vine Drive (i. e., the West Vine Basin) , Ditches and Canals stormwater drains into the Poudre River along the Pleasant Valley and Lake Canal, the New Mercer former Soldier Creek. Once a natural stream similar Ditch, and Larimer County No. 2 Canal are private to Spring Creek, Soldier Creek is now a open space corridors through the Northwest combination of ditches and pipes through the area. Subarea that will likely remain in private hands, but Developments over time have narrowed the creek that are important wildlife and open space flow area, and nearby properties are prone to connections nonetheless. flooding. To solve the flooding in the basin, the City/ County Stormwater Master Plan identifies - 28 - Chapter 4; Open Lands and Trails Plan ■ Northwest Subarea Plan (Draft — 09/12/06) Related Goals : For related goals and policies, see the following goals in Chapter 6: Goal C-1: Historic Past Retained (Policies OL-1.1 through OL-1.4) Current regulations of the City and County require protection of natural features and habitat as part of development projects . All future development in the Northwest Area must also comply with community plans and standards . LaPorte Community Separator During the NWSA planning process, residents expressed a desire to create a separator between LaPorte and the Northwest Subarea. This concept is consistent with the establishment of separators in other parts of Fort Collins, such as between Fort Collins and Loveland, Fort Collins and Wellington, and Fort Collins and Timnath. The LaPorte Area Plan suggests a community separator be implemented through clustering of residential and non-residential uses away from the eastern edge of the LaPorte Plan area. This Plan reinforces the separator concept by making clustering of Urban Estate "preferred" in the Poudre River corridor and by identifying the areas as a priority of Open Space acquisition. 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The Open Lands and Trails Plan (Map Overland Trail to the Foothills Trail 2) illustrates the conceptual alignments for through the existing City natural area; additional trails and trail extensions through the • Larimer County No. 2 Canal and existing area. Two types of trails are identified and neighborhoods to the Poudre River Trail; discussed below: and, ■ Lincoln Junior High to the Poudre River ■ Multi-Purpose Trails (and Trailheads) : Trail. these larger paved trails accommodate high volumes of use and multiple types of uses The Open Lands and Trails Plan shows existing (e.g. , bicycles, pedestrians, equestrians) , and trailheads at the end of Michaud Lane and on connect into a larger, regional trail network. North Taft Hill Road. It indicates a proposed ■ Local Neighborhood Connections: these future trailhead for the Foothills Trail on Overland smaller, more informal trails focus on Trail. providing local connections between residential neighborhoods and other The City and this Plan also propose a trails destinations such as schools, parks, and underpass at Overland Trail/Michaud Lane to allow Multi-Purpose Trails . safe passage between the Foothills Trail and the Poudre River Trail. In addition to these two trail types, the Open Lands and Trails Plan illustrates a proposed conceptual alignment for the Soldier Creek Restoration Project and Trail. The proposed naturalization and restoration of Soldier Creek would help stromwater drainage and flooding in the area while providing a trail amenity. It is one of the "big ideas" of this Plan. All trails identified in this Plan, particularly those publicly-funded, may need to be ADA-accessible. Multi - Purpose Trails ( and Trailheads ) Multi-purpose trails are the major trails that connect community-wide destinations . They are primarily recreational but they also enhance the Multi purpose trails, like the Poudre River Trail, are paved trails transportation system, providing alternative routes that accommodate a variety of users, including bicyclists and for bicycles or pedestrians . For instance, the pedestrians. existing Foothills Trail and the Poudre Trail are multi-purpose trails . This kind of trail is generally Local Neighborhood Connections paved or of hard surface (e.g., crusher fines gravel) The Plan shows a number of local neighborhood and is suitable for equestrians, bikes, and connections through neighborhoods and along pedestrians and accessible for people with some ditches in the area. Local neighborhood disabilities . While the Foothills Trail is not paved, connections would be smaller than multi-purpose it does connect regional or community-wide trails, would have less traffic, and would connect destinations . local destinations within the area—for instance neighborhoods to schools . These trails are part of the transportation network—they help people travel - 31 - / Northwest Subarea Plan ■ Chapter 4: Open Lands and Trails Plan (Draft — 09/12/06) safely and conveniently through the area on foot, by bicycle, or on a horse. These local trails would be provided either through developments or local initiatives, such as the recent Northwest Neighbors/Progressive Living Structures Partnership to provide a trail between Stagecoach and Lin-Mar subdivision. is Soldier Creek Restoration Project and Trail The Plan shows the proposed Soldier Creek restoration project and trail connecting from just southwest of Poudre High School to the Poudre River Trail. The restoration and trail-building effort will require a combination of private and public funding. The City and County anticipate that developers will provide some of the segments of the trail, resident initiatives may help assemble other segments, and the City and County will assist with portions of the project. Figure 6 : Soldier Creek Locator R 1 P:L IfT rlle Ux LU fiT�.iiG" O x i`0. �CloiiygH / e ' D 2. N51 r C NIYMI\ 1.11.$. •,mac. s k � CSU NIB FOOTHILLS CAMPUS Iris` Io�d; .,, Bill I Sim ul IF ,.,1 „ uroa,e ere LAPORTE AW N�NA eF S ® 3 ttt 1 N.S. Fort Cily Palk His o • - nm Golf Course p0. i 9 IN a � - Related Goals : For related goals and policies, see the following goals in Chapter 6: Goal P-1: Access to Parks and Recreation Facilities (Policy P-1.2) Goal P-2, connected trails (P-2.1 through P-2.2) - 32 - Chapter 5: Transportation Plan ■ Northwest Subarea Plan (Draft — 09/ 12/06) eta ut Chapter 5 : Transportaflon Plan ubarea Plan ■ North Taft Hill Road is a 2-lane arterial north of Vine Drive and a 4-lane arterial south of Vine Drive. This chapter contains the Transportation Plan (Map North Shields Street is a 2-lane arterial 3) for the Norhwest Subarea. The plan map north of Vine Drive and a 4-lane arterial illustrates existing street plans contained within the south of Vine Drive. City's Master Streets Plan. Given the low-densities of the area and that much of the area is and may This Plan proposes one new possible connection remain in the unincorporated County, planned between Vine Drive and Laporte Avenue, which improvements focus on targeted street upgrades would occur when development occurs on the and widening to arterial roadways. vacant properties . (See Map 3: Transportation Plan.) The Transportation Plan Bicycle Routes The Transportation Plan and associated goals and Recent improvements to Overland Trail added bike policies (see Chapter 6, pages 46-47) illustrate lanes to this major north-south arterial. Similarly, as planned improvements to the transportation system planned improvements occur, bike lanes and of the Northwest Subarea including: street sidewalks should be provided on other arterial and improvements, bicycle routes, and transit. collector streets, and sidewalks should be provided Pedestrian connections, aside from street-related on local streets . Further improvements to bicycle sidewalk improvements, are discussed in the Trails circulation through the area would be achieved section of Chapter 4: Open Lands and Trails Plan. through the implementation of the planned Multi- Purpose Trails and the Soldier Creek Trail. These Street Improvements potential trails are shown on Map 2: Open Lands This Plan is consistent with the City's and County's and Trails Plan. (See Map 2 in Chapter 4.) . Master Street Plans—with their proposals for long- term improvements to arterial and collector streets, as follows: Transit The plan does not propose new transit routes, ■ West Vine Drive is proposed as a 2-lane though additional routes are not precluded in this arterial. Plan. It does, however, make recommendations for ■ Laporte Avenue is proposed as a 2-lane improvements to current bus stops and the arterial west of Taft Hill Road, a 2-lane coordination of pedestrian routes and trails with collector between Taft Hill Road and Wood bus routes and stops to facilitate safe and Street, and a 4-lane arterial east of Wood convenient transit use. Street. ■ West Mulberry Street is proposed as a 4- lane arterial. ■ North Overland Trail is proposed as a 2- lane arterial north of Laporte Avenue and a 4-lane arterial south of Laporte Avenue. - 33 - N C Y • j iO a � is O13WN 1S WOa 13WN { W :Z5 S a0 3HS N INNNINIYNHNNNIIE H w _ - I I I 1 ]11 MF . .10•. . 5 ~ J r z �' '� r� vy- x u!Ilo) 4ro3 W'lil ,;' f £ a 'e o .I > ]AV ._.._.._.._.._.._.._.._.._.._.._. ., Z � �;, S � a' = � 3 ; s 2 xV.1411 3AV NVa9 N 3 9 S O Sa00M \ cis V r d z S````, ®— N s HaVd is S 6 S N a09 d rc - 1 NNW N � a aAR Ic u � 1S SOl31HS N d 1S VNN _ atl3d F Sl O \ . � 15 YIII as 3laala H O is lHtl3d 'p Ha NOW031 w ; IN NLYSA ' - Illf'INY�IIN m 1) NVAIAS a S SNdAI m :1S SNOA C 1S WAILS NOA Y Q 3AV 113A3 N „ 3AV 113A3s OHN + - - �3AVaY 3AV NtlA89 P' 3AV A38d N >_ 3AV� ® y T O LAW a OLL Oa. 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H s �I oP� 39I14S111M m 1S a00MA1OH N G OOOMAIIOH S N13SYIOl Jc'E OQ 8 l I F w 1)Aatll lal as 3W3 ' S 8008 dOy 1) N011la dX3 �� h)ny �_ _.._.._.._ _ o err:_ 1) 31dd a 0 atlw NIl 0 5 IS NtlW1atlH £ -2 lal O Leila; d au Ntlla3A0 N f G �.;�,� o 'm co cmle�- � eta r w I- Jy1�e1z c 5 Hai ON I u { 5 r C C N �C d N E O N : 1 H � c LL � J iIIIF Q. j g �W{ o \ V t c O Z oNS CWN1V ROAD 23 ,CL Chapter 6: Goals, Policies, and Strategies ■ Northwest Subarea Plan (Draft — 09/12/06) des Chapter 6 : Goals Policies and P)an area Strategies independent living, and diverse mix of businesses and neighborhoods. This chapter contains goals, policies , and strategies Neighborhoodgroups work actively to protect for the following subjects : qualities of the area that they value and to provide desired improvements such as trails. ■ Community, and History, Information on anyproposed changes should ■ Land Use and Neighborhoods, be shared with neighborhoodgroups in a ■ Open Lands and Natural Areas, timelymanner. ■ Parks, Recreation, and Trails, • Transportation, Goals and Policies ■ Utilities and Services, and • Appearance and Design. Goal C- 1 : Historic Past Retained Chapters 3 through 5 contain the physical plans for The Northwest Subarea will retain aspects of its land use, open lands and trails , and transportation, historic cultural past. This Plan aims to protect and respectively. Please refer to those chapters for interpret the historic resources and landscape of the additional information about those subjects . area, Policy C - 1 . 1 : Protected Historic Resources Community and History Identify and protect historic resources with the participation of willing property owners or as part The vision for the Northwest Subarea is to of development proposals . retain the semi-rural heritage and history and maintain independent and self reliant Policy C - 1 . 2 : Cultural/Historical Interpretation neighborhoods. Opportunities Identify opportunities to interpret the historic Overview landscape and heritage of the area as part of public open lands or rights-of-way. Farms and homes in the Northwest Subarea Goal C-2 : Neighborhood - Driven Initiatives trace back to early days ofFort Collins ' settlement. While some new development has Local neighborhoods will be the catalyst for changes occurred, many of the historic structures, and improvements in the area. irrigation ditches, and much of the past century's landscape remains intact due to the Policy C - 2 . 1 : Self- Reliance and Neighborhood - slow change that has occurred. Initiated Projects Existing neighborhoods will continue to function Many residents and businesses in the area with minimal change. Community members will have deep roots and long tenure. They initiate projects and requests for government appreciate the slowpace of change, sense of assisted utilities and services . - 35 = Northwest Subarea Plan ■ Chapter 6: Goals, Policies, and Strategies (Draft — 09/ 12/06) Policy C4 . 2 : Neighborhood Groups Involved through Outreach Keep neighborhood groups informed about public and private development projects. Strategies The following strategies will help achieve historic The Northwest Subarea has a number of farms and homesteads preservation and community involvement goals: eligible for the National and/or City s Local Landmark register. Table 2 : Community and History Strategies Lead Responsibility Action (Agency or Other) _4 (A e Historic Preservation C- 1 . 1a Prepare a survey of historic resources in the area for potential preservation of City historic structures. G1 . 2a Explore opportunities for historic interpretation and education in the area. Residents Community Involvement IMF G2. 1a Provide technical and financial support for neighborhood organizations. City (for City neighborhoods) C-2. 1 b Seek small grants to fund neighborhood-initiated projects . Residents C_2.2a Facilitate communication between owners of large undeveloped properties Residents and surrounding residents to provide more certainty over plans on these sites. City, County C-2.2b Provide residents and neighborhood groups with information and resources City to assist them in local initiatives to carry out this Plan. Information on County conservation easements, risk mitigation, liability insurance, wildlife habitat Residents enhancement, resource protection, and advice on finding and writing grants would be useful. (See also Appendix C.) (Note: The City Neighborhood Resources Office provides services including: neighborhood support, mediation, community liaison, and grants for city neighborhoods) . C-2.2c Evaluate potential to incorporate the neighborhood information and City resources (C-2.2b) into the City's "Free Seminar Series" (e.g., a grant writing) . G2,2d Create a "Citizen's Guide to Planning and Development" that clearly explains City how plans relate to each other, design guidelines, and zoning in the land use County decision making of both the City and County. C-2. 2e Work to ensure consistent, ongoing communication between residents and City neighborhood groups and the staff of the City and County to assist with plan County implementation, and to inform residents of the area about public and private Residents development projects. (See Appendix C for contact information.) C_2.2f Ensure response to neighborhood groups when they initiate contact. City Outreach may include neighborhood meetings, workshops, website County information, and mailings. - 36 - Chapter 6: Goals, Policies, and Strategies ■ Northwest Subarea Plan (Draft — 09/12/06) Land Use and Neighborhoods Goals and Policies The vision for the Northwest Subarea is to Goal LU- 1 : Neighborhood Character Retained continue to have low density housing in a mix of stable neighborhoods, with small The Northwest Subarea will retain its character and neighborhood-serving businesses in limited integrity through the appropriate placement and locations. density of new housing that is compatible with existing neighborhoods. Overview Policy LU - 1 . 1 : Stable County and City Neighborhoods The Northwest Subarea is a predominatelylow Maintain existing stable County and City density residential area with a number of subdivisions and neighborhoods. existing stable neighborhoods and some small businesses in limitedlocations. Policy LU - 1 . 2 : Framework Plan Guides Some future development is likely to occur in Development the Northwest Subarea. Most of the area is Adhere to the Framework Plan for the Northwest currentlyplanned and zoned for very low or low Subarea in the design and review of developments. density residential development (on City (See Map 1 .) All new development and Structure Plan and existing City/County redevelopment activity in the Northwest Subarea zoning). While residents have indicated should follow this Plan and its guidelines and interest in keeping vacant and agricultural applicable regulations . properties "open, " it isnotpossible to conserve alllands. Therefore, as new development occurs, it should be oflowintensity to be compatible with the diversity and semi-rural _ feel of the area. Cluster development can be a positive design approach that supports these goals. New non-residential development (e.g., commercial businesses or industry) will be very limited, with existing businesses remaining or redeveloping in their current locations and new small-scale establishments locating in the areas -- shown on the Framework Plan in Chapter 3. -- - The No Ybavest Subarea bas many establisbed neighborhoods. Policy LU - 1 . 3 : Low Intensity Residential Development Ensure that new development outside City limits is generally low intensity residential development (and other uses allowed in residential districts) , as defined on the Framework Plan (i.e., in Urban Estate and Residential Foothills districts) . Neighborhood densities generally should become lower toward the western edge of the plan area to - 37 - Northwest Subarea Plan ■ Chapter 6: Goals, Policies, and Strategies (Draft — 09/12/06) provide a transition between urban and rural areas, Taft Hill and Laporte, foothills, and LaPorte; to buffer agricultural Shields and Vine, and operations; and, to provide opportunities to protect Along Laporte just north of the cemetery. natural features . (See Chapter 7 guidelines .) Small scale commercial establishments (in these Policy LU - 1 . 4 : Compatible Infill in Low Density designated locations) should provide convenient Mixed - Use Residential Areas access to goods and services and should be In areas designated as Low Density Mixed-Use compatible with adjacent neighborhoods in terms Residential areas, protect existing single family of circulation, use, and design. (Note: City and neighborhoods by ensuring that infill on parcels to County Land Use Codes permit (through special be annexed is appropriate density and design. review) some limited non-residential uses in Low Parcels smaller than five acres that are adjacent to Density Mixed-Use Neighborhoods and Urban existing single family developments will be zoned as Estate residential Districts, such as plant nurseries, Residential Low (R-L) . (See Figure 5.) animal boarding, small B&B establishments, and child care. These may occur outside the commercial districts . Policy L111.114 . 2 : Revitalized Existing Commercial Ensure continued compatibility with the area and promote small retail that serves nearby neighborhoods by encouraging reinvestment and improvements to existing older commercial and industrial sites. Explore opportunities for unique " and specialty retail and/ or light industrial activities (e.g., "arts and crafts" theme such as sculpture foundry) . Some older neigbborboods witbin or near the City limits, have large lots with potential for additional development. It is important that ' new development be compatible with the existing neighborhoods, such as shown above. Goal LU - 2 : Non - Residential Uses Limited New non- residential uses will be located in the areas designated on the Framework Plan , generally where Image showspotentialfuture redevelopment of some industrial or commercial areas that would be compatible with the low density they exist already. residential qualities of the area. Policy LU - 2 . 1 : Commercial is Limited Overall Policy LU - 2 . 3 : Small Farms/Home Occupations Limit neighborhood-serving or neighborhood Retained compatible commercial development and Allow the continued operation and expansion of redevelopment to locations designated on the small farmstead uses and home occupations in the Framework Plan (i. e., where it currently exists, but area. These small independent businesses are viable where some redevelopment and infill may occur) , uses that add to the uniqueness of this area. including: - 38 - Chapter 6: Goals, Policies, and Strategies ■ Northwest Subarea Plan (Draft — 09/12/06) 1 I M4j i, fF The small farms that dot the landscape of the Northwest Subarea are characteristic of the area. Policy LU - 2 . 4 : Current Legal Businesses Continued Allow and encourage existing legal small independent businesses or home occupations to continue operating in the area. Policy LU- 2 . 5 : Non-Residential Building Footprints Size Limited Limit the maximum building footprint size of non- residential structures to 20,000 square feet (e.g., recreation facilities, places of worship, and stables) . Goal LU- 3 ; Collaborative Planning and Information Sharing Share plans with neighborhoods on a regular basis. Policy LU - 3 . 1 : Coordination with Other Jurisdictions for Planning and Communication Encourage agencies other than the City and County (e.g., Colorado State University, Federal government, and Poudre School District) to share planning and information with neighborhood groups . - 39 - Northwest Subarea Plan ■ Chapter 6: Goals, Policies, and Strategies (Draft — 09/12/06) Strategies The following strategies will help maintain the character and guide future development: Table S : Land Use Strategies Lead Responsibility Action (Agency or Other) Residential Land Uses LU= 1 . 1a Include guidelines to address urban/rural edge in City's Design Manual. City LUA . 2a Amend the City Structure Plan to be consistent with land uses shown on the City Northwest Subarea Framework Plan map. LU- 1 . 2b Amend County zoning to Planned Development (PD) during a development County application, to be consistent with land uses shown on the Framework Plan. Non-Residential Land Uses LU=2 . 1 a Change zoning to be consistent with designated Limited Commercial areas City on the Framework Plan. LU=2 . 2a Work with owners of industrial or transitioning properties to identify future City uses that will be compatible and will serve nearby neighborhoods. County LU=2. 2b Provide gateway signage and enhanced intersection design to encourage City property-owner investment/renovation/redevelopment of the commercial properties identified in "gateways" locations (i.e., Laporte/Taft Hill and Shields/Vine intersections) . LU=2. 2c Identify regulatory strategies or incentives to support non-residential land City uses at Laporte east of Taft Hill and Shields/Vine that enhance and benefit surrounding residential areas. LU=2 . 3a Continue to review the Land Use Code to consider agricultural and rural City (Land Use Code economic uses in the area, such as roadside stands, equestrian facilities, or Team) broader home-occupations. CSU Foothills Campus LU= 3 . 1 a Continue to work with Colorado State University on early notification to City residents about development plans on the Foothills Campus and to County (with CSU) accomplish goals related to land use and development compatibility. - 40 - Chapter 6: Goals, Policies, and Strategies ■ Northwest Subarea Plan (Draft — 09/12/06) Open Lands and Natural Areas The vision for the Northwest Subarea is to expand and connect open lands to conserve natural features, wildlife habitat, and environmentally sensitive areas. Overview The Northwest Subarea contains many natural - features and is home to a large variety of The exi ting City Natural Area along Overland Trailprovicles wildlife, plants, and birds. Open pastures, views of the foothills. marshes and wet meadows, scenic mountain views, streams and wetlands, nearby foothills, Goals and Policies large mature trees, and the Poudre River riparian corridor all define the area. These Goal OL- 1 : Connected Open Lands and features contribute to not only the scenery, natural diversity, and country-feel, but also lend Conserved Resources themselves to education, interpretation, and The Northwest Subarea will have a connected system of recreation opportunities for equestrians, open lands (linked to the foothills , Poudre River, and bicyclists, andpedestrians. Soldier Creek restoration project) that conserves The protection of these natural features and natural areas, scenic views, and wildlife corridors. wildlife habitat is a priority of this Plan. These policy OL- 1 . 1 : High Priority Connected Open Lands natural areas should be retained and restored as a system of connected open lands through a Conserve open lands that have community-wide variety of conservation approaches described in significance as natural areas, wildlife habitat or this Plan. The successful achievement of corridors, and views, and that provide opportunities natural features goals will require broad and for education and recreation (i. e. , near foothills and sustainedparticipation of the City, County, along the Poudre River, as shown on the neighborhoodgroups, landowners, non-for- Framework and Open Lands and Trails Plans) . profits, and other agencies. This is especially Protect open lands between LaPorte community true for the Soldier Creek Restoration project, and Fort Collins . which has the potential to become a major Policy OL- 1 . 2 : Soldier Creek Restoration community-wide as well as local asset. Restore Soldier Creek as a connected drainage (with trails, flood control, and natural areas) using a variety of means including acquisition with willing sellers, easements , willing donors, or set asides as part of development projects . (See Figure 5 in Chapter 4: Soldier Creek Locator.) Policy OL- 1 . 3 : Property Rights and Conservation Balance the rights of property owners with the community's desire for conservation. - 41 - Northwest Subarea Plan ■ Chapter 6: Goals, Policies, and Strategies (Draft — 09/ 12/06) Policy OL- 1 . 4 : Private Open Space and Resource Protection New developments must comply with City and County regulations to protect natural features and provide private open space. Strategies The following strategies will help achieve open lands and natural areas goals in this Plan: Table 3 : Open Lands and Natural Areas Strategies Lead Responsibility Action (Agency or Other) OL- 1 . 1a Continue to pursue acquisition of or easements on priority open lands (i.e., City Poudre River Corridor and Foothills locations) from willing landowners. Residents OL- 1 . 1 b Explore the idea of establishing an east-west wildlife corridor between the Residents foothills, Lee Lake, open lands north of Vine, and the Poudre River. OL- 1 . 1c Work with developers west of Overland Trail to set aside common open City space to conserve natural areas and foothills views (per development code County requirements) . OL= 1 . 2a Coordinate departments and disciplines within the agencies to pursue the City Soldier Creek flood control projects along with stream restoration and County construction of neighborhood trails (e.g., utilities—stormwater services, natural resources, advance planning, and other departments as necessary) . Identify properties, landowners, and potential connections along Soldier Creek. Work with developers and residents to provide stormwater drainage areas, natural areas, and a trail along Soldier Creek. OL= 1 .2b Work with Poudre School District (PSD) to implement the Soldier Creek City restoration project on the PSD property near Poudre High School. OL= 1 . 3a Coordinate with Colorado State University (CSU) on Foothills Campus to City protect important natural features and scenic views of the foothills. County OL= 1 . 3b Coordinate with Lafarge and landowners on long-term goals for open lands City and trail connections within the Poudre River Corridor. - 42 - Chapter 6: Goals, Policies, and Strategies ■ Northwest Subarea Plan (Draft — 09/12/06) } i .Parks i1 Recreation and Trails i. The vision for the Northwest Subarea is to expand access to the connected system of trails and to parks and recreation facilities. � r Overview • The Northwest Subarea has numerous recreation opportunities for equestrians, bicyclists, and pedestrians, including several - nearby City parks (i. e., City Park, Huidekooper, City Park and City Park Nine Golf Course, adjacent to the Lee Martinez, and Rogers Parks), golf, and Northavest Subarea along Taft Hill Road is a majorpublic park major community1regional trails, including the and recreational amenity for nearby residents. Poudre River Trail and Foothills Trail. Because many residents in the area have horse Goals and Policies properties and stables, equestrians are prevalent on the trails. Goal P- 1 : Access to Neighborhood Parks and The area has limited options for developing Recreation Facilities newparks. Most of the Subarea is All residents in the Northwest Subarea will have access unincorporated County, and the County does to neighborhood parks and recreation facilities—some not typically develop or maintain neighborhood private and some publicly provided . parks. Policy P - 1 . 1 : Park or Open Space Area North of The focus of this Plan for recreation is to Vine Drive improve the trails system to connect destinations and provide a safe network for Encourage adeveloper-provided park or open bicycles, pedestrians, and equestrians and to space north of Vine Drive (if new development provide access to parks, as shown in Map 2, occurs) . The park should be accessible to Open Lands and Trails Plan. Some members surrounding neighborhoods . of the public are concerned aboutpotential trail policy P- 1 . 2 • Huidekooper Park Access impacts on neighboringproperties and want to Improved /East-West Trail Connections ensure that the City and County work with willing landowners. This Plan addresses those Improve public access to Huidekooper Park for concerns. bikes and pedestrians to make it easier to get to from surrounding neighborhoods , including via east-west local neighborhood connections . Map 2 does not show exact locations . - 43 - Northwest Subarea Plan ■ Chapter 6: Goals, Policies, and Strategies (Draft — 09/12/06) Policy P- 1 . 3 : Equestrian Facilities through Private Policy P - 2 . 3 : Soldier Creek Trail Initiatives Establish Soldier Creek Trail, as indicated on the Encourage private initiatives to build equestrian Open Land and Trails Plan, through partnerships, facilities in appropriate locations. Small stables and acquisitions, and development agreements . riding areas should minimize impacts of noise, odors, and dust on neighboring properties . Policy P - 2 . 4 : Proper Design and Screening of Trails Limits Impacts Goal P- 2 : Connected System of Trails Limit impacts of trails on neighboring properties The Northwest Subarea will contain a system of through proper design, setbacks, and screening of connected trail corridors that provide access to the trails . Foothills, Poudre River, the Soldier Creek trail , between Policy P - 2 . 5 : Trails Designed and Sited to neighborhoods, and to local parks , schools, and other Minimize Impacts destinations. This connected trail system will be Design and locate new trails to minimize impacts achieved with willing participants. on wildlife, native plant communities, aesthetics, Policy P- 2 . 1 : Multi - Purpose Trails Connect Major and other visitors' enjoyment of public open lands. Destinations Policy P - 2 . 6 : Trails Established with Willing Provide new multi-purpose recreation trails that Landowners connect neighborhoods and schools with the Establish future trail locations with property owner Foothills and Poudre River Trails, as shown on the willingness and public acquisition, or as part of Open Lands and Trails Plan. future developments. The Foothills Trail is accessible from this trailhead off of County Road SO in the northzrestern portion of the Subarea. Policy P- 2 . 2 : Local Neighborhood Connections as Safe Routes for Travel Provide local neighborhood connection trails that are safe routes for travel between schools, parks, natural areas, and homes; and that connect to other major destinations within the community, including CSU and Downtown. - 44 - Chapter 6: Goals, Policies, and Strategies ■ Northwest Subarea Plan (Draft — 09/12/06) Strategies The following strategies will help achieve the parks, recreation, and trails goals . Table 4 : Parks Recreation and Trails Strategies Lead Responsibility Action (Agency or Other) P- 1 . 1 a Work with developers to provide parkland and open space in future Residents residential projects. County, City P- 1 . 1 b Work with developers to support a developer-provided neighborhood park City or open space north of Vine Drive. County Residents P 2 . 1 a Amend Parks and Recreation Policy Plan — Master Plan (according to Open City Lands and Trails Plan) to identify multi-purpose trails and Soldier Creek) . P_2 . 2a Work with Colorado State University, developers, residents, community Residents groups, and landowners to provide local neighborhood connection trails. P_2 , 2b Pursue grants to fund an informal network of trails generally shown on the Residents Open Lands and Trails Plan, working with property owners to identify connections. P_2 . 2c Work with Colorado State University, developers, and community groups to City provide a trail connection between the Foothills Trail, Laporte Avenue, and Residents destinations south within the Foothills Campus. CSU P_292d Require future developments to provide local pedestrian and bicycle City connections. County P-2 . 3a Pursue grants to fund trails in Soldier Creek Restoration project. City County Residents P-2 . 3b Work with developers, residents, and community groups to provide a trail City along Soldier Creek. County - 45 - Northwest Subarea Plan ■ Chapter 6: Goals, Policies, and Strategies (Draft — 09/12/06) Transportation Goals and Policies The vision for the Northwest Subarea is to Goal T- 1 : Safe , Pleasant Transportation System have a transportation system that provides safe, pleasant, and convenient travel for The Northwest Subarea will contain a safe and pedestrians, bicycles, equestrians, and functional system of streets, sidewalks, and bicycle motorists, lanes that allows for pleasant and safe and convenient travel by pedestrians , equestrians, bicyclists, motorists , Overview and transit users. Policy T- 1 . 1 : Local Trail Connections in Addition to The Northwest Subarea does not have major i transportation problems, but it has few ons Street Connect opportunities Allow flexibility, consistent with code / standards, to es to make improvements to fix smaller issues. Most vehicular traffic in the provide local neighborhood trail connections (bike Northwest Subarea occurs on the arterial and pedestrian) to supplement local street streets: Overland Trail, Taft Hill Road, Vine connections . Drive, Laporte Avenue, and Mulberry Street. Policy T - 1 . 2 : Streets Fit Character The public would like these streets to be safer forpedestrians and bicycles, particularly for Allow flexibility to modify street standards for children traveling to and from school. lower density developments to fit the character and context of the subdivisions in the area. Future transportation improvements to arterial and local streets in the Northwest Subarea ` ' should improve safety and retain the semi-rural :. character of the area. Streets should accommodate pedestrians, bicyclists, cars, and transit and should connect with recreational and local trails. Future improvements will = _ ,p„o depend on collaboration between residents, 20 ` _ _ _ __ ,__ . , - citizen groups, developers, the City, and the "' '- County. (See Map 3: Transportation Plan.) Many of the local neighborhood streets experience veg little traffic and have somorhat rural street characteristics such as no sidowalks, curb, orgutter. Policy T- 1 . 3 : Safe , Connected Routes to Bus Stops Coordinate street, sidewalk, and trail improvements to improve safe routes to and from bus stops . Policy T= 1 . 4 : Bus Stops Improved Improve bus stops to meet current standards with improved shelters, benches, and bicycle racks . - 46 = Chapter 6: Goals, Policies, and Strategies ■ Northwest Subarea Plan (Draft — 09/12/06) Policy T- 1 . 5 : Crosswalks near Schools and Other R•. ?°` Safety Improvements ,; 4 ., .:�= Monitor pedestrian traffic near schools to ' — determine if additional crosswalk improvements will be warranted to improve pedestrian safety (i. e., south of Poudre High School on Mulberry Street and south of Lincoln Junior High on Vine Drive) . 1 One aim of this Plan is to improve pedestrian safety near schools. (Pboto by LSA) Strategies Strategies to achieve a safe, efficient, and compatible transportation system include: Table 6 : Transportation Strategies F Lead Responsibility Action (Agency or Other) T- 1 . 1 a Require future developments to provide local pedestrian and bicycle City connections, particularly when the improvement will enhance access to County schools, parks, and activity centers. T- 1 . 1 b Use the current street standards (Larimer County Urban Area Street City Standards) to provide the highest levels of mobility for all users and modes County throughout the Northwest Subarea, but consider the character of the area (Policy T- 1 .2) . T- 1 . 3a Undertake major capital improvement projects when grants or other funding City opportunities present themselves. T- 1 . 3b Enhance access to transit (via trails and sidewalks) and improve bus stops as City funding becomes available through either the City's Pedestrian Plan or Safe Routes to School grants. T- 1 . 3c Explore the possibility of incorporating additional criteria into the City's City Capital Improvement Project ranking process to highlights projects identified in this and other subarea plans for inclusion in future Transportation Master Planning efforts. (See also trails strategies on page 45.) - 47 - Northwest Subarea Plan ■ Chapter 6: Goals, Policies, and Strategies (Draft — 09/ 12/06) ff The vision for the Northwest Subarea is to provide utilities and services that promote and protect health and safety, with an 4 emphasis on local autonomy and self- reliance. t OverviewI T A Currently, multiple public and private service districts provide utilities and services in the Northwest Subarea (i. e., water, wastewater, electricity, and stormwater management) 6 - Some residential properties in the County rely Additionalplanning and stormwater improvements avill bep on individual well and septic systems. reduce flooding potential in the area. It is important to monitor and maintain these Goal U-Z : Reduced Flood Risk utilities for health and safetypurposes, but it is likely that developed County neighborhoods The Northwest Subarea will have reduced flooding will remain unincorporated and will continue to potential . be self-reliant. On going coordination and cooperation between residents, service Policy U - 2 . 1 : Michaud Drainage Basin Flooding providers, andgoverament agencies will be Potential Reduced necessary to address utility needs. Resolve flooding for the Michaud Drainage Basin (north of Vine Drive) , as identified in a Stormwater Master Plan, and require new development to Goals and Policies comply with the master plan once developed. Goal U- 1 : Safe and Reliable Services Policy U - 2 . 2 : West Vine Basin Plan Neighborhoods in the Northwest Subarea will have Resolve flooding for West Vine Basin, as proposed access to safe and reliable water and sewer service. through the West Vine Basin Stormwater Master Plan, by requiring new development in the City and Policy U - 1 . 1 : Existing County Neighborhood - County to comply with the stormwater master plan. Initiated Request for Services In addition, restore Soldier Creek to achieve natural Work with County neighborhoods that initiate areas and recreation objectives . requests for services with the County, and form Improvement Districts for financing improved Policy U - 2 . 3 : Development Complies with Floodplain Regulations to Avoid Hazards water, sewer, or streetsas needed. Require new development in the City and County to Policy U - 1 . 2 : New Neighborhoods with Safe and comply with floodplain regulations . Reliable Services Require new development in the City or County to connect to public water and wastewater systems and "pay its fair share" for public utilities . - 48 - Chapter 6: Goals, Policies, and Strategies ■ Northwest Subarea Plan (Draft — 09/12/06) Goal U - 3 : Service Provider Coordination Continued coordination will take place between the City, County, and other utility and service providers in the Northwest Subarea. Policy U - 3 . 1 : Electric Lines Underground Coordinate with Xcel Energy or electric service providers in the GMA to bury relocated electric lines in public right of way when feasible. Policy U - 3 . 2 : City- Maintained Utilities and Services Continue City maintenance of water, wastewater system, streets, electric utilities, parks, and other As development or equipment repairs or replacements occur, it may services currently provided by the City. (See Map bepossiblegradually to bury electric lines. A-9 : Water and Sewer Utilities .) Policy U - 3 . 3 : Sunset Water District Strategies The City and County will continue discussions with The following strategies will help achieve utilities Sunset Water District to address issues as they arise. and services goals. (See additional strategies related to Soldier Creek restoration on pages 42-45 .) Table 7 : Utilities and Services Strategies Lea.'l Responsibility Action (Agzncy or Other) U- 1 . 1 a Monitor sewer needs and work with neighborhoods that initiate discussions Residents to connect to public wastewater treatment systems. (with City, County) U- 1 . 1 b When neighborhoods need new or improved services, initiate discussions Residents with the County or City about how to provide services and how to establish local funding mechanisms. U-2 . 1 a Develop a Stormwater Master Plan for the Michaud Drainage Basin (north of City Vine Drive) , to resolve flooding problems in that area. Prioritize this project County on City and County Capital Improvements Plans . U-2 . 2a Require new development to comply with the West Vine Basin Stormwater City Master Plan. (See additional Soldier Creek strategies in Chapters 4 and 5-- County Open Lands and Trails.) U- 3 . 1 a Continue to work in the GMA with electric service providers to bury electric Residents lines in right of way when feasible. County Electric Service providers - 49 - Northwest Subarea Plan ■ Chapter 9: Appearance and Design (Draft — 09/12/06) Design Policy AD - 1 . 1 : Compatibility—Residential Appearance and Guidelines Encourage site-specific and contextual design and The vision for the Northwest Subarea is for planning to promote new development that is new development to fit in with the low compatible with the area. (See Chapter 7 density and country-like image of the area guidelines .) and to safeguard natural features. Policy AD- 1 . 2 : Gateway Enhancements Overview Enhance key gateways at intersections shown on the Framework Plan—including Taft Hill and Laporte and Shields and Vine—to be a catalyst for The Northwest Subarea character has a reinvestment in businesses and to improve identity country-feel and distinctive image in the and image of the area. broader Fort Collins/Larimer County community with a wide variety of styles, lot Policy AD - 1 . 3 : Quality of Commercial Spaces and sizes, and activities. Appearance New development should fit the pattern and As commercial redevelopment occurs in the area it Character of the area in terms ofscale, use, lot should be of high quality and compatible in scale and use with adjacent residential neighborhoods. sizes, setbacks, and landscaping, and should provide connected open space and avoid natural areas. Public projects (e.g., gateways, streets, and trails) should also enhance the area 's identity and image. Goals and Policies Goal D- 1 : Unique Image and Identity Strategies The following strategies will help achieve consistent The Northwest Subarea will continue to have a unique appearance and design of the area. (See additional image and identity, with a wide variety of compatible strategies to implement the Framework Plan on styles and activities. page 40.) Table 8: Appearance and Design Strategies Lead Responsibility Action (Agency or Other) AD- 1 . 1a Use suggested residential design guidelines (see Chapter 7) to achieve County (primarily) compatible residential development site plans and buildings to fit the Developers neighborhoods and character in the Residential Foothills and Urban Estate Residents Districts in the Northwest Subarea. (Note: City will be developing new compatibility standards in 2006 or 2007.) City AD- 1 . 2a Identify priorities for gateways and provide funding, as available, for some City limited signage and right-of-way landscaping improvements. County AD- 1 . 2b Work with Homeowner Associations and neighborhood groups to Residents coordinate tree planting along major arterials such as Laporte and Overland City Trail. County AD- 1 . 2c Work with the Poudre School District to improve landscape and streetscape Residents along school properties. - 50 - Chapter 7; Guidelines for the Urban/Rural Edge ■ Northwest Subarea Plan (Draft — 09/ 12/06) Wiest Chapter 7 : Subarea Plan Guidelines for the �rban Rural Edge U A Handbook for Residential Design in the Northwest Area Introduction H&W is McPbipase ofOxwe Guidelines? The Northwest Subarea is made up of a diverse and eclectic variety of homes, horse properties, open fields, and scenic mountain views . For over a century, scattered, small scale developments have cropped up, coexisting with traditional agricultural uses and farms. As new development occurs, subdivisions may be larger in - scale than past developments and could be very different in character from existing neighborhoods. Developers can, 571lete do the GuidekwsApph/? however, take measures to retain certain valued traits (such as natural features and scenic views) , and design Residential Foothills (RF) : West of Overland Trail neighborhoods in a way that shows variety, preserves some The lands west of Overland Trail are characterized by large undeveloped or vistas, and retains and conforms with many of the "semi- agricultural properties, natural areas (such as wetlands and areas with rare rural" characteristics of the area. plant species) , scenic views of the foothills, and access to nearby trails and open spaces. There are a few scattered residences. The area is designated purposeThe of these guide o offer future as Residential Foothills ( RF) , with mandatory clustered development. developers i to use in designing , developments, Urban Estate District (UE) : East of Overland Trail , Outside City Limits These guidelines, as part of the Plan, are not mandatory at The area outside of City limits and generally east of Overland Trail is this time. However, they can: characterized by scattered smaller undeveloped or agricultural properties that are surrounded by subdivisions. The existing neighborhoods contain a • Clarify for developers how existing residents would variety of lot sizes, home styles and sizes, setbacks, densities, and other like new developments to look; characteristics. This area contains fewer natural features than west of Overland Trail , but residents' value the "elbow room" that the undeveloped • Guide developers to create site plans, structures, and parcels currently provide. Much of the area will continue to be classified as landscapes that are site- and context-sensitive and fit Urban Estate (UE) . Clustered development is optional not mandatory for the community's expressed imterests. new development. • Ease the process of obtaining approvals for development applicants who follow the guidelines; • Form a foundation for standards that could refine These guides contain the following sections: current code requirements in these areas; and • Provide flexibility to make developments (including1. Steps to Prepare a Site Plan compatible. Clustered Development) The City or County may make certain of these guidelines 2. Residential Foothills District — Site Planning 3. Urban Estate District — Site Planning mandatory after the Northwest Subarea Plan is adopted. 4. Design Buildings Design5 . Landscape - 51 - Northwest Subarea Plan ■ Chapter 7: Guidelines for the Urban/Rural Edge (Draft — 09/12/06) 1 . Steps to Prepare a Site Plan (including Clustered Development) 4.w A. /aver hi r Mese freatu/es I First, identify the following: 40 Roads, trails, utility easements and rights- of-way ■ Topography (steep slopes and ridgelines) ^� �- Sensitive environmental areas (as defined by City and County or Ecological A: Identify Site Features B : Site Analysis - Characterization Study) , including but not Delineate Conservation Area limited to streams, ditches, and drainages Clustered Residential (5000 open space ) wetlands; and wildlife habitat ■ Geologic hazard areas _ Public lands ........ Existing conservation easements or tZ protected lands Adjacent property lot sizes, setbacks, and building sizes Built features, including driveways, farm ° `"' roads, buildings, fences, walks, barns or sheds, drainage fields C : Site Analysis - D : Prepare Cluster Sketch Plan Historically and culturally significant sites or Determine Buildable Area 6 Submittal structures Example of site analysis for the Residential Foothills Aiva (W of Overland Trail) A thorough site analysis is a key first step for development of any property in this area. The City and County land use F , Aso review processes both recommend Sketch Plan/Conceptual B �� � � Review and neighborhood meetings for conservation Next, delineate the conservation areas. They should: development or cluster projects. ■ Provide contiguity with adjacent open lands, conservation areas and agriculture lands. Protect unique natural, historic, or cultural site features. ■ Provide a minimum buffer of 100 feet between any 1. Pre-submittal Meeting - Prior to submitting a plan, the residential structure and adjacent agricultural activities or development applicant meets with representatives of the open lands. relevant planning departments (City and/or County) . Provide a minimum buffer of 100 feet along arterial roads. 2. Site Analysis Map - Before formal submittal of Avoid fragmentation of conservation areas within the site. application, the applicant prepares a site analysis map Protect conservation areas in perpetuity by conservation that provides information about site conditions and easement or deed restriction. HOA may oversee context of subject site and on lands within 500 feet of management. the site boundaries . The site analysis should delineate conservation and buildable areas. 3. Staff Site Visit - City or County staff will visit the siteand " with the applicant to discuss specific site features and/or , concerns . Development 4. Sketch Plan — In the County, this is part of the regular process process now. outsideencour • - es - on parcels of 30-acres or the Growth Management Area. more 5. Neighborhood Meeting or Design Workshop — Ideally, the County's CD provisions could apply "at the edge." the development applicant, neighbors, and other stakeholders will work together to find common ground The City of Fort Collins allows in the before the developer prepares a Conceptual Review plan. clustering an Estate The City or County may be able to participate in a district.� � Both thills Residential require � istrict m o I o in the pen design workshop effort depending on resources. Certain criteria apply, as listed on following pages. ■ 52 - Chapter 7: Guidelines for the Urban/Rural Edge ■ Northwest Subarea Plan (Draft — 09/ 12/06) 2 . Residential Foothills District — (West of Overland Trail) Example of 76 acre site with 76 units t Adjacent Open Lands I Views over open space Conservation Natural Area , 9 ! Area (50%) Foodlills 1 I ( 'o Natural I Trails Area � '"•-� � � Views with varied setbacks t I bevelo S. Imo: ,. : .ra Adjacent Open Lands Variety of lot sizes; smaller lots • _ _ _ _ interior and larger lots abut open space. Open space around edge of developed / / a a lots. Tbeguidefinesfor Residential / / I / conservationareas, / / / / / / 6. Useable Common Open Space: Design interior open i Foothills space to be useful to residents of the proposed This area should continue to have agricultural lands development and visible or accessible from or open lands with unobstructed views of the adjoining developments. possible,foothills, to the extent 7. Relationship of Lots to Common Open Space: lower residential density than residential areas east Design lots within a subdivision to abut interior of Overland Trail as development occurs. open space. 8. Streets and Driveways: Locate streets, driveways, and buildable lots to work with the natural 60i"ifies topography and avoid disturbing natural features. 1 . Lot Sizes: Provide a variety of lot sizes within new RF clustered subdivisions. (lf/&W is Cun'ie/I*Requ//w?. Average lotsi.Ze: 20,000 sf. Minimum lot si.Ze. 800 sf. Site Planning Lot mix: 20% of lots : 40,000 sf.; The TF District" has general design criteria for clustering : 20% of lots : 8,000 s£; 1 . Preserve natural features. 60% of lots : approximately 20,000 s£ 2. Provide amenities (e.g. , parks, trails) . 2. Vary Setback or Openings along Overland Trail : 3 . Minimize visual intrusion/blocking foothills vistas. 4. Protect adjacent development (e.g . , screening, fencing, landscaping) . Provide varied development setbacks and open 5. Conform to terrain ; minimize grading and filling. space to maintain foothills views. 6. Select building envelopes to protect structures from high winds and 3. Conserve Natural Features: Design site plans to maximize energy conservation. protect natural features and provide conservation 7. Indicate areas for keeping farm animals and mitigation measures, areas (minimum 50%) : Provide at least 100 feet between natural features and future development. Lots/Building Placement The requirements from " RL District" apply to clusters: 4. Contiguous Open Lands• Provide contiguous open space within a site connecting to adjacent open land. Density/Minimum Lot Size: 3 times total floor area of building , lots not less 5 . Development Away from Natural Features: than 6,000 square feet Lot Width: 60 feet Concentrate development lots away from natural Front Yard: 20 feet, Rear/Side yard: 15 feet, Interior Yard : 5 feet features into one or more clusters. Building Height: 28 feet - 53 - Northwest Subarea Plan ■ Chapter 7: Guidelines for the Urban/Rural Edge (Draft — 09/12/06) 3 . Urban Estate District — (Outside City Limits/East of Overland Trail) Example of a 33 acre - site with 66 units Adjacent Neighborhood ' l .ot Sizes: 17,400 sf. �`� �� K r Variety of lot sizes. ....... ............. .._...................... ....... Larger lots abut open space and near adjacent large lot subdivisions. 1 �. Adjacent Nie hborhood Smaller lots in interior. g °� . Open space and Lot Sizes: I ` ` I landscaping around edge 8,700 sf. d of developed lots to L �� �° screen. . Centralized park or open a nr space. • Arterial Road (City or County ) Connected streets, sidewalks, and trails. Adjacent Subdivision Lot Sizes: 32,000 sf. " The guidefinesfor Urbanr it ritr rr rir and common rr it 4. Relationship of Lots to Open Space : Design lots Desired Character lofigrhaft Estate within a subdivision so they abut interior open This area should continue to have a variety of stable space. nei • br ood (predominately in Larimer County) . As new development Nat Uses Am Potential4rAllojwedin RFand UE contextof ' w and provide buffers, UE District: Allows parks, open land, farm animals, single ' landscaping to protect _ family, two-family dwellings, single family attached homes, development. Clustering is optional group homes, public/private schools, places of worship, preferred in areas along the bluffs and Poudre River. public facilities, and wireless telecommunication facilities. RF District: The above uses may also be approved in the RF Guidelines District, except for two-family or attached dwellings and 1 . Lot Size : Provide a variety of lot sizes within new cemeteries. Urban Estate subdivisions . Lot sizes should relate to lot sizes in adjacent subdivisions. Natis Cuffmth/Required? Average lotsiZe: 9,600 sf Minimum lotsi�e: 6,000 sf � Site Planning o The UE District contains similar criteria for clustering as in the RF District, Lot mix: 20 /o of lots : 15,000 sf; except for No, 6 (i.e., Selecting building envelops to protect structures from 20% of lots : 6,000 s£; winds or to maximize energy conservation) , 60% of lots : 9,600 sf. 2. Common Open Space: Provide contiguous blocks of Lots/Building Placement open space that connect to adjacent open lands. The requirements from " UE District" apply to clusters: 3. Useable Open Space/Amenities: Design common Density/Minimum Lot: One-half acre, but can be smaller in a cluster up to 5 t o Width: in area 100-feet open space to benefit residents of the proposed L cluster. development and to buffer adjoining developments . Lot Widt Front Yard: 20 feet, Rear and side yard: 25 feet, varies Interior Yards: 5 feet Building Height: 2 112 stories - 54 - Chapter 7; Guidelines for the Urban/Rural Edge ■ Northwest Subarea Plan (Draft — 09/ 12/06) 4. Design and Placement of Buildings (All Areas) (See Detailed Guidelines in text below.) The image shows: 1 - Home "footprint" not more than 25% of lot. i 2 - Varied lot sizes. 3 - Varied roof planes. O6 - Varied orientation of buildings. 7 - Use of different models of buildings. 10 - Varied setback from local street, pbasqe buildinr r i to street and otber buildinand overall r and mass 7 . Style and Types of Buildings : Use at least 3 model GaiM types i /� n all developments . (Note: current standard requires at least 3 types with 10 homes or more.) 1 . House Footprint Relative to Lot Size : g . Garage Placement: Design a variety of garage House sizes should relate to lot sizes—so building placement. (Note: not comprising more than 30% does not dominate. For RF: Building footprint will of ground floor street-facing facade. Recessed, be no larger than 20% of lot size, ideally. For UE: detached, or side or rear-facing garages preferred.) no larger than 25% for exterior lots and 40% for 9 . Building Setbacks from Arterials: interior lots . For RF: Setbacks should be larger than RL 2. House Size Relative to Adjacent Homes and Public standards and more consistent with arterial-street Areas : Include a variety of sizes within a setbacks of existing developments (i.e., at least 100 subdivision (as noted in site plan section) Relate feet) . size of buildings to lot sizes and adjacent properties For UE: Setbacks should be larger than current UE (e.g., 2 stories maximum, with 1 story preferred near standards and more consistent with setbacks of edge of property or no more than 20% difference in existing developments (i.e., At least 50 feet) height.) . Locate taller and larger structures on 10. Building Setbacks from Local Street: interior portions of a site, screened from adjacent For RF: Vary setbacks (i.e., 40 feet preferred developments or public rights-of-way. instead of 25 feet) . At least 20% of buildings should 3. Building Massing and Roof Planes: Vary building be setback 50 feet or more. massing and roof planes, with lower profile For UE: Vary setbacks. At least 20% of buildings buildings near adjacent properties . should be setback 40 feet or more. 4. Durable Materials: Construct buildings of durable materials (e.g., stone, masonry, and treated wood) . 5 . Colors: Use predominately muted colors with Cutm It' Sta/I bads / uim: brighter colors for accent only. Use a variety of colors in a subdivision (with at least three different The City standards for the LMN District require a variety of styles, orientation , colors within a subdivision) . and building types. Generally, these standards apply only if a development 6. Building Orientation to Street: Vary orientation of has at least 10 units, or more stringent standards apply for100 units or buildings to local street. more. - 55 - Northwest Subarea Plan ■ Chapter 7; Guidelines for the Urban/Rural Edge (Draft — 09/12/06) 5 . Landscape Design and Environment (All Areas) 40 yi 5 - y I r ' - ti■ C _ I / / it, ��Pt;� ��• • Cali/%�I%/JpS 1 . Landscaping with Natural Appearance: Design What Not To Do ! Undesirable Residential Development common landscaping to appear more natural or informal, with clusters of plants and trees. 0 Large houses on small lots. The proportionof Hedgerows or windbreaks may be appropriate for building tothe ' size is an importantfactor screening buildings. Homogenous "cookiedevelopment, ' ing 2. Native/Drought-Tolerant Plants: Use native and/or uniform • droofs, • • drought-tolerant grasses and plants . Houses ' ' niinent front—facing garages- 3. Accessory Structures: Design sheds and stables to Houses shallow uniform ' ' resemble agricultural structures of the area. 4. Fencing : Use fencing that is open, not solid (maximum of 30% opacity) . Use predominately natural materials—wood/wire, stone, or brick. Ne/ghiboihoodsin the km tF ne COJOext Fences over 100 feet in length should have openings The planning team has prepared an analysis of the existing and/or lower heights height every 100 feet to allow subdivisions in the Northwest Subarea (e.g., looking at wildlife and trails to pass-through. characteristics such as density, lot size, and setbacks) . The 5. Signs and Gateways: Construct subdivision area has a lot of variation. For example, the density of identification signs and gateways of natural Stagecoach Subdivision averages about 4 units per acre, materials. Could be ranch-or equestrian-style to whereas Lin Mar has lot sizes closer to 1 acre average. (See portray western ranch feel. table in Appendix A.) The intent of these guidelines is to 6. Lighting . Use only low level down-cast lighting. guide new development to fit the context of what is around 7. Footpaths and Trails: Include local footpaths or it—density, lot sizes, and setbacks. Therefore, the analysis trails through common open spaces--designed to may be useful for a developer starting to prepare a site plan avoid natural features and to connect to existing in the Northwest Subarea. trails. - 56 - Chapter 8: Action Plan ■ Northwest Subarea Plan (Draft — 09/12/06) est Sub area Chapter 8 : Action Plan z elected officials) , particularly regarding development proposals in the Subarea. This Plan will guide decisions occurring for the area. The table on the following pages lists the strategies or actions the City, County, and other partners Capital Improvements should take to implement the goals of this Northwest Subarea Plan. The list includes a This Plan recommends the City and County work combination of regulatory approaches, new with neighborhood groups to plan for programs, partnerships, possible new funding improvements to services, facilities, and trails. This mechanisms, and other actions. For each strategy, Plan also suggests coordinating the Capital the table lists the responsible or lead agency or Improvements Program (CIP) of the City with the partner—the City (within City limits) , County (in transportation needs and long range growth and unincorporated areas) , or residents . In some cases, development goals for the area. the strategy will involve more than one of these Design Guidelines parties. Coordination and strong communication between the City, County, and residents will be an This Plan recommends the guidelines (Chapter 7) important part of implementation, be included in the City's Design Manual and considered as code revisions occur. It recommends Types of Actions the County use the suggested residential guidelines to achieve compatible site plans and buildings to fit Actions that will be necessary to implement this the neighborhoods and character in the Residential plan are: regulatory approaches; coordination and Foothills and Urban Estate Districts . partnerships; policy directions; capital improvements, and design guidelines. Each of Key Strategies of this Plan these types is briefly described below. Based on public input and ideas, the key strategies, Regulatory Approaches or priorities for implementing the Northwest The City and County development regulations will Subarea Plan, are as follows: need to be consistent with the goals, policies, and land use directions of this Plan. This Plan suggests ' Coordinate efforts of agencies and new Residential Foothills classification west of neighborhoods; Overland Trail and includes guidelines that the City Share timely information; may implement through regulatory revisions . Encourage development to comply with design guidelines that are consistent with Coordination and Partnerships area's character; ■Many actions identified in this Plan will take better Make development approvals consistentwith the plan; means of communication between the City, County, ■ Colorado State University (CSU) and the area Support neighborhood-based initiatives and action; residents, businesses, and landowners. Use a variety of tools to achieve new open Policy Directions space and trails . The City and County will carry out a number of the policies in this Plan through day-to-day policy decisions (of planning staff, board members, and - 57 - Northwest Subarea Plan ■ Chapter 8: Action Plan (Draft — 09/12/06) Roles and Responsibilities Throughout the planning process, a basic premise has been that this Plan should be fair to all the parties involved and that multiple entities will be responsible for carrying out the plan recommendations . The table below summarizes the roles and responsibilities that each agency, resident, landowner, or business has and will have in planning for the area and implementing this Plan. Table 9 : Roles and Responsibilities for Implementing the Northwest Subarea Plan -7Role and Responsibility in Implementing Role in Developing this Plan this Plan Residents/ Participate in plan events, interviews, and Inform neighbors about this Plan; Homeowners/ comment forms; ■ Maintain upkeep of properties; Neighborhood Inform other neighbors about the process; Monitor City and County implementation Groups Provide ideas and input to City/County of this Plan; planning team to help shape the plan, ■ Form local groups to make ideas in this including needs for infrastructure and Plan happen (e.g., Northwest Neighbors -- services, ideas to maintain the area, and build a trail, organize groups, raise funds, suggestions for acceptable types of future form districts) . development (taking into consideration property owner development rights) . Property Owners/ Participate in plan events and interviews; As properties develop, follow relevant plan Developers Provide ideas to City/County planning recommendations and comply with team, including acceptable development applicable City and County standards; restrictions or directions for future use of Meet with surrounding residents to discuss vacant properties (taking into development proposals. consideration current rights to develop and resident and homeowner interests) . Businesses ■ Participate in plan events and interviews; Maintain upkeep of properties; ■ Inform other businesses in the area about Monitor City and County implementation the process; of this Plan; ■ Provide ideas to City/County planning Participate in local efforts to implement team. plan recommendations. Larimer County 0 Host public events and provide Continue to work with City (per opportunities for the public to share ideas; Intergovernmental Agreement) to jointly ■ Prepare plan document jointly with the carry out recommendations of this Plan; City, taking into consideration public Revise development code if necessary to input; reflect plan recommendations for future ■ Larimer County Planning Commission development patterns and characteristics; adopts the plan. Review development proposals (in County) to make sure new development projects are consistent with this Plan; ■ Coordinate and construct necessary infrastructure improvements . (Note: major new improvements are limited to available funding.) ; ■ Provide code enforcement. - 58 - Chapter 8: Action Plan ■ Northwest Subarea Plan (Draft — 09/12/06) Role and Responsibility in Implementing Entity Role in Developing this Plan this Plan ■ Provide services including police protection and public road maintenance; ■ Work with neighborhood groups and developers to develop Local Improvement Districts and other resources to fund projects and maintenance. City of Fort Host public events and provide Continue to work with the County (per Collins opportunities for the public to share ideas; Intergovernmental Agreement) to jointly ■ Prepare plan document jointly with the carry out recommendations of this Plan; County, taking into consideration public ■ Revise development code if necessary to input; reflect plan recommendations for future ■ City Council adopts the plan. development patterns and characteristics; ■ Review development proposals (in City limits) to make sure new development projects are consistent with this Plan; ■ Coordinate and construct necessary infrastructure improvements (Note: major new improvements are limited to available funding) ; ■ Provide code enforcement (City neighborhoods) ; ■ Provide water, sewer, police protection and other services (City neighborhoods) ; ■ Assist local organizations with implementation efforts . Colorado State Provide technical guidance to City and ■ Bring project development proposals to University County during plan preparation. City and County for Location and Extent Review. ■ Share plans with residents and neighbors in the area. - 59 - °o °o o b v pw ow � w O 'bhp 0 V 0 'map 0 ro (U zu u z � U U i� U 7 ci U i� � _ I m 4-4 LI--I 4-4 c U O N O p cn 4-4 a� O cctcr O U o :-d b � � b bU � U 4-4 cd N • ..i N '4vl i-4 U • cn U a o B ° B ct o m o Ucn cn u O o O ° by O 4J cr 'U c� � w btipci ^ O bjO bbj0 O C bA O w cd ° N by BOA Ocn V C = O \ by `'o ¢ N s� O `n O np O VJ O ^L" L" O N O O A P O 0 -d O O •� . � � 0 O O ou a O O ° 'o U u' - ocd� � b^J wU O� O w iao � a �0 a a a W . � . 4 r U m w 6J T N T T N N N N N N V V V V V V V V V V yN b � � a � U v Z w a N N N N N N N N N N Q� ry O moll U U U U V U U U Vh UU U w' w' UQ i L+ O -d ors -d bJJ d . , 2 C 0rms cn rE 4--1 .S' v w V Q) V O O s -d MCI O • a O Cr wC W cl w bJJ . O cd V • .� 4a s.i L". �;, cd v� cr , � a V V. . 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( c ® 9 QQ ' 4 • @ 8 2 ■ / [ bjC_ / § ƒ u riz; « ( / e ) / a 8S .4 / - � 0 / ƒ / ƒ / / ƒ o in I q I Appendix A: Existing Conditions and Issues ■ Northwest Subarea Plan (Draft — 09/12/06) S� Appendix A : �4*� fSubarea Plan ExistingConditions and Issues r The Subarea is an irregular shape, but generally has the following boundaries : Early in the planning process, the planning team North: County Road 50. prepared a thorough inventory of existing Northeast: Cache la Poudre River. conditions to inform and guide the development of Southeast: Staircase northeast from City Park this Plan. This information makes clear the various Nine Golf Course to West Vine Drive. conditions, priorities, and dynamics operating South: West Mulberry Street. within the community and helped shape the West: CSU Foothills Campus. recommendations of the plan. (See Map A- 1 : Northwest Subarea Planning Area The inventory provides background information on Map and Aerial Photo.) the following topics: ■ The People and Neighborhoods of the The People and Neighboffiolmls of Northwest Subarea; the Northwest Subarea ■ Land Use and Development; ■ Commercial/Industrial Market Analysis; population Characteristics ■ Colorado State University (CSU) Foothills Campus; At the 2000 U.S . Census, the Northwest Subarea ■ Environmental Features and Natural Areas; was home to approximately 5,200 residents living in ■ Parks, Recreation, and Trails; just over 2, 100 homes . The average household size ■ Transportation and Access; was 2. 55 people per household, slightly higher than ■ Schools; in the City as a whole (2.45) . Residents tend to be ■ Water and Sewer; either white (74%) or Hispanic (13%) . Age ■ Stormwater Management and Floodplain distribution within the Subarea follows a normal curve with the exception of a drop off in the Administration; number of college-aged residents. ■ Electricity; ■ Public Safety; ■ Appearance and Design; ■ Annexation. Northwest Subarea Location The Northwest Subarea is an area of approximately 4.3 square miles (2,680 acres) that is located in the northwestern portion of the Fort Collins Growth Management Area. The majority of the Subarea— almost 2,300 acres (85%) is unincorporated Larimer County, with 390 acres of the Subarea (15%) in the current City limits . - A- 1 - Northwest Subarea Plan ■ Appendix A: Existing Conditions and Issues (Draft — 09/12/06) Figure A- 1 : Age Distribution of Residents within the Figure A- 2 : Census Block Groups of the Northwest Subarea Subarea 1000 1 1 900 t 800 - - r600 ` , 700 a Cl "^ �O 500 400 a , 300 200 100 0 �-4 0�00 0 ,1 ,0ti. �vti0 �o,yA OP aA y0 6A bh JQ ov 0/ ov 0/ 0/ 0/ Source: 2000 U.S. Census, Clarion Associates August2005 Source: U.S Census 2000, Clarion Associates, August The following sections describe the Subarea 2005 according to US Census Block Groups . Housing and Neighborhoods Block Group 3 .1: This area lies north of Vine The Northwest Subarea represents a unique Drive and east of North Overland Trail, and spectrum of housing and neighborhoods in the Fort includes the Poudre River Corridor. With the Collins Growth Management Area, because it exception of Lincoln Junior High School and the contains residential types ranging from rural or Granada Heights Subdivision, this entire area is in country lots to traditional urban neighborhoods . Larimer County. Some residents have expressed For analysis purposes, we will use the 2000 US their desire to remain separate from the City and Census block group boundaries. While the continue the lifestyles they value. Subdivisions in Northwest Subarea has not yet experienced the this area include Greyrock Commons (shown growth and development found in the central and below) , Stagecoach, Poudre Overlook, Lin Mar southern portions of Fort Collins, a number of Acres, Solar Ridge, Terra Vista and others . subdivisions containing apartments and single- family residences have expanded through this area (See Map A-2: Subdivisions map and Table A- 1 : in the past 30-40 years . Housing Characteristics .) 1 a Farms north of Vine Drive - Greyrock Commons (in Block Group 3. 1) - A- 2 - Appendix A: Existing Conditions and Issues ■ Northwest Subarea Plan (Draft — 09/12/06) Block Group 3.2: This area includes the area north and Shields Street, and Laporte Avenue and Taft of Laporte Avenue and south of West Vine Drive, Hill Road. in between Overland Trail and Taft Hill Road. These County subdivisions are somewhat physically Block Group 4.4: The southernmost portion of separate from City neighborhoods and commercial the Subarea, within or directly near City limits, is or services . The Rostek subdivision lacks similar to the general pattern of development in the wastewater facilities and paved roads, giving it rural City's older neighborhoods, such as the West qualities, despite its close proximity to the City. Central neighborhood. This area is more densely Other subdivisions in this area include the Rostek developed with older, bungalow-style residences, Addition, West Acres, Crawford Acres, Green shorter blocks, and a higher concentration of rental Acres, and others. units. It is closer to amenities and public spaces like the three schools and City Park Nine Golf Course. Block Group 4.1: This area along the southeastern edge of the Subarea contains the Vine Drive, Block Group 23.1: Most of this area, located west Mountain View Heights, and Schmidtberger of North Overland Trail, is still semi-rural, with subdivisions. The majority of the remaining land of large agricultural lots, open fields, and horses and this area is agricultural, and is transected by Larimer livestock. A large portion of this area is a City County Canal No. 2. A number of commercial natural area. activities are scattered along the major arterial streets near the intersections of West Vine Drive Table Am I : Housing Characteristics by Census Block Group I Fort 31 32 4, 1 4, 4 23 , 1 Collins ] Homeownership Rate 77% 73% 52% 28% 76% 57% Median Home Value 1613100 139,100 1211800 1305800 21100 16900 % Income Spent on Mortgage 19.6 22. 1 18. 1 25.3 28. 1 20.0 Median Gross Rent 749 741 673 588 694 689 % Income Spent on Rent 26. 1 19.9 23.4 30.5 30.6 29.4 Median Household Income 543635 47,065 361581 265750 66,188 44,459 Note: Due to geograpbic limitations of the data, these numbers include some lands adjacent to the Subarea but tbatgenerally contain open space or undeveloped lands Source: 2000 U.S. Census, Clarion Associates August 2005 - A- 3 - Northwest Subarea Plan ■ Appendix A: Existing Conditions and Issues (Draft — 09/12/06) Existing Historic Resources To date, no comprehensive survey has been Since the historic study only identified agricultural conducted of the historic resources in the properties, the area should be comprehensively Northwest Subarea. However, two historical surveyed to identified and assess other types of studies completed in 1995 covering the entire properties. A few of the known historic resources Growth Management Area also identified resources not yet surveyed include: or historical information for the Northwest Subarea. The first, "Agriculture in the Fort Collins ' 2540 LaPorte Avenue (Mountainview UGA, 1862 — 1994" by Cultural Resource Schoolhouse) Historians, surveyed and assessed agriculturally- ' 2704 West Vine Drive related resources. Several properties were surveyed ' 3039 West Vine Drive intensively and most of these were found to be ' 3040 West Vine Drive individually eligible for the National and/or the ' 2630 LaPorte Avenue (historic storefront) City's Local Landmark Register: ■ Michaud Farm (VerStraeten Farm) , late 1870s, 3317 West County Road 50 (eligible) ■ Taft House, 1870, 1120 North Taft Hill Road (eligible) ■ Knight Farm, 1881 , 910 North Shields Street (eligible) ■ Prenzlow (Watrous) House, late 1880s, 1337 ` West Vine Drive (eligible) ■ Scott Farm, 1902, 911 North Shields Street (eligible) ■ Empire Grange, 1911 , 2306 West Mulberry (eligible) ;.:'. ■ Rogers Barn, 2515 West Mulberry (not eligible) Michaud Farm, in the northwestern corner of the Subarea, dates back to the mid- 1 870s. Other properties identified but not surveyed The second historical study was "An Historical and included: Archaeological Survey of the Overland/Cherokee Trails Through the Fort Collins Urban Growth ■ 2912 West Vine Drive — Farm Complex Area, Larimer County, Colorado" by Retrospect in (potentially eligible) June, 1995 . This survey provided historical ■ 3039 West Vine Drive — Farm Complex background on two major historic transportation (potentially eligible) routes providing passage through the Rocky ■ 325 North Taft Hill Road — House/Barn Mountains . The Cherokee Trail followed the base (eligibility not assessed) of the Front Range foothills from Denver to ■ 709 North Taft Hill Road — House LaPorte, where it connected with the Overland (potentially eligible) Trail. The Overland Trail followed the South Platte ■ 921 North Taft Hill Road — Farm Complex River and the Cache la Poudre River before (potentially eligible) continuing northward into Wyoming. Portions of ■ 1041 North Taft Hill Road — House both historic routes passed through or near (eligibility not assessed) Northwest Fort Collins. Today, no evidence of ■ 1800 block North Taft Hill Road (eligibility these historic roads remain within the Northwest not assessed) Subarea, although the survey found trail ruts and ■ 2631 West Mulberry Street — Barn limited scatter of fragmentary historic artifacts near (potentially eligible) - A-4 - Appendix A: Existing Conditions and Issues ■ Northwest Subarea Plan (Draft — 09/12/06) the Cathy Fromme Prairie and Pineridge Open Space. i d Development Existing Land Use As indicated in Table A-2, the Northwest Subarea, while nearly 40 percent residential, still has nearly 25 percent of its land devoted to agricultural uses (601 acres) . Ten percent of the Subarea is industrial— primarily Forney Industries—and one percent is commercial. Public uses, largely consisting of the schools, occupy eight percent of the total land area. Conserved open space covers seven percent. Within the Subarea, 177 acres are vacant (7%) . (See Map A-3 : Existing Land Use.) A number of the historic structures within the Subarea, like the Future Development Potential—Structure Mountainview Schoolhouse above, bave notyet been surveyed. Plan / Zoning The City's Structure Plan designates land uses for all Historic Preservation Issues 1 ■ lands within the Growth Management Area, even though the City does not zone land uses for the Many Historic Structures Dot the Area. unincorporated area. Future development in the The Northwest area contains a number of historic County, while currently zoned for agricultural uses, structures scattered throughout the area. Some are must conform to the City's comprehensive plan over 100 years old and were home to early residents (Structure Plan) and the County's GMA Overlay and founders of Fort Collins, including the Historic Zone District. The Structure Plan shows 200 acres Taft House (circa 1899) . Very little is known about of vacant and agricultural lands planned for Low these early structures and their inhabitants, although Density Mixed-Use neighborhood and 441 acres historical information exists for the research to take planned for Urban Estate residential. With these place. None of these resources are protected, either types of development, the Subarea could through the City's local landmark program or accommodate approximately 1 ,450 new housing through the National Register of Historic Places . units and 3,760 new residents. The Structure Plan does not designate any future industrial or commercial development in the area (except for one small employment district along West Vine Drive) . In addition, if the existing large residential parcels in the area (larger than 1 acre) are split and developed over time, the 160 parcels ranging from one to five acres could allow another 170 housing units and 490 people. The 20 parcels that are larger than 5 acres could provide capacity for 200 new housing units and 886 new people. (See Map A-4: Structure Plan) (See Map A-5 : Existing City and County Zoning) - A- S - Appendix A: Existing Conditions and Issues ■ Northwest Subarea Plan (Draft — 09/12/06) Table A-2 : Summary of Existing Land Use within the Subarea Fort Collins • . Subarea Land Use Acres O/o Total Acres 0/6 Total Acres O/o Total Agricultural 41 10% 561 25% 601 22% Commercial 1 0% 20 1 % 21 1 % Industrial 5 1 % 259 11 % 264 10% Open Space 0 0% 185 8% 185 7% Public 153 39% 67 3% 220 8% Residential 118 30% 906 40% 15025 38% Right-of-Way 43 11 % 140 6% 183 7% Vacant 29 7% 149 7% 177 7% Total 390 100% 29287 100% 2,676 100% Source: City of Fort Collins'parcel data, Clarion Associates, August 2005 direction to help guide future land use patterns to Land Ownership ensure that the desired character of the area is Land ownership in the area is predominately retained. private—with 2152 acres (80%) of the land in private hands . The City, other public entities, and school district own 523 acres (20%) of the land. (See Table A-3.) (See Map A-6 : Land Ownership.) Table A- 3 : Northwest Subarea Land Ownership J . NorthwestSubarea Ownership Acres To Total Private 2,153 80% Public incl. ROW 192 7% City 202 8% School District 129 5% New residential development will change the character of the area. Total 2,676 100% "Checkerboard " Land Development Pattern Source: City of Fort Collins"parcel data, Clarion Associates, Land Necessitates Careful Attention to New Development Ownership map, August Zoos. on Vacant Lands. Land Use and Development Issues Vacant and agricultural lands are interspersed with developed subdivisions, making a checkerboard The Subarea Could Face New Growth and land pattern. Approximately 800 acres are either Development in the Future , Making the Time to vacant or in agricultural use with potential for more Plan Now. development. This constitutes almost a third of the This part of Fort Collins is one of the only a few Subarea. The smaller vacant sites may be remaining areas within the City of Fort Collins challenging to develop because of access and Growth Management Area (GMA) with significant adjacent developments. Some of the lots have large open parcels or vacant lands . The presence of difficult access; for example, lots along Mulberry this supply of developable land means that the area and Taft Hill have challenging access conditions can anticipate facing increasing pressures for because they are long and narrow. growth and development. This plan can provide A- 6 Appendix A: Existing Conditions and Issues ■ Northwest Subarea Plan (Draft — 09/12/06) The Plan Can Address Appropriate Residential Densities City Plan Structure Plan designates land uses for all lands within the City of Fort Collins Growth Management Area, including the portion of this Subarea that is within Larimer County. This plan is an opportunity to fine-tune the land use types to address future development at a finer grain so it is compatible. Current County zoning in the area west of Overland Trail allows densities of 1 unit per 2.29 acres—significantly lower density than the Urban Estate classification in the Structure Plan. The plan explores appropriate densities and land use categories for different parts of the Subarea. Residential Developments are in the Works . At this time of this Plan, various residential development projects are underway or proposed (including Poudre Overlook, Bellwether Farm, Adrian and some smaller subdivision plats) . Some residents believe that subdivision developments are not in line with the semi-rural, agricultural, and eclectic development patterns and styles that constitute the older and predominant pattern of the area. How these newer developments are integrated into the larger area and how new developments are planned and designed will affect the future character of the area. - A- 7 - Appendix A: Existing Conditions and Issues ■ Northwest Subarea Plan (Draft - 09/12/06) Table A•4: Existing Subdivisions Characteristics V e q N A W W 9 Y N N W e O y y w e q q V \ O of N C C N C E E 0 0 e d m 9 OO T E O E C dYai 4y NO .e q 'CC_ YOO W 0 E e a O o do o E qm _ 9 O N O O N N '� •q V e i e e V O V q W o o E V i t > •W O W e a. Comments Me Does not include open space along New Stagecoach Mercer Ditch and Larimer County Canal No. 2; subdivision contains cul de sacs and 35.56 0.19 142 28 5.07 3.99 1500 5.5 0 0.00% 31 81 14 53 60-70 sidewalks Lin Mar Acres only two bldgs along Overland Tr., lots of sheds and accessory buildings, different 41 .37 0.961 35 33.81 1.04 0.851 2,700 15.51 0 0.00%1 54 62.51 27 401 130-200 orientation of buldings, including diagonal open space does not include Lee Lake open space, larger lots and setbacks near Dean Acres Overland Trail. Many lots on south end of subdivision are .2 acres. (more similar to 27.00 0.408 52 21 .25 2.45 1 .93 2)490 7.1 0 0.00% 39 84.5 31 40 85 Bonnaview lots of accessory units on lots. Lots of cars Rostek and other items. Lots of variation in setbacks (20 - 200 feet from local street) - 62.37 0.7 80 59.791 134 1 .281 1400 23.01 0 0.00°/ 45 351 150 51 1001 makes it hard to come up with an average. need to verify number of units. Most units are 2-3 per building. Many garages are Greyrock Commons separate. Common open space in the middle of the grounds is not included in open space calculations. Garages are closer 12.56 0.05 30 5.18 5.79 2.39 3000 0.7 4.58 36.460/ 36.2 n/ 20 n/ 40 to street than buildings. Bonnaview not much variation in setback or building 8.95 0.28 22 6.74 3.26 2.46 2710 4.5 0 0.000/C 45 66 10 45 80 orientation from local street (Theo Ave. few sheds or accessory structures. Solar Ridge Common open space along New Mercer Ditch. Streets narrower than Stagecoach 34.711 0.351 72 25.791 2.79 2.071 2840 5. 2.85 8.21°/ 55 n/d 96 n/d 90 with sidewalks. Wide variation in lot depth Saddleback very similar to Solar ridge. No common very similar to solar ndge open space though. Delehoy MLD 14.691 3.671 4 14.691 0.27 0.27 1000 159.9 0 0.00% n/ n/a 90 Poudre Overlook 0.2 0.2 0.4 Approved City LMN subdivision. Density Bellweather is similar to older subdivisions in the 14.41 0.13 44 7.18 3.05 320.00 5.63 39.00°/ n/ n/d 501 Subarea. mAm8m Appendix A: Existing Conditions and Issues ■ Northwest Subarea Plan (Draft — 09112/06) potential. The Northwest Subarea is unlikely to Commercial/industrial Market face commercial development pressure for large scale commercial, such as a big box or grocery Analysisstore. The area does not have a strong commercial market now, so a major concern is to ensure that Existing Conditions appropriate neighborhood-enhancing retail or The Subarea includes several small businesses, such commercial activities if and when they occur. as landscaping and excavating companies, two gas Issues Related to Potential Redevelopment stations, a liquor store, and other small services. It also is home to a few major private and public Ensuring Limited Commercial is Compatible with sector industries and employers, such as: the Area and is in Specific Locations Only. Some members of the public are concerned about ■ Forney Industries (150 employees; 300 potential impacts of commercial development in the additional nationwide) ; and area and want to ensure that significant commercial ■ Poudre School district (1 ,500 employees) . development does not occur. However, some redevelopment in existing locations would be Currently, no land is planned for future commercial appropriate for the Subarea if it is compatible. development or industry. `Compatible" low intensity commercial uses include: Market Analysis • Day-care, Ray Real Estate Services, Inc. provided an • Nursery, abbreviated market analysis of the Northwest • Small scale offices such as vet, real Subarea and provided the following conclusions estate/professional offices or medical dental and recommendations. • Bank, and •The Northwest Subarea will likely experience Gas convenience. development pressure for residential uses, because Potentially incompatible uses are: of its proximity to the core of Fort Collins and as development and redevelopment in closer-in areas . Mini-storage if it is not connected to becomes more expensive. The Subarea has modest neighborhood or screened; commercial redevelopment potential at • Businesses Busi larger than 20 000 square feet; Shields/Vine and Laporte/Taft hill intersections g q because of. and • Businesses with outdoor storage. 1) Demographics in the area (i.e., the now 5,200 residents may grow by another 1 ,500 Encouraging Redevelopment at Current Locations to 2,000 residents and the vacancy rates and Some of current businesses have been located in the income levels of the area are generally in- Subarea for many years and may relocate or line with City of Fort Collins averages) ; transition soon. 2) Traffic from local population and commuters to areas north could support The northwest corners of Laporte/Taft Hill and modest commercial development; and Vine and Shields have neighborhood convenience 3) Limited employment activities could add to retail that serves the neighborhood but that are the base market for convenience retail. somewhat functionally obsolete in terms of design and appearance. These locations could redevelop However, the area's proximity to Downtown Fort to be more attractive and include some additional Collins and North College Avenue puts it at a neighborhood-serving businesses. competitive disadvantage to become a major redevelopment area or for major commercial - A-9 - Northwest Subarea Plan ■ Appendix A. Existing Conditions and Issues (Draft — 09/12/06) The most significant opportunity and challenge will be the potential for the Laporte corridor to the east Colorado State Unwersity (CSU) of Taft Hill as current businesses transition to other Foothills Campus activities . The area could provide an opportunity for a unique "arts and crafts" specialty retail and/ or light industrial (e.g., sculpture foundry) or similar Existing Conditions and Plans uses. The Foothills Campus of Colorado State University (CSU) is located just west of the Subarea. CSU is currently planning for future improvements to this agricultural research campus, but anticipates slow- paced growth over the next 10- 15 years. The campus, which currently contains less than one rlf million square feet of buildings, could incrementally - l ' expand its research buildings and facilities over the next 10 years, according to the CSU Master Plan for the Foothills Campus (2005) . However, the CSU Master Plan focus is on expanding animal research facilities, not on expanding learning facilities or Forney Industries is located in the area shown as potential Limited residence halls . While CSU does not plan to Commercial. provide residences on this west campus, a possible shuttle from the Main Campus to the Foothills What Level of Retail or Commercial Services Are Campus could enhance the transportation Appropriate? connections between the campus and elsewhere. The area is primarily agricultural and residential and currently lacks any significant neighborhood retail Most of the anticipated development will consist of services. Only one percent of the land in the area is infill between existing research structures south of currently classified as commercial development. Laporte Avenue. Existing commercial activity is small in scale consists of two gas stations and other local businesses. The nearest grocery stores are to the east in Downtown and on North College Avenue, or to the south on Taft Hill Road. A lot of residents would prefer the area to stay as it is—with very few commercial developments—and have expressed strong concern over the likelihood for large commercial establishments . Some residents see benefits of some new smaller-scale neighborhood establishments if they respect the unique character of the area. A view of the CSU Foothills Campus across the City s Natural Area. CSU Foothills Campus Issues CSU Foothills Campus will Grow Slowly. CSU, as a state entity, operates autonomously and can make development decisions without City or County approval. The County, however, has - A- 10 - Appendix A: Existing Conditions and Issues ■ Northwest Subarea Plan (Draft — 09/12/06) Location and Extent review authority over development on the Foothills Campus. Enwronmental Features and Natural Areas Development on the campus, when it occurs, will affect the street system and other infrastructure in Existing Conditions the area (e.g., stormwater, sewer, and electricity lines) . Without careful planning, even a limited amount of development could create land use Open Spate and Natural Areas conflicts; for example, residential development near The Subarea contains or is bordered by two key livestock areas can pose a conflict. Buffer uses may natural areas, recognized by the City and County as be necessary for animal odors or noise. priority areas for conservation due to their ecological, scenic, and recreational values . They are: The CSU Foothills Campus is currently working the Poudre River Regional Open Space Corridor, with the City of Fort Collins to annex into the City and the Foothills and Horsetooth Mountain Park. so the campus can buy electricity from the City. All or just a portion of the Campus may be annexed. Water Features and Floodplains Depending on the extent of annexation, properties Cache la Poudre River: The Cache la Poudre adjacent to the Campus could become eligible for River and its floodplain is the major water feature in annexation if they undergo development. Subarea the community and it borders the Subarea. residents want to ensure that CSU keeps the public Reclaimed gravel mines in the floodplain will informed about current plans and developments on eventually leave a series of ponds after Lafarge the Foothills Campus. completes its mining operations and land reclamation. Current plans are to utilize the ponds CSU Expansion will Require Increased Gas and for water storage after they are mined. Electric Capacity . Larger gas lines are necessary for CSU research West Vine Basin: The City and County have facility expansion as well as growth in and west of identified a floodplain along the major flow paths in Fort Collins . Xcel Energy will complete expansion the West Vine Drainage basin. of gas distribution system by the end of 2006. CSU will need additional electric capacity from either Xcel Energy or the City by 2008. The Subarea is not Facing Immediate Water Capacity Problems , but May with CSU Growth . The Subarea does not have water capacity problems at this time (as discussed later in the "Water and Sewer" section) . However, as the Foothill Campus grows, CSU may become concerned about wastewater capacity issues and the system may have to be expanded at that time. CSU Foothills Campus Growth May Lead to Transportation Impacts . A view of the foothills across Lee Lake. CSU's long-term plans will affect traffic levels on Lee Lake: This small lake, located east of the street network in the subarea, depending on Overland Trail, is the only surface water feature levels of intensity. No short-term traffic impacts within the developed portions of the Subarea. are predicted. Irrigation Canals: The Subarea includes five irrigation canals that cross generally from north to south as described below. The three most = A- 11 - Northwest Subarea Plan ■ Appendix A. Existing Conditions and Issues (Draft — 09/12/06) prominent irrigation canals in the area are: Pleasant Valley and Lake Canals (PV&L) , the New Mercer Ditch (NMD) , and the Larimer County Canal No. 2 (LC2) . Wet Meadows and Riparian: West of Overland Trail, the area contains a network of marsh and wet meadows and aquatic areas, according to City natural habitat and features inventory. Riparian forest is also identified along most of the major canals in the area, including Pleasant Valley and Lake, New Mercer, and Larimer County No. 2 Canal. The large City Natural Ana west of Overland Trail offers scenic (See Map A-7: Natural Habitats and Features.) views of the foothills. Environmental Issues " Open Space " and Natural Resources are not Pa& Recreation and Trails Permanently Conserved . The Northwest Subarea is rich with natural resources, including wetlands, views, natural Existing Conditions features, agriculture, and mature trees—all of which The Northwest Subarea has only one established contribute significantly to the area's character. City park within its boundariesHuidekooper However, many of these resources are on private Park, adjacent to Lincoln Junior High School. property, and are not necessarily permanently However, the Subarea is bordered on three sides by conserved. some of the most prominent regional parks and open space features within the City. They are: The City's Natural Habitats & Features map (dated January 5, 2005) shows raptor nests and urban ■ the Poudre River Regional Open Space forest in the Subarea. These resources are not Corridor, conserved. The City once required a 1 ,320-feet the Foothills and Horsetooth Mountain buffer for raptor nests, but it no longer has the Park, and buffer requirement. The area has a great deal of ■ City Park and City Park Nine Golf Course. wildlife—residents spot deer, fox, and other wildlife on a regular basis. New developments and fencing, The Poudre River Corridor have potential to create obstacles to wildlife if they This corridor runs along the northeastern boundary are designed as long, unbroken, solid fences . of the Subarea. This section of the river corridor is planned in City Plan as Rural Open, intended for conservation and restoration as a rural and natural habitat offering scenic and recreational opportunities after the completion of gravel mining operations. The Poudre River Trail trailheads are a major recreation amenity of the Subarea. Lee Martinez Park is just east of the Subarea and provides access to the Poudre Trail. - A- 12 - Hogbacks Horsetooth Reservoir Appendix A: Existing Conditions and Issues ■ Northwest Subarea Plan (Draft — 09/12/06) \ The foothills and CSU Foothills Campus to the Within the Subarea, residents use an informal west contain unique landforms that the County and system of trails or footpaths to get from place to City have prioritized for conservation. place, but no other formal trails have been established and the local trails do not connect to the City Park and City Park Nine Golf Course community trails . City Park and City Park Nine Golf Course are just Parks, Recreation , and Trails Issues southeast of the Subarea. The park and the golf course are defining features and keystones within County Residential Development Creates Demand the City of Fort Collins and a major draw for the for Urban Parks surrounding residential areas . The County does not provide urban parks for existing County neighborhoods, yet residents of these neighborhoods may need parks for organized recreation, such as softball. Given that the lot sizes are larger for many of the homes in the area, residents may not need neighborhood parks and public play areas to the same extent as denser urban neighborhoods. Future parks in the unincorporated County will require joint resident-developer efforts . t Residents would like to Improve Off-Street Trails and Neighborhood Connections. Residents have noted that the Poudre River Trail should ideally be accessible from surrounding areas via one-half to one mile connections. Some City Park Nine Golf Course is directly adjacent to the Subarea. residents have also expressed an interest in seeing additional off-street local trails to connect Other Community and Neighborhood Parks residential areas to the schools in the area to The Subarea is surrounded by larger community provide a safe off-street means for children to walk parks, including: City Park, Lee Martinez Park, as to and from school. Most streets do not have well as the Poudre River corridor. The closest sidewalks or bike paths and many members of the neighborhood park is Rogers Park—just south of public do not wish to see the country-feel and the area. The City will purchase the 8. 6-acre character of the streets changed. This plan explores Huidekooper Park, located adjacent to Lincoln possible trail connections that could supplement the Junior High School, from the School District. presence of sidewalks and bike paths—providing Huidekooper will serve as a neighborhood park for the desired connections without upgrading the nearby residents of the area. streets to an urban standard. Regional Multi-Purpose Trails Access to CSU Lands Restricted Residents of the Subarea value its proximity to Security has increased on the CSU Foothills several significant community and regional trails Campus since 2001 with new Homeland Security including the multi-use paved Poudre River Trail, measures, making trail access challenging, which extends for 8 .4 miles along the Poudre River. The river trail has trailheads with parking at the Participants in the process have questioned whether river and Shields Street and at N. Overland Trail Colorado State University (CSU) could provide and the river. To the west, the Foothills Trail is a better trail access through the Foothills Campus. 5 . 8 mile earthen trail that travels along the foothills Possible routes of public access to that property parallel to Horsetooth reservoir through rugged should be explored in conjunction with CSU terrain. officials . - A- 13 - Northwest Subarea Plan ■ Appendix A: Existing Conditions and Issues (Draft — 09/12/06) Transportation and Access Existing Conditions s Streets Streets in the area have expanded incrementally over time and encountered physical barriers such as the Poudre River and the foothills. Currently, the — east-west and north-south arterial streets (including ' Vine Drive, Mulberry Street, Overland Trail, Taft Hill Road, and Shields) are continuous and connected, but the collector streets are not connected at all. The arterial streets are generally 2- Local streets within the Subarea are not all connected; this street lanes wide. allows emergency andpedestrian and bicycle access only. The City's Master Street Plan (MSP) is a map of the Bike Routes and Lanes City's long-range vision of the major street network. Laporte Avenue has designated bike lanes, as does It designates the arterial streets in the area generally West Mulberry Street and Taft Hill Road from as 2-lane arterials and it does not designate any Laporte to Mulberry. North Taft Hill Road from collectors in the area except for Laporte Avenue Vine to Laporte is a designated bike route along east of Taft Hill Road. The City's 2004 with W. Vine Drive just south of Lincoln Junior Transportation Master Plan lists a number of capital High. projects for the Subarea. Only one project in the Subarea is prioritized as a "high" priority. That is TransFort Bus the intersection of Taft Hill and Laporte. A The City operates Transfort bus service in the number of other projects rank as "medium" priority Subarea along Vine Drive as far west as Overland (ranging from No. 35 on the list to No. 134) . Trail. No bus service is offered north of Vine Larimer County has recently made improvements to Drive. intersections and lanes on Overland Trail and its planning improvements to Taft Hill Road between (See Map A-8: Existing Transportation and Trails .) Laporte and the Poudre River. Transportation Issues Some local streets in the area are in rough condition and even unpaved, such as Hollywood Street. The Major and Local Streets are Not Connected and County generally is not responsible for maintaining Many Existing Residents Do Not Want Them . local streets in subdivisions because it does not have Aside from the major arterial streets in the area enough funds to pay for local streets as well as (including Overland Trail, Taft Hill Road, Shields, county roads . Neighborhoods have the option to Vine Drive, and Mulberry) , none of the collector or form a Local Improvement District (LID) to fund local streets are continuous or connected through local projects . Lin Mar, Saddleback, and Solar the neighborhoods, making travel through the area Ridge have LIDS that pay for road improvements somewhat challenging. City and County and maintenance. Stagecoach and Dean Acres had transportation master plans do not address collector LIDs that expired. streets in the area. Some local streets are unpaved or discontinuous . Despite the broader community benefits of a more connected street network, many established neighborhoods do not want streets to connect through the neighborhoods because of potential traffic and safety impacts. In addition, the public is not generally willing to pay the cost to - A- 14 - Appendix A: Existing Conditions and Issues ■ Northwest Subarea Plan (Draft — 09/12/06) upgrade streets to an urban standard particularly when they are satisfied with the function and appearance of the streets under the rural standard. For example, residents of the Solar Ridge, Lin Mar, Existing Conditions and Rostek subdivisions have, in the past, opposed connecting local through-streets and would likely do Schools so again. Poudre School District operates three public schools within the Northwest Subarea: Major and Local Streets are More " Rural " than City Streets . Irish Elementary School (and Other Elementary Under current annexation provisions, county roads Schools that Serve the Area) would eventually be required to be brought up to Irish Elementary is located at 515 Irish Drive. This the City's "urban" level standards with curb and elementary school educated 401 students in the gutter and sidewalks in order to receive City 2004-2005 school year. Irish Elementary is a maintenance. The current chip seal treatment that magnet school for English Language Learners and the County provides on these roads means that over offers special literacy and math programs for native the long-term they are likely to fail structurally. Spanish speakers. The school offers Head Start, Existing residents have expressed resistance to full-and extended-day kindergarten, (BASE) before upgrading county local streets to the City's urban and after school care, a homework extension standards because of the higher fees, wider cross- learning lab, and Spanish language classes for sections, and curbs and sidewalks that it would English speakers. entail. They generally prefer the more "rural" character of swales and ditches and walking in the Three other elementary schools serve the area, street rather than on a sidewalk. including Moore, Dunn, and Putnam. The school district is providing additions and remodels to Irish, Timing of Street Connections and Improvements is Moore, and Dunn. All four elementary schools Uncertain . have capacity for additional students. Irish is How and when connections will happen depends getting an addition to help provide capacity. on available funding. Currently, new development Ia ncoln Junior High School provides funding to make connections, and other means of funding in the City are extremely limited. Lincoln junior High School is located at 1600 West Lancer Drive. This Junior High School educated Transfort Service is Limited in the Subarea and Not 761 students in the 2004-2005 school year. This Likely to Expand . school offers accelerated and special education The southern part of the Subarea is served by Fort programs and is home to a successful instrumental Collins Transfort bus service with stops along Vine, and vocal music programs and visual arts . Mulberry, and Overland Trail streets. Due to Poudre High School Transfort funding limitations, it is unlikely that bus service will expand in the area in the near future. Poudre High School is located at 201 Impala Drive. Poudre High School is one of three schools in the state to receive an "exemplary" rating from the North Central Accreditation Transition. This school, one of five Senior High Schools within the District, had an enrollment of 1 ,900 students in the 2004-2005 school year and offers and International Baccalaureate Program of advanced studies, Advanced Placement (AP) courses, an after school assistance program, English Language Learners support, and a variety of extracurricular activities such as community service and sports. - A- 15 - Northwest Subarea Plan ■ Appendix A: Existing Conditions and Issues (Draft — 09/12/06) School Capacity and Administration Water and Sewer The schools have adequate capacity for students, and the school district is undertaking minor expansions at some of the elementary schools that Existing Conditions serve the area to accommodate more students . No new schools are planned in the area. Preliminary Water planning is underway for perhaps a combo junior While the majority of water service within the high/high school. A new high school is probably Subarea is provided by the City of Fort Collins, not needed for this area for another 15 to 20 years . other providers operate at a smaller scale in the Poudre School District's main Administrative Subarea, including: Offices are on LaPorte Avenue in the Subarea. In the long-range, the administrative offices will Fort-Collins-Loveland Water District; remain in the area, but the School District may ■ Sunset Water District; and eventually provide a warehouse and small ■ East Larimer County Water District. administration office to the south. School Issues The main issues are the older pipes and system in No major school issues need to be addressed the area that the water providers will need to through this Plan. replace eventually, potentially at a high cost. Some customers have experienced discolored water and low pressure, most likely due to these aging and undersized water lines. Over time, it appears most efficient for the City to provide water to the whole area. Sewer The City is the only wastewater provider in the Subarea. However, some of the larger lots and subdivisions are still using septic systems. The older septic systems are beginning to fail, potentially creating water quality problems and other health and sanitation problems for the area. (See Map A-9: Water and Sewer Utilities) Water and Sewer Issues The Subarea has a Variety of Water Service Providers . The City of Fort Collins provides water to most of the subarea, but East Larimer County Water District (ELCO) , Sunset Water District, and Fort Collins-Loveland Water District also provide water to parts of the area. In addition, some residences and businesses are on well and/ or septic systems . Given that the City has stronger water pressure and more consistent service, it would ultimately make sense for the City to provide water to the entire area. In addition, ELCO wants to restrict its service to East Larimer County. Other considerations are: - A- 16 - Appendix A: Existing Conditions and Issues ■ Northwest Subarea Plan (Draft — 09/12/06) ■ Customers in the Sunset Water District Stormwater Manftemernent and generally do not want to be connected to City water. Floodplain Administration ■ The Rostek Subdivision has some homes on wells. Rostek developed in the 1930's with Existing Conditions deep lots using the Sunset Water District. The district uses copper pipes and will need West Vine Basin: The portion of the Subarea to replace them. Some lots are still on south of Vine Drive is predominantly within the septic. West Vine Basin. This basin drains water from the ■ Coffee Park subdivision gets water from foothills east to the Poudre River. The basin has Fort Collins-Loveland Water District (at historically experienced many flooding problems Magnolia/ Olive north of Mulberry) . over the years, particularly within the Irish Green ■ ELCO has a few customers along Vine Subdivision, the residential development at the Drive. northwest corner of Taft Hill Road and LaPorte Avenue, and the Second filing of the Hanna Aging Water Systems . Subdivision. The drainage channels are poorly The original old water main lines pass through the defined and not very visible due to the combined area within the Sunset Water District. Older 4-inch forces of development and the fact that the lines, limited number of taps, copper lines, and lead irrigation ditches intercept some of the water fittings may become an issue for Sunset Water flowing down the channels. The City of Fort District when they eventually need to be replaced. Collins and Larimer County have recently At present, customers in the district do not want to completed an update of their Stormwater Master become part of the City's water system. Plan (2004) which recommends improvements for the West Vine Basin. The City is the Only Wastewater Provider, but Some Lots are Still on Septic . (See Map A- 10: Water Features and Floodplains.) The City is the only wastewater provider, but some Michaud Basin: The Michaud Basin occupies the residential neighborhoods and lots remain on septic northern portion of the Subarea and is outside of and are not connected to public sewer. In some City limits and is therefore not addressed in the cases, the neighborhoods desire to remain on septic. adopted Stormwater Master Plan. This is In Lin Mar Acres, for example, a past effort on the predominantly undeveloped and drains into the part of a resident to connect to public sewer did not Cache la Poudre River. It is transected by the same succeed in gaining the general support of neighbors three irrigation ditches as the West Vine Basin, in that area. Rostek subdivision may have some diverting some flow and increasing flooding to this homes on septic systems. Failing septic systems on basin. There is a need to develop a stormwater plan half-acre lots could be a problem in the future. for this basin. Floodplain Administration: City and County floodplam regulations are similar for the basins in this area. - A- 17 - Northwest Subarea Plan ■ Appendix A: Existing Conditions and Issues (Draft — 09/12/06) Existing Conditions Electricity in the Subarea is provided by Xcel Energy and the City of Fort Collins. Xcel would 41 need to upgrade its facility to provide additional capacity for an expanded Foothills Campus and for further development of the Subarea. The City has a 115,000 volt line and purchases power from Platte River Power Authority. The City has the capacity to serve the CSU Foothills Several irrigation and stormwater drainage ditches cross through Campus. CSU may request annexation by the City the subarea. for the primary benefit of additional electric power and lower rates . Canals and Ditches: Five irrigation ditches cross Electricity Issues the Northwest Subarea. The Arthur, Larimer #2, New Mercer, and Pleasant Valley and Lake Canals The Subarea has Many Overhead Wires , and New divert irrigation flows out of the Poudre River north Ones Under Construction . of the Subarea and transport these flows to Xcel Energy is building some new overhead lines in irrigation canals, parks, schools, and open spaces to the area. The City's policy is to build new the south. Over time, urbanization has encroached underground lines only, but if the City takes over on these canals, as well as discharging urbanized existing aboveground lines it is often cost runoff into the ditches . prohibitive to bury the lines. It generally costs Stormwater Issues between $2,000 and $4,000 per lot to place lines underground. Due to this cost, undergrounding of The Area has a History of Flooding — More Basin wires within the Subarea would take a long time. Planning and Improvements are Needed . The area has two basins: (1) West Vine and (2) the Michaud Basin to the north in the County. Master planning is needed in the Northwest basin. The Existing Conditions West Vine Basin, which covers half of the subarea, has flooded periodically in the past along Soldier Fire Emergency Response service is provided by Poudre Fire Authority. Station No. 7 is located on Creek because the incremental nature of development and urbanization did not leave LaPorte Avenue in the Subarea, providing a quick adequate stormwater outlets. Three canals in the response time to the area. northwest basin eventually flow into the West Vine Police service is provided by the Fort Collins Police Basin — worsening potential flood hazards in that Department for the areas that are incorporated. basin. The Larimer County Sheriff Department covers the majority of the area that is within the County. Public Safety Issues No major public safety issues appear to be necessary to address at this time. - A- 18 - Appendix A: Existing Conditions and Issues ■ Northwest Subarea Plan (Draft — 09/12/06) 3 . Some property owners have petitioned to be annexed in exchange for access to City Appearance and Design Issues utility service or to fulfill an agreement. These properties must be contiguous to City The Northwest Area has a Unique Eclectic Quality . limits . The existing developed areas have a blend of semi- "rural" and "suburban" characteristics . The County (See Appendix D : A Guide to Annexation, for residences tend to be older, on larger lots, with more information.) open fencing, barns and stables, a variety of It is likely that many properties within this area will building styles and structures, and mature never be annexed, particularly existing subdivisions . landscaping. "Suburban" residences, which comprise one third of the residences in the area, are The plan should therefore address how to provide on lots smaller than 10,000 square feet and are County services to those areas, given that the generally found in neighborhood subdivisions . County does not have funding to provide services Some residents are concerned that the newer and it is not the County's intent to manage areas subdivision developments are not compatible with with urban level development. the country-feel and natural characteristics valued in County Versus City Policies and Fees . older neighborhoods . . Some residents associate their lifestyle with living in Annexation Issue the County (not the City) and value a bit more independence associated with the of fewer Existing County Residents Do Not Want Annexation . regulations and lower fees and taxes, as compared Currently the City has no immediate plans for to the City. Those residents who share this annexation in the area. Existing IGAs between the sentiment are extremely opposed to annexation City and County require the City to annex property because of the different rules and fee structures that when eligible. If the City were to annex land, it would result (i. e., relating to gun use, livestock and would do so under three conditions : animals, as well as higher fees for stormwater in particular, and sales and use taxes, and perceived 1 . A development proposal and land must be higher fees for other services) . contiguous to City limits and inside the Fort Collins Growth Management Area. 2. 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PINTAIL N:y HEMLOCK ST N9 AdhaTOitch uN T m �41NIDIN , z M ION ST STARGAZE Cr x LIBERTY RSTERLING LN INENNINWINWINNIENNINWINNNIM NNW LANCER DR - �-�""" - w ; . ,•, r � IIIN Lee ._ (SU W VINE DR zMartinez FOOTHILLS SALAURPL o ; I . g w _ lin mnilnnnn 8 w .......... III . .-ELM ST II II IIIIIII IIIIIIII IIII� Park w o CAMPUS _ s _.. LW W > m _ z SYCAM T x I ? z I . f o u i ES , 111 CHERRY ST . : ................-.._.._.._._ - _.._.._.._ _ _ jll f V - < _ � � E F IT '< CHER ST I m i I ypp}�3s1t a MAPLE ST Y "' tr W o IGH S w3 c - L.-. ' JINIIIIIIIIINNNI� H s s o 3 v+ f ............... ..-.. .-a ! I r z g gs z MAPLE T z z z MIND N �'- i•- v r z - �� Q NIPE CT LAPORTE AVE a N y ffi o ,.''�IIIIIIIIIIIIIIIIIIIIIIUIIIIIIIIIIIIIIIIIIIIIIfl�„ AF F FI: LAPO TEA E g WINN = a a G F of in a � = < <� y T'.0 9n e m WMOUN AIN AVE z Horsetooth CANONERO A Mountain , EI' __ W KST N f W J o �— $ �, F_ OR N AKIN A E Park WOLIVE z City Park Nine TCi Park z WMAGNOLW f IN ALA IR = Golf Course ty o _i 2S .. _ W MAGN LN ST 5��� e W W MULBERRY ST �.y-=-- �NlpppllMIIIIIIIINIIIIzIIIIIIIIIIIIIIIINIIIIIIIIYIIIIIIIIID�UIIIIIIIIIIIIIIIIIIIIIIIIIIIIINIIIIIIIIYIIIIIIIIIIF p '^ 970 485 0 1 +940Fee .j•' � w ,., r LAKES EA North f STVIEW E FTMYKriST es Legend MAP A = 4 : CITY STRUCTURE PLAN ubare j"""�30001R Planning Area Streets Downtown District Low Density Mixed-Use �J Pan ' City Limits Commercial Corridor District Urban Estate UFNIF GMA Boundary Campus District Poudre River tu, on Rivers, Streams, and Ditches Employment District Open Lands, Parks, Stream Corridors September 2006 CLARION O FA FA1 FA I O R2 W COUNTY ROAD150 W-WILLOX LN U E (0 WIN R a ROB w z PO L z O RC CN /// R1 z PO I Il F�FAJ E W'VINEDR — POL goof I FA LM O FAII Z N L LMN CHERRY-ST z i LAPOR�TE AVE MN W•MOUNTAIN-AVE RL o U) o_ R o L > J M1 = w IY � � Lu MUL•BERRYISTrIiFFI LMN u� o fn J Cn LMN T RL N - - CSU MM Legend A = 5 CURRENT ZONING City Zoning County Zoning August 2006 Growth Management Area 0 Employment - Public Open Lands 0 FA - Farming M-1 - Multiple Family '"� ® Low Density Mixed-Use Neighborhood ® Low Density Residential = FA-1 - Farming T - Tourist L__ Plan Limits Nc Neighborhood Conservation Medium Density ue Urban Estate 00 - Open B - Business I I I Plan Boundary ® Neighborhood Conservation Low Density 0 R - Residential 111110 C - Commercial LnRIME2 �es� COUNTY PAZ R-1 - Residential � I - Industrial Cit of Fort Collins R-2 - Residential areav z,000 1 ,000 o z,000 Advance Planning Department Feet i y La°ports 5 oN/N HUH mB I5{ wlLox W LN i S '�l ' t �� �4 S •� L S _ LG NIP m r— _:: 1` ♦� LHARRISDR .�..._ _ HEA WATER D a ;G "'4 r d p of w WACONDA DR £ dal, ' W,. > _ - 9. 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HS City Park Nine C City Park "' WOLIVE T z z WMAGNOLIA M ALA IR = Golf Course s _ ! ` W MULBERRY ST y - '� , � •..�_ ,� �� �tCtCCt�1WIIIIIIIINIIIIIIIIIIIIIIIIIIIIIIIIIIIINIIIIIIINIIIIWNIIIIIIINIIIIIIINIIIIIIIIYIIIIIIIIIAIIIIIIIIE SAP iy W MAGN LIA ST x � North 990 49 0 9Q480Fee[ y N r LAKES EAV lF1gf�ESNIEW E MYRT ST es Legend _ MAP A = 6 : LAN11 OWNERSHIP �IIIIII� O� 5 bare iIIIIIIIR Planning Area Streets Private P l a n City Limits Public - Ciiy L\RINI GMA Boundary Public - School i �:m nrr a Rivers, Streams, and Ditches Public - Other September 2006 CLARION ® ODD • - - ti � j o W COUNTY ROAD 50 W WILLOX LN Q P U) Z J • _ ••1 1 / F •• LL : 1 i awl �Z ..� ..�..� • O 1 1 W VINE DR ` � j 1 1 • ._.. j to oil I - z --• t. ; — a E — J 1 - w ° �••� ••� — CHERRY ST 11 > i _ d 4z- on an NJ N 1 1 = = 4 j •� LAPFE ORTE AVE + 1 1 W MOUNTAIN AVE • J a • _ W p n tl 61 W MULBERRY ST w O O uj OZ >0 1 � to to �• i rW LAUREL ST Legend A =7 NATURAL HABITAT & FEATURES August 2006 I I 11111 Plan Boundary E3 Natural Areas Q Growth Management Area Foothills Forest Riparian Forest _ Urban Plains Forest E3Parks =1 Poudre River Corridor Boundary ® Wetlands Grasslands Undesirable Riparian Shrub = Weedy Forbland ��� City Owned Property N"Noo••j City Limits - Aquatic Marsh & Wet Meadow - Upland Shrubland o�urMi ' �S� ••ENEW ubarea City of Fort Collins 21000 1 ,000 0 2,000 Advance Planning Department Feet cwo00 SHILO DR ` o III • '•` . H IIIIWIIII COUNIIIIIII II TY ROIIII AD 50 °NON W WILLOX LN z Illlllllllllrl'� f � �hIIIIIIIIII °O Z �@rR O m OIL @ O . . — . } @ E°R c . ,• < y EADWATER DR F. y rr Rti �0 Ir p cT ' •` W p WAKONDA DR 0 _ --� W W y W n_ 5 F°R�sT Z ,. o W � I a > a I ,.�.. I M ION ST I~L , '• r LIBERTY DR LANCER O k 1 • 5 •• a TREVOR ST Z — ' : — '• � r I VINE DR W VINE DR I •�)pgy� � ' p Q ' I I F17 1 1 rJ A w w z ..—.i y EL ST w W !'- U l aI. " rc y f1 N i _y 'a - W W ~ A Z p r OD Z O r z �z Z g z m I r O O . p y YCAMORE ST O W Z I I z , Y e J z N ' L.. Oc m 0 a a z z �0 v ; z Qom. �..—..— i —..� I.i zI I I I I a r Y r - CHERRY ST O = O ro I i I z _MAPLE ST y x F a• O ` 1 B S Z z —..}..�..,1 �•I 1 #I 11 � 1- . . . . : COLUMBINE T 3 a U) r N�TvMAPLE ST3 1 I Ali I Y z a z r rc ������ r f"� • ti .. Q j LELAND AVE O O. y LU x ������► U) LAPORTEiAVE w l m 0 rr ! p w a ' W BUNGALOW CT = ' a O O O w R ARDS PL z0 y x I a ; W Z a W MOUNTAIN AVE z r g G j Q CANONE DR z W OLIVE ST y ST � • - _ - � ro FW . . ,. . . . . . . .j N y Q 94 R�O� > , ¢ AKIN AVE W 3 0 i W OLIVE ST PP cn z ; r F- r N z W r x 4 I U) y w Z O a N y p O r _ N NQ O rL. .� OEM . . . . p . i� . . &. . .Z . . . . . . M . p. 0 W "Il W MULBERRY ST � N w 3 » y 00 IYWilli 1OGy j I p z w x J !1 A O : W r y 'FY Y . 0 O O� w y Wy LE S _ pp �O RAMPART RD C N O w p "• x rc ' rc L m x . a MERRIERr r y y a •• CRESTM IZEPL M • � w - K O Z r •. �_ w_ �aW O w - • - • - - ORCHARD PL U g U W-LAUREL ST a . . . . Legend A =8 EXISTING TRANSPORTATION & TRAILS r-1111 August2006 —••_ City Limits - • - • - Bikeways A===w Collector 2 Lanes mimmim MajorArterial 6 Lanes mmm, Arterial 2 Lanes - Outside GMA I I I I I I Plan Boundary Q Bus Stops OiOOm Arterial 2 Lanes Interstate mmm, Arterial 4 Lanes - Outside GMA Growth Management Area � Arterial 4 Lanes ���� Collector 2 Lanes - Outside GMA ■omr MajorArterial 6 Lanes - Outside GMA COUNTY rPlau reaCity of Fort Collins z,000 f ,000 o z,000 ,:•�,,,,M;,,•,,,w,„ Advance Planning Department Feet W COUNTY ROAD 50 W WILLOX LN --- — - ' i�X, I �i --• ''' oe lFIICKORI'•ST oft U. W VINE DR HkH4WfT I - - . ` j Z w \- " — — "1 _ CHERRY ST > 1 I -•I = I pDl ► z — — de 1-i LAP ORTEIAVE I 7ti - W — A W MOUNTAIN AVE/ ILLzr MULBERRY ST O OG A� `w , t1111F1 111I = O 2 `> ` w O to to , y0 W LAUREL ST w � Legend A -9 WATER AND SEWER UTILITIES 1111111 Plan Boundary Water Features Water Districts Sunset Water District August2006 QGrowth Management Area Railroads Fort Collins Loveland Water District West Fort Collins Water District _ -- City Limits - Outline Streets Fort Collins Utilities (Water) PAZ " eSt e areaCity of Fort Collins 2,000 1 ,000 0 2,000 _ , • _�„ � Advance Planning Department Feet N;,;«, Claymore Lake GareRivetache La Poudre R Ca��e DRY MEEK BASIN W COUNTY ROAD 50 ary4we/dCana/ Larlmera W WILLOXILN Larimer-and-Wel w Me,., . � Q I MICHAUD BASIN CACHE LA POUDRE BA ! Plea f l/a//el an eelCO '`er ��•—. �e Ca Lee LakeLu I I �• x o Q I _ •��. I Ir r LA ! : II i I I. IiI�fF+N W VINE DR _ • I .I 6 ® I a uj WEST VINE BA N / O ! - = CHERRYST LAPORTEIAVE I I I 44a4 001 l , W�MO.UNTAIN,AVE OLD T ;r' r a F N � I w Cn ¢. _L� O Oil Q r / �I l � � 2w City Park La k Y J O W MULBERRY ST rw }� itFt111trM'lllllllll w ol'or I CANAL BASI College Lake ! TO orseto th Reservoir W LAUREL ST Legend A = 10 WATER FEATURES AND FLOODPLAINS r—"�• Culverts Ponds � � City Limits ® City High Risk Floodway FEMA High Risk Floodway August2006 Channels I I I III I Plan Boundary Q Stormwater Basin Boundary ® City High Risk Floodplain , FEMA High Risk Floodplain Pipes Q Growth Management Area Product Corridor City Medium Risk Floodplain FEMA Medium Risk Floodplain couNrERrest e ® �O Subalea City of Fort Collins 2,000 1 ,000 0 2,00o Plan Advance Planning Department Feet .. .. Appendix B; Related Plan and Policy Summary ■ Northwest Subarea Plan (Draft — 09/12/06) Wiest Appendix Bo. Related Plan and �0 Plabarea Y Polio Summary � Alk ■ Parks and Public Open Lands: These Community Plans are existing publicly-owned parks and open lands . Wmer County Master Plan Guiding Principles for all New Development: � 1997 ` The County Plan establishes a number of principles to guide development. These principles address development in a floodway, compatibility Purpose and Overview and transitions between uses, environmentally The Larimer County Master Plan applies to all County sensitive areas, wildfire hazard areas, site design lands outside of city and town boundaries and is and community gateways including I-25, US intended to manage growth through four general Highways 34 and 287, and Colorado Highway 14, themes: Consistency, Concurrency, Cooperation, energy efficiency, and construction and and Compatibility. maintenance of roadways . The County Plan also establishes a number of Land Use Component Guiding Principles for the general protection of The Plan divides land in the County into three wetlands, wildlife habitats, hazard areas, mineral resources, air quality, water quality and quantity, general categories: noise glare and odors, and special places. ■ Urban Lands: Designated as those lands within a Growth Management Area of a city or town, the specific land uses for these areas are determined by an adopted community plan. Compatible county development is intended to facilitate the eventual annexation of that land into the city. The Northwest Subarea is part of the City of Fort Collins Growth Management Area as governed by an intergovernmental agreement. ■ Rural Lands : The intent for the rural lands is to conserve the open and scenic quality of the western landscape and agricultural and ranching practices outside of urban lands. Development should be clustered and emphasize natural patterns of the landscape and ensure that sensitive natural areas are not developed. The rural policies do not apply to the Northwest Subarea. - 6- 1 - Northwest Subarea Plan ■ Appendix B: Related Plan and Policy Summary (Draft — 09/ 12/06) '/2 mile east of North Overland Trail is classified as Ciq Plan LAIN . This area represents the majority of the incorporated area within the subarea. Purpose and Overview Guiding Principles : This Comprehensive Plan for the City of Fort These neighborhoods will have an overall Collins establishes the City Structure Plan, a average density of five dwelling units per general guide to future land use patterns, and acre, achieved with a mix of housing types, contains principles and policies for the including single-family homes, duplexes, development or redevelopment of each category and townhomes. on the Structure Plan Map. It addresses the entire Neighborhood size, layout, and design GMA, including the Northwest Subarea. should be conducive to walking, with all dwellings sharing the street and sidewalk Land Use Component system and a Neighborhood Center. Most existing residential developments are largely unaffected by the City Plan principles and policies. Employment District The Plan guides future changes within existing Employment Districts provide locations for basic neighborhoods, including broad guidelines for infill employment uses such as offices and development and redevelopment, the addition of manufacturing and may also include a variety of non-residential uses, and specifying that any complementary uses. The City property north of significant changes to a neighborhood would need West Vine Drive and east of Shields is categorized to result for a resident-driven subarea plan for the as Employment. neighborhood. Guiding Principles : The land uses within the Northwest Subarea These districts will be major employment include the following use areas and associated centers for the community. guiding principles for new development: These districts will be accessible to the community's multi-modal transportation Urban Estate Neighborhoods (UE) system. The Urban Estate neighborhoods will develop as low density, single family and large-lot housing. Open Lands , Parks , Stream Corridors The area north Vine Drive and westward from '/z Open lands are for areas that contain water mile west of North Taft Hill Road is classified as corridors with natural and man-made waterways, UE. This district encompasses most of the wildlife habitat corridors, and recreation trails . unincorporated portions of the subarea and These areas comprise a larger network of acknowledges presence of county subdivisions connectivity between open lands any other developed neighborhoods and use areas. Portions Guiding Principles: of the northwest corner of the subarea, along the ■ These neighborhoods will have a maximum Latimer County No. 2 Canal, connecting average density of two dwelling units per southwards to City Park Nine Golf Course are acre achieved with single family housing. shown as Open Lands and Parks. ■ They will provide transitions physical transition between urban development and Guiding Principles . rural or open lands . These districts surround water corridors and open space for drainage, water New Low Density Mixed - Use Neighborhoods ( LMN) conveyance, recreational, educational, and These neighborhoods provide low density housing environmental uses. along with neighborhood-serving secondary uses Where appropriate these corridors should that are in harmony with the residential character. be coordinated with a Transportation The area south of Vine Drive and eastward from mBm2 - Appendix B: Related Plan and Policy Summary ■ Northwest Subarea Plan (Draft — 09/12/06) Corridor to provide a functional and Guiding Principles : accessible network. Land uses must be carefully managed to protect and enhance the diverse Poudre River Corridor community values of the river The Poudre River designation is intended to Protect, enhance, and restore the wildlife maintain a mixed-use corridor in which the river habitats and natural area values of the and surrounding lands are carefully managed to: corridor. ■ Enhance the recreation opportunities 1 . Protect and enhance a diverse set of public within the river corridor with an emphasis values; and on scenic values, heritage education, and 2. Allow appropriate private uses within the interpretation. corridor. Manage for the preservation of the floodplain values and minimization of Within the Plan, the Poudre is divided into five damage due to flood, erosion, and channel management segments (Rural Open Lands, movement. Community River, Historic and Cultural Core, Protect historic and cultural landscapes and Science and Education, and Conservation Open scenic and aesthetic qualities within the Lands) . The majority of the Poudre River within river corridor. the subarea is classified under the Rural Open Encourage integrated heritage and Lands category, except for the portion east of environmental learning opportunities about Shields Street, which is classified as Community the Poudre River Corridor and its historic, River. These segments are defined as: cultural, and natural heritage. ■ Work with gravel mining interests to review ■ Rural Open Lands: "Opportunity for opportunities to maintain and manage large scale open lands conservation to gravel mining operations to ensure they maintain the predominantly rural character meet applicable laws and reclamation of the area, preserve and protect the natural activities to be completed in line with habitat and floodplain values of the river, community values. and restore natural, scenic and recreational The City will permit a variety of land uses opportunities after gravel mining." within the Poudre River Corridor that are ■ Community River: "Existing consistent with the protection of neighborhoods are located in close ecological, floodplain, historic, scenic, proximity to existing public parks, natural recreational, and other public values . areas, and the recreational trail along the river. This segment should emphasize convenient access for residents to the river corridor for both active and passive recreational and leisure opportunities. Natural habitat and floodplain values will be preserved. " The Poudre River designation composes the northeastern edge of the subarea. mBm3 - Northwest Subarea Plan ■ Appendix B: Related Plan and Policy Summary (Draft — 09/ 12/06) organizations have prioritized the Lafti to area Plam (2W4) acquisition of open space along this corridor. County Land Use Code requirements protect the river and its Purpose and Overview resources. The LaPorte community, located just north of the Northwest Subarea, is an unincorporated town Natural/Environmental Features within Larimer County. The Area Plan for this The LaPorte planning area contains the following town plans and manages the growth and areas identified by the Open Lands Program as development as a designated urban area within the County. LaPorte is predominantly occupied by priority areas : agriculture and residential development, which Bellvue/Mouth of Poudre Canyon; and together account for three-quarters of the land in Poudre River Corridor. the LaPorte planning area. Land Use Component In addition, the LaPorte area contains three sites identified through the Colorado Natural Heritage The Future Land Use Plan for the LaPorte area Program as Conservation Sites, important locations includes the following features: of biological diversity: ■ Town Core: Higher density residential ■ Cache la Poudre-La Porte site; uses and commercial activities are ■ Curtis Lake Ridge; and concentrated around the intersection of CR Horsetooth Reservoir Hogbacks . 54G and Overland Trail. ■ Entryway Transition Area: Additional Transportation commercial activity centered along the The Area Plan identifies the following roadway CR54G and Taft Hill intersection. This improvements as necessary to meet forecasted area is intended to be a commercial center, daily traffic volumes at buildout: as opposed to strip commercial along the roadway, and marks the beginning of an entryway transition area between Fort Taft Hill (between CR 54G and US 287) : Collins and the main Town center. improve from minor to major collector. ■ Community Separator: This area along Taft Hill (between CR 54G and the Poudre River) : widen for a third lane to CR 54G, is intended to preserve some accommodate access movements for new separation between Fort Collins and the town. Clustering of new residential developments . development away from the eastern edge of Overland Trail (south of CR 54G) : predicted to double its traffic volume in 20 the Plan Area and the clustering of non- residential development at the Taft Hill years, but due to a restrictive alignment, is intersection will help to create a visual not planned for improvements. Rather, break in development between the two any future development should be required areas. to dedicate right of way m accordance with ■ Cache la Poudre River Corridor: This the Master Street Plan and make the riparian corridor is regional asset with appropriate improvements as needed. environmental and recreational value. The CR 54G: will require widening between Larimer County Open Lands program and US 287 and the eastern portion of the Fort Collins Natural Areas program as downtown LaPorte. well as several non-profit preservation - 6-4 - Appendix B; Related Plan and Policy Summary ■ Northwest Subarea Plan (Draft — 09/12/06) open space supportive of the agricultural and Ad * acent Area Plansanimal research activities. This land is considered as a possible future growth area for the university, but no growth is planned for this area within the CSU Master Plan (2005) 20-year scope of the Master Plan. Purpose and Overview For the area south of Laporte Avenue, the Master Plan makes the following recommendations The Colorado State University Master Plan creates the three Fort Collins regarding future site construction and design: a long-term strategy for campuses of the University: Main Campus, South Campus, and Foothills Research Campus . The Clustered development pattern of research Master Plan addresses university-wide issues such centers . Vegetated buffers between the residential as staffing, funding, enrollment, technological resources, and physical facilities planning. The areas and the campus facilities. Aggregated parking lots to encourage Foothills Research Campus is viewed as an integral component of the long-term growth and pedestrian movement between buildings . ' Environmentally-friendly building design, programmatic excellence of CSU in Fort Collins. The Campus currently is home to the following achieving a Leadership in Energy and academic, state and federal research programs and Environmental design (LEEDS) platinum tenants: rating where possible through the following: energy efficient buildings, ■ Engineering Research Center (ERG) clustered development for land ■ Agricultural Engineering Research Center conservation, sustainable construction (AERC) materials, on-site reclamation activities, and ■ Atmospheric Science Cooperative Institute on-site energy generation. for Research in the Atmosphere (CIRA) Security-minded design would place higher ■ Judson M. Harper Research Center: Center security uses further away from the eastern for Environmental Toxicology and edge of the campus near town, and reserve Technology (CETT) , Biosafety Level 3 this eastern area for higher-traffic, lower Laboratories (BSL) , Animal Infectious security uses. Disease Lab (AIDL) ■ Equine Sciences : Equine Reproduction Center, B.W. Pickett Equine Center ■ Animal Reproduction and Biotechnology ■ Colorado State Forest Service Nursery ■ Fisheries ■ National Wildlife Research (NWRC) ■ Center for Disease Control (CDC) Strategies and Recommendations The long term strategies and vision for the 1 ,544- acre Foothills Research Campus include the possible addition of 2 million square feet of additional research facility space over a 20 year time horizon. All of this development is envisioned to occur south of Laporte Avenue. North of Laporte Avenue, the campus could accommodate approximately 5 . 5 million square feet of building space, but is intended to serve as mBm5 - Northwest Subarea Plan ■ Appendix B: Related Plan and Policy Summary (Draft — 09/ 12/06) Downtown Strategic Plan ( 2W4) Market Activity: Purpose and Overview Create a unified business support system and business attraction packaging. The Downtown Strategic Plan creates a 5-year set Strategically build upon existing body of of strategic goals and activities to be pursued by commercial activities in the Downtown to the City, the Downtown Business Association reinforce and enhance the Downtown as a (DBA) , and the Downtown Development day and night activity center for the City. Authority (DDA) . The two objectives of the plan are: Transportation : ■ Increase parking availability and use of ■ To study current conditions and trends;and long-term parking structures.■ To recommend steps the City and business Create a leaders should take together to protect and system, i way-finding plan and signage ncluding pedestrian crossings, enhance Downtown viability. parking and transit. ■ Mason street corridor should be taken The plan establishes three principles for the advantage of as a long-term transit Downtown: corridor. ■ Support pedestrian, bicycle, and public ■ transit within the Downtown core. Protect and manage the Downtown retail/entertainment district; ■ Use the energy from the core to leverage and attract new development; and ■ Blend the Downtown retail/entertainment district with adjacent neighborhoods. Strategies and Recommendations The plan looks at the Downtown through three principle lenses : Urban design, market activity, and transportation and recommends the following strategies for each. Urban Design : ■ Encourage ground level uses for dining, retail and entertainment. ■ Create gateways at both ends of College Avenue and other key entry points. ■ Encourage public art and civic spaces. ■ Maintain visual distinctness of Downtown and promote infill, including higher density redevelopment. ■ Enhance use of the river corridor, including incorporating Jefferson Street as a connection between Downtown and the River. ■ Blend the Downtown with adjacent neighborhoods . 6- 6 Appendix B; Related Plan and Policy Summary ■ Northwest Subarea Plan (Draft — 09/12/06) North College Avenue Corridor North College Urban Renewal Plan Plan ( 1995) ( 2M) In 2004) the North Fort Collins Business Purpose and Overview Association asked the City to recognize the North The plan for this corridor, located just north of the College Avenue Corridor as an urban renewal Downtown area, seeks to better integrate this project area and to create an urban renewal plan portion of College Avenue with the Downtown for it. On December 21 , 2004, the City Council and larger community through revitalization and approved the North College Urban Renewal Plan. This economic development. The plan addresses the Plan recognizes the North College Corridor corridor in terms of an economic area that should requires a coordinated strategy, with financing relate not only to the Downtown, but also to possibilities, to eliminate blight and prevent the surround neighborhoods. This area is directly spread of blight, and accomplish the City's northeast of the Northwest Subarea. Commercial development objectives for improving the viability activity within this area, as in the Downtown, of the area. Development and redevelopment in would create a local center for commercial activity, the area is anticipated to occur incrementally over a services, and employment opportunities for substantial period of time. residents of the Northwest Subarea. Strategies and Recommendations West Side Neighborhood Plan ■ Foster the Corridor as a business incubator ( 1989 ) and "small local business" area. ■ Revitalize the commercial strip. ■ Highlight important gateways and nodes. Purpose and Overview ■ Support a mix of land uses . This Plan creates a more specific analysis and land ■ Establish and balance the following use strategy for the West Side Neighborhood in the districts within the corridor: Highway City of Fort Collins. This neighborhood is located Commercial District, Business Center along the southeastern border of the Northwest District, and Neighborhood Mixed-Use Subarea, extending south and east to include City District. Park, Lee Martinez Park, Mountain Avenue and its surrounding neighborhoods to the north and south. It also abuts the western boundary of Downtown. This plan aims at reinforcing the existing development and multi-modal circulation patterns for one of the older and more stable neighborhoods within the city. Strategies and Recommendations The Plan divides the neighborhood into the eight areas with strategies and land use direction for each. The areas adjacent to the Northwest Subarea include: ■ Conservation Areas: Primarily single- family areas where some multi-family redevelopment. These areas are encouraged to remain low density residential areas. Higher intensity uses and mBm7 - Northwest Subarea Plan ■ Appendix B: Related Plan and Policy Summary (Draft — 09/ 12/06) redevelopment in the form of new construction are not encouraged. This area creates a two-block buffer to the transition area of Downtown and extends north of Mountain Avenue and west of Shields Street. ■ Multi-Family Residential Areas: Retain existing zone districts. ■ Single-Family Residential Areas : Retain existing zone districts. ■ City Park Edge: Located at the northern edge of City Park, this area is encouraged to develop as a high-end multi-family area that integrates itself with the park and surrounding single-family residential development. ■ Mountain-Shields Commercial Area: Commercial development and renovation is encouraged along this commercial area to provide services that are well-integrated to the neighborhood and attractive . West Central Neighborhoods Plan ( 1999) Purpose and Overview This Neighborhood Plan addresses the more detailed land use strategy for the enhancement of the West Central Neighborhoods, the area south of City Park and the areas to the east and south of the CSU Main Campus . Strategies for this area aim to balance the high concentration of college student short-term renters, commercial uses, and the needs of year-round residents . Strategies and Recommendations The Plan recommends a number of strategies and goals for the Neighborhoods to pursue. These strategies generally aim to create a stronger level of neighborhood cohesion between the campus community and the rest of the neighborhood. Included in these strategies is a strengthening of commercial and office activity, particularly along West Elizabeth Street to provide jobs and services for nearby residents. This commercial corridor is within close proximity to the Northwest Subarea, accessible from Shields Street or Taft Hill Road. 6- 8 Appendix B; Related Plan and Policy Summary ■ Northwest Subarea Plan (Draft — 09/12/06) SpaceParks and Open Plans Land Conservation and Larimer County Open Lands Master Stewardship Master Plan , City of Plan (2001 ) Fort Collins ( 2004) Purpose and Overview Purpose and Overview This plan identifies the Open Land Program This plan details the evaluation, prioritization, and priority areas for Larimer County. The Priority goals setting that the Fort Collins Natural Areas Open Lands are divided into four basic categories, Program conducted for program management and reflecting the goals and priorities identified through land acquisition activities for the 2004-2013 time a public process with county residents: period. As part of this process ecological and ■ River Corridors, environmental data from the City of Fort Collins, ■ Important Natural Resource Areas, Larimer County, the Larimer County Open Lands ■ Important Agricultural Areas, and Master Plan, the Nature Conservancy, and the Colorado Natural Heritage Program were mapped ■ Regional Trail Corridors, to discern the location of key resource areas and These goals and priorities identified by county any areas of overlap. This led to the identification residents are: of 16 key resource areas that were then divided ■ Concern over the rapid rate of into three broad management categories: development of agricultural and open lands, Local Areas ■ The most important open space areas Regional Areas, and should be identified and protected, Community Separators . ■ Land should be acquired through acquisition, donation, and conservation The Northwest Subarea contains two Key easements, Conservation Areas within the Local Areas ■ Balance land protection with public access, category: ■ Develop a system of regional trails that connect open spaces and pub li c lands, ' Poudre River Corridor Resource Values : i Habitat, Floodplain, Watershed. This area ■ Maximize open space protection through partnerships with municipalities and other follows the Poudre River and its floodplain. organizations . Core Natural Areas Resource Values: Habitat, Viewshed. This area includes all Strategies and Recommendations lands within the Fort Collins Growth Management Area. The priority areas identified within the plan as key areas to target efforts for land acquisition and Strategies and Recommendations conservation within or near the Northwest Subarea include: The ten year conservation framework allocates $20 ■ Continue to work to preserve open space million to each of the three Conservation Area along the Poudre River corridor. categories. Anticipated accomplishments within ■ Work to preserve the important natural the plan timeframe for Local Conservation Areas resource areas of Bellvue/and the mouth of include: the Poudre River and the Devil's Backbone Add more natural areas, trails and to Horsetooth. recreation opportunities, ■ Focus on areas near Bellvue and the Poudre River, - M - Northwest Subarea Plan ■ Appendix B: Related Plan and Policy Summary (Draft — 09/ 12/06) ■ Conserve an additional 3,000 acres . have a shortage of 5 .4 acres of neighborhood parkland by 2005 . The City and the School Land acquisition decisions are to be made using the District have pursued the Plan's recommendation City Council adopted set of land acquisition to develop a park site along Vine Drive, and have considerations including the willingness of the developed the 8. 6 acre Huidekooper property owner, the ecological value of the land, Neighborhood Park to address this shortage. The potential recreational value, acquisition cost, and Parks and Recreation Policy Plan Master Plan also the level of threat to the integrity of the natural shows a proposed off-street trails from City Park resource values of the land. These have been north to connect to the Poudre Trail via the canals . packaged by staff into a "Land Evaluation Guidance System". Parks and Recreation Policy Plan , City of Fort Collins ( 1996) Purpose and Overview The Parks and Recreation Policy Plan presents the recommended policies and projects for the City of Fort Collins for a ten to fifteen year period. Recommendations are based on the analysis of community needs and inventory of existing conditions conducted in 1996. Strategies and Recommendations The plan recommends: ■ developing a balanced park system of recreation areas, parks, natural areas, and trails; ■ dedicating more area within neighborhood and community parks for non-programmed or passive uses; ■ increasing the overall park stand to 7 acres / 1 ,000 people, with 4. 5 / 1 ,000 population for community parks and 2.5 acres / 1 ,000 population for neighborhood parks; ■ making neighborhood parks usable and accessible for the neighborhoods they serve; ■ continuing to improve and expand the trails system; and ■ other strategies to improve the citywide parks and recreation system. For the Northwest Subarea, the plan indicates the area bounded by Shields Street, Vine Drive, Taft Hill Road and LaPorte Avenue would potentially - B- 10 - Appendix B; Related Plan and Policy Summary ■ Northwest Subarea Plan (Draft — 09/12/06) Transportation Plans 2020 Capital Improvement Needs Identified for the Subarea Larimer County Transportation The Plan shows additional lanes for Overland Trail Plan (2000) north of Vine Drive, for Taft Hill north of the city limits (scheduled for 2006) . Vine Drive is shown as a lane/ shoulder widening project from Taft Hill Purpose and Overview to Shields. Overland Trail to the north also merits The Larimer County Transportation Plan serves to lane and shoulder widening according to the plan. plan for a transportation system that will move people and goods in a safe and efficient manner These streets are all classified as future arterials on through the county and prepare for future growth the Roadway Plan. The Proposed Bikeway Plan and its associated travel demands. The plan does not designate new bikeways within the establishes a roadway network for the county with subarea. a hierarchy of functional classifications . Strategies and Recommendations Fort Collins Transportation Master The plan shows : Plan (2003) ■ North Shields outside city limits (LCR17) Purpose and Overview and is a major collector; The Transportation Master Plan serves a variety of ■ North Taft outside city limits (LCR19) is a purposes. It is a vision document that defines the Major collector to the Poudre River; and long-range transportation system. It also provides ■ Overland Trail is a Minor Arterial. policy direction regarding the transportation ■ Vine Drive is local street. system. It is a physical plan and comprehensive guide to transportation, and it provides priorities Short-Term Capital Improvement Needs Identified for implementing projects. The Master Street Plan for the Subarea is a component of the Transportation Plan and is a ■ The plan identifies Overland Trail for a map-based representation of the city's long-range lane and shoulder widening project south vision of its major street network. of Vine Drive. The county recently completed this project in summer of 2005. Strategies and Recommendations ■ It identifies Taft Hill Road and Overland The Master Street Plan (MSP) designates the Trail bridges across the Poudre River as arterials in the area generally as 2-lane arterials and functionally obsolete, where the have it does not designate any collectors in the area acceptable load carrying capacity, but except for Laporte Avenue west of Taft Hill Road. impose unacceptable physical restrictions such as narrow width, restricted vertical The 2004 Transportation Master Plan lists a clearance, limited sight distances, speed number of capital projects for the subarea. Only reducing curves, or insufficient waterway one project in the subarea is prioritized as a "high" clearance. priority. That is the intersection of Taft Hill and ■ Finally, it identifies intersection Laporte. A number of other projects rank as improvements for Intersections of Vine "medium" priority (ranging from No. 35 on the list Drive and on Overland Trail. to No. 134) , including improvements to the Taft/Mulberry interchange, the Shields /Mulberry interchange, improvements to Overland Trail from Mulberry to Laporte, LaPorte Avenue from Taft Hill to Shields, Taft Hill, from Laporte to Vine, and others . - B- 11 - Northwest Subarea Plan ■ Appendix B: Related Plan and Policy Summary (Draft — 09/ 12/06) Utility Plans Intergovernmental Agreement for Stormwater Master Plan Update the Growth Management Area(20m) (2W4) Larimer County and the City of Fort Collins developed an Intergovernmental agreement for the Purpose and Overview Growth Management Area originally in 1980 and The Stormwater Plan update aims at creating cost- amended in 2000. The intent of the agreement is effective strategies for stormwater management to provide better coordination between the City within the eleven identified drainage basins of the and County and to concentrate urban development City of Fort Collins and adjacent Larimer County. in areas designated for such development to afford Each basin is addressed in terms of location and greater efficiency in the delivery of such services as flooding history; and offers solutions for reducing water, stormwater, and sanitary sewerage disposal flood damage within the basin. Attention is systems, transportation, fire and police protection devoted to the cost-benefit ratio of the work done and other services . and costs of flood damage that would be avoided. It quantifies potential costs of not taking action. According to the IGA, the City and County agree to establish and recognize the GMA and Strategies and Recommendations acknowledge the County's overlay zoning district The West Vine Basin plan offers a number of (Section 4.2 of the Larimer County Land Use recommendations to reduce flood damae from a Code) . The GMA is the area for urban g 100-year storm event in the basin. The following development with urban levels of public services capital improvements would cost $ 10.4 million and and facilities . include: ■ Five detention ponds west of Overland Trail; ■ A detention pond east of Taft Hill Road; ■ A channel from the Poudre School District outfall at Impala Drive and Laporte Avenue; ■ A channel from New Mercer Ditch and Cherry Street to Taft Hill and the West Vine regional detention pond; ■ Spill structures on New Mercer Ditch and Larimer County No.2 Canal; and ■ Flood warning gage. ■ An open channel from the regional detention pond to the Poudre River. The City and County are in the process of implementing these improvements. - B- 12 - Appendix C: Citizen-Based Land Conservation Initiatives ■ Northwest Subarea Plan (Draft — 09/12/06) test Appendix C : Citizen - Based Subarea Plan Land Conservation Initiatives Introduction Prol ed Examples This appendix contains information that should be This section includes recent project examples. useful to citizen-based groups in the Northwest Subarea that are interested in advancing the open DeLine Environmental Stewardship lands and trails goals in this Plan. Activities — Larimer County , CO The planning team did extensive Internet research Ken and Steve DeLine were nominated in 2001 for to find information on citizen-initiated a Larimer County Environmental Stewardship conservation of small farms, trails and/or open Award by the Northeast Neighborhood Coalition spaces, and rural land parcels in places similar to for their commitment to preserving a working the Northwest Subarea. A broad range of agricultural landscape, ensuring open spaces, conservation public-private partnerships exist protecting wildlife habitat, and maintaining the rural character of Larimer County while at the nationwide; however, the majority of these projects same time pursuing a limited amount of residential are large-scale—with funds exceeding $ 100,000 development. The DeLines have accomplished and/ or conservation land parcel size typically larger this, the nominators write, by working with the than 100 acres . A lot of examples exist for urban count Rural Land Use Center in the areas (e.g., stream restoration projects in Portland) . But, only a few good models were readily development of several properties northeast of accessible that demonstrate citizen-based in Fort Collins. The projects include the Westview developed semi-rural areas. Those examples are and Cottonwood Farms Rural Land Use Projects contained in this appendix. and the Douglas Road Farms Exemption. Each provides new clustered rural residential lots while preserving the majority of the property in working agriculture. The first part of this appendix includes a small Conservation of Natural Areas — sample of projects recently undertaken with successful results. While we recognize that not all Fort Collins , CO of these methods are transferable to the Northwest Colorado Open Space Alliance worked with the Subarea, these models may generate ideas about City of Fort Collins to conserve over 22,000 acres how citizens may creatively start projects. The of land for the City's Natural Areas Program in second part contains a list of Resources, which 2004, bringing the total land conservation effort by identifies potentially helpful contact information the City to over 33,000 acres. The land conserved applicable to the Fort Collins/Larimer County is located along the foothills, Fossil Creek, and the area. While this list is not comprehensive, and Poudre River, in the core area of Fort Collins, and other alternatives should be considered (e.g., an in the community separator areas between Fort affiliation with Colorado State University or other Collins and our surrounding communities. local volunteer organizations) , it is an up-to-date Regional sites conserved are located near account of resources to pursue. Masonville and north of Fort Collins in the Mountains to Plains project. - C- 1 - Northwest Subarea Plan ■ Appendix C: Citizen-Based Land Conservation Initiatives (Draft — 09/12/06) Northwest Neighbors ' Trail Connection Management of the area, especially weed control, Project — Fort Collins , CO will be an ongoing homeowner's association The group Northwest Neighborhoods, a group responsibility. comprised of residents from Greyrock Commons, Lazy J Bar S Ranch — Loveland , CO Solar Ridge, Lin-Mar, Stagecoach, Saddleback, and Dean Acres (led by Mary Elizabeth Lenahan) was Jon and Susanne Stephens actively performed land awarded $ 1 ,700 in 2005 from the Larimer County stewardship activities on their Rocky Mountain Open Lands Small Grants Program. The group Lazy J Bar S Ranch in 2004. The Ranch is located used the fund to create abiking/hiking trail that at the upper end of Ryan's Gulch in southwest connects several subdivisions is the start of a local Loveland. The Stephens provided a conservation trail system that will eventually connect to the easement for the Ranch in 2002 which will Poudre River Trail. Residents, CSU students permanently preserve 327 acres, balancing the (Network CSU) and Progressive Living Structures historic agricultural operation with protection of helped build and fund the trail. (See Larimer important wildlife and plant habitat. Examples of County — Open Lands Small Grants Program in wildlife enhancement including the planting of Resources section below.) over 2,800 berry-producing trees and shrubs in buffer areas between fields, establishment of non- Rural Land Preservation Group ( RLPG ) — traditional slash piles to attract burrowing wildlife Teller County , CO such as the eastern cottontail, and modification of their tractor with an attachment to flush out birds In 1999, a group of concerned citizens organized while cutting hay. The Ranch is an excellent the Rural Land Preservation Group in an effort to example of preservation of functional open space preserve the rural character, scenic beauty, and adjacent to an urban area. natural resources that make the land in and around Teller County, Colorado an ideal place to live. The RLPG is made up of ranchers, landowners, interested citizens, county officials, and representatives of parks, trails, and open space American Farmland Trust organizations . The goal of the RLPG is to http : / /www.farmland. org/what /index.htm provide clear and reliable information on land preservation options to rancher and other Since its founding in 1980, American Farmland Trust has helped win permanent protection for landowners who wish to keep their land in over a million acres of American farmland. Three agriculture and ranching, not only for their benefit, strategies used for saving farmland are: but also as a vital asset to the community as a whole. More information on this group can be Protect the best land through publicly found at their website: funded agricultural conservation easement http: / /www. trailsandopenspaces . org/RLPG/index .html. programs; ■ Plan for growth with agriculture in mind Wildlife Commons Committee — through effective community planning and Larimer Count CO growth management; y , Keep the land healthy for farmland Dr. Robert Streeter, Chair of the Trappers Point through encouraging stewardship and Homeowners Association, led the effort to conservations practices . transform a parcel of reverted farmland covered with weeds to a seasonal wetland surrounded by a In addition to campaigning for U. S . farm policy, mosaic of native grasses, wildflowers and shrubs . research, and education, the American Farm Trust The revegetation plan was designed to attract sponsors a $ 10,000 Steward of the Land Award to breeding and migrating birds to a semblance of a family farm each year. They also offer a variety native prairie that was no longer present in the of consulting services to help communities build surrounding farmlands and developments . - C- 2 - Appendix C: Citizen-Based Land Conservation Initiatives ■ Northwest Subarea Plan (Draft — 09/12/06) support for land protection and create effective works of local, state and national conservation land protection programs . groups, and the latest information and expertise to make the greatest impact on Colorado's threatened Colorado Coalition of Land Trusts — CCLT landscapes . Colorado Conservation Trust is where httl2: / /www.cclt. org/ philanthropy and effective action come together. It A not-for-profit organization with a mission to is the only organization in Colorado working with promote and support land conservation excellence all conservation groups on all kinds of land in Colorado through leadership, advocacy, preservation projects . education, and outreach. Working with municipal open space programs, and regional and statewide Colorado Native Plant Society conservation organizations, there are 39 local land http : / /www. conps.org/ conps .html trusts in Colorado working to preserve Colorado's The Colorado Native Plant Society works to agricultural land, open space, and wildlife habitat. encourage the appreciation and conservation of the native plants and ecosystems of Colorado. The City of Fort Collins: Natural Resources Society identifies habitat, ecosystems, and Department threatened or endangered plants; acquires land; Mark Sears participates in governmental and educational 281 North College Avenue programs; encourages the State of Colorado to PO Box 580 enter into cooperative agreements with the United Fort Collins, CO 80522 States concerning threatened or endangered plants; 970-221-6600 and cooperates with other organizations with msears e,fcgov.com similar purposes. Larimer County Parks and Open Lands Colorado Native Plant Society Fort Collins Chapter contact: K-Lynn Cameron Denise Culver 1800 South County Road 31 970-491-2998 Loveland, CO 80537 970-6794575 Colorado Open Space Alliance — COSA kcameronklarimer.org http : / / coloradoopenspace.org/ The "Colorado Open Space Alliance" (COSA) is a Larimer County Rural Land Use Center statewide organization of publicly funded local and Jim Reidhead regional open space programs, working PO Box 1190 cooperatively to share information, create public Fort Collins, CO 80522 awareness and foster partnerships needed to 9704984686 protect and preserve the special places of jreidheadnlarimer.org Colorado. To accomplish this mission, COSA members will: Colorado Conservation Trust (CCT) http: / /www. coloradoconservationtrust.org/index. ■ Share Information - Provide networking, information, skills, and resource sharing, Colorado Conservation Trust is a statewide non- training, mentoring, technical assistance, profit organization passionate about keeping the clearing house activities and very special places of Colorado special forever. communication among publicly funded The Trust places a special urgency on uniting open space programs. Colorado's forces of conservation throughout the state to help conserve two million acres of the Create Public Awareness - Promote land Colorado in the next decade. The Trust's role is to conservation benefits and program bring together conservation dollars, the great successes by identifying needs, audiences and messages for landowners, decision - C- 3 - Northwest Subarea Plan ■ Appendix C: Citizen-Based Land Conservation Initiatives (Draft — 09/12/06) makers and the public. Publicize and Provides linkages with existing open lands; advocate for clearly defined and agreed on and/or positions. Provides opportunities for environmental ■ Foster Partnerships - Create and nurture education, outdoor recreation, or nature partnerships to assist in program interpretation. implementation, fund raising and large- scale projects among open space programs, Larimer County Open Lands staff and the Open landowners, land trusts, conservation and Lands Advisory Board will review each proposal to ensure that the specific criteria are met and to land use organizations and other determine which projects will be funded. The government programs . maximum dollar amount awarded is $2000 per Larimer County — Small Grants Program project per year. httl2: / /www.larimer.org/12a�/ol2enlands / small Legacy Land Trust grants info http : / /www.legacylandtrust. org/ Contact: Ernst Strenge (970) 679-4560 The Legacy Land Trust is a local, private, non- Larimer County has developed a Small Grants political, non-profit corporation established in Program. The program which is funded by the 1993. The Land Trust is qualified as a charitable Help Preserve Open Spaces quarter-cent sales tax organization under section 501 (c) (3) of the Internal initially approved by Larimer County citizens in Revenue Service code and its mission is to protect 1995 and extended by the citizens in 1999. The important natural, scenic and agricultural lands in funds are earmarked to "preserve and provide northern Colorado by working closely with significant open space, natural areas, wildlife landowners, public agencies, and other non-profit habitat, parks and trails " . Since 1998, the Larimer organizations. Legacy Land Trust is dedicated to County Open Lands Small Grants Program has enabling landowners and diverse groups to achieve provided funds to a variety of individuals the shared goal of preservation of Northern neighborhood groups, homeowners' associations, Colorado's rich natural and agricultural heritage. irrigation companies, school groups, non-profit The Legacy Land Trust has completed 82 organizations, and other appropriate local conservation projects protecting nearly 24,000 organizations for projects on public and private acres of agricultural lands, wildlife habitat, lands that enhance natural areas, improve open wetlands, scenic views and open space in Larimer, spaces, and provide opportunities for northern Weld and Jackson counties. Each of these environmental and outdoor education. Since the easements represents a collaborative effort program began in 1998, 58 projects have been between the Land Trust and private landowners, awarded over $70,000. and in many cases, local government agencies and other organizations . These funds are available again in 2006; individual projects may be awarded up to $2000 per year. To Trails and Open Space Coalition qualify for funding through the Small Grants http : / /www.trailsandol2ensi2aces.org/about.htm Program, your project must meet one or more of The Trails and Open Space Coalition in a non- the criteria established by the Citizens of Larimer profit organization working to preserve open space County in the Help Preserve Open Spaces initiative and rural land; and create a network of trails, ballot language and outlined in the 2001 "Larimer bikeways and greenways in the Pikes Peak region. County Open Lands Master Plan" . These criteria One of their major efforts is creating volunteer are: citizen groups that can provide advocacy for particular open space parcels or trails . The Trails ■ Provides, restores, or enhances natural and Open Space Coalition provides information on areas, including wildlife habitat, forests, conservation methods, advocacy techniques, prairies, riparian areas, and wetlands; fundraising methods, public/private partnerships and much more. - C-4 - Appendix C: Citizen-Based Land Conservation Initiatives ■ Northwest Subarea Plan (Draft — 09/12/06) City of Fort Collins - Natural Areas Enhancement Fund Contact: (970) 221 -6600 www. fcgov.com /naturalareas /12df/ enhancement- fund05 .pdf The City's Natural Areas Enhancement Fund provides financial assistance to encourage site management and protecting, restoring, and enhancing native animal and plant communities. Projects should enhance or restore public or private natural areas in Fort Collins (or within the Growth Management Area) . Examples include native tree and shrub plantings, removal of non- native vegetation, wetland creation and enhancement, or native grassland revegetation. Eligible projects must be within the limits of the Fort Collins Growth Management Area, but need not be within the City limits . The program considers projects from private citizens, neighborhood groups, nonprofit organizations, school groups, and corporations. - C- 5 - Northwest Subarea Plan ■ Appendix C: Citizen-Based Land Conservation Initiatives (Draft — 09/ 12/06) This page blank - C - 6 Appendix D; A Guide to Annexation ■ Northwest Subarea Plan (Draft — 09/ 12/06) s, v,.est Planarea Appendix D : A Guide to Annexation Introduction Now Does Annexation Occur? During development of the Northwest Subarea State statues provide the City with the authority to Plan, residents of the area expressed concern about pursue annexation under certain conditions. If the whether this Plan will recommend immediate City were to annex land, it would do so under three annexation. This Plan does not recommend City conditions : annexation of existing County neighborhoods and subdivisions in the area. This Plan will also not 1 . Proposed Development. Properties must be change annexation policies. The current IGA says contiguous to City limits and inside the Fort the city will annex properties within the GMA as Collins Growth Management Area. expeditiously as possible when eligible (see page 5 2. Enclaves. Land entirely surrounded by City of IGA) . Annexation policy is subject to state law limits can be annexed. There are no existing and an existing agreement between the City and enclaves in the Northwest Subarea. County. 3 . Annexation Agreements . Some property owners have petitioned to annex in exchange What is the Growth Management Area for access to City utility service or to fulfill an agreement. These properties must be contiguous to City limits. The Northwest Subarea is within the county's Growth Management Area (GMA) for Fort Collins. The GMA has been in place since 1980, Many Properties in the Northwest Subarea and it defines the extent of urban development. May Never be Annexed An agreement between the City and County states Why some properties might never annex? Because the City will pursue annexation of eligible properties the City's policy is that properties have to meet in the area. eligibility requirements for annexation and many of up- l MA Boun�ry - '� :� . the properties in the Subarea may never become eligible. (See "How Does Annexation Occur" .) It � .Lr . • • is true that the Subarea is within the Growth 4�Iw.f C.wt� • _ Management Area (GMA) where the County's o a. _ , policy is to work with cities to encourage eventual annexation of existing development. The County •• has this policy because it is unable to provide urban-level services, such as parks, trails, utilities, _ and increased police protection. However, many parts of the Subarea may never become eligible for annexation. In most cases, it is outside the City power to annex existing subdivisions in the County. - D- 1 - Northwest Subarea Plan ■ Appendix D: A Guide to Annexation (Draft — 09/12/06) Example of How the Annexation Process Applies to a Parcel of Land (Note. Darkergray areas shown in the diagram are in City limits. 1 O COUNTY OleDevelopment is proposed• BEEMMEMEMMEME on land adjacent to City ■ ■ ■ : CITY limits . ■ ■ ■ ' 7 • • • • • • M • M • • M • M • • U • ME 2 . The developer petitions to ■ ■ ■ ■ annex into the city limits and City Council must approve ( i . e . , Proposed - • - • - Development Parcel ) . Proposed y Development Parcel I - - - " i" + `~ ' — ' — 3 . Surrounding County ■ ■ ■ subdivision lots are NOT 3 ■ ■ ■ ; 71 included in the annexation . COUNTY . . . . . . . . . . . . . . . . . . . . CITY ■ ■ ■ ■ ❑ ❑ Appendix E: Taft Hill Workshop Results ■ Northwest Subarea Plan (Draft — 09/12/06) Wiest o� lanarea Appendix E : Taft Hill Workshop Results To be added E - 1 - Northwest Subarea Plan ■ Appendix E: Taft Hill Workshop Results (Draft — 09/12/06) E - 2 Attachment 2 Taft Hill Workshop Results Policy Recommendation (to be included in Northwest Subarea Plan page 38 ) : Policy LU -1 . 5 : Access to New Development on Parcels Which Currently Front South Taft Hill Road between Laporte Avenue and West Mulberry Street New transportation access points to South Taft Hill Road will be limited to prevent traffic safety problems that arise from too many access points along an arterial . New development will be required to provide right-of-way for a future north-south street west of Taft Hill Road between Laporte Avenue and Mulberry Street . New development taking access directly off of Taft Hill Road will be required to close that access to Taft Hill Road when the new north-south street is constructed and when the new street connects the development to Laporte Avenue , West Mulberry Street, or West Oak Street . Access points in a few limited locations that benefit multiple properties will be allowed to remain open . New buildings will be oriented to new internal streets where feasible . New multi -family or attached housing should be buffered from existing single family homes fronting Taft Hill Road with methods including but not limited to stepped down building masses and enhanced landscaping , with larger buildings located near Ramblewood Apartments or to the interior of the site south of Oak Street . Appendix E - Information on the Taft Hill Workshop (to be included in the Northwest Subarea Plan in the Appendix section ) Background The area along Taft Hill Road between Laporte Avenue and West Mulberry Street is characterized by long , narrow lots with single family homes and several businesses . Homes are occupied by both owners and renters in roughly equal numbers . Each of the lots has direct access onto Taft Hill and the lots are separated from the street by a narrow sidewalk . The area has become attractive to ® developers over the past few years . Two City of Fort Collins i projects have been approved — Cherokee Flying Heights and the Farmstead — with IARORTEAVE the former under construction in 2006 . S The area is appealing to developers due to the current zoning , Low Density Mixed - Use H Neighborhoods ( LMN ) , the amount of C vacant land behind the houses fronting H Taft Hill , and the proximity to local 9 attractions (e . g . , City Park , downtown , a i etc . ) . The current zoning permits a W OAK ST W°`'`Sh°p bo°"aa" ' considerably higher density than is present wl on the properties and also allows multi - family housing . In response to neighborhood concerns °aypArk ,, over new development projects and developer concerns over access to projects and stormwater, the City sponsored a series of meetings with W MULBERRY 5T residents and other stakeholders in July , 2006 . The intent was to generate design Taft Hill Workshop Study Area Boundary ideas to solve pertinent issues , and then determine the best design and zoning solution to guide future growth . Four stakeholder meetings were held to identify neighborhood , architecture/design and market , transportation , and utility issues . The primary neighborhood issues revolved around concern over the semi - rural character of the area and compatibility of new - f! developments . The architecture/design and market group described the current market as supporting low- to moderate priced housing within attached or multi-family housing . The transportation group brought up concerns with allowing additional access onto Taft Hill Road and the need for fire safety measures . Finally , the utility group brought up issues related to local floodplains and the need for better or shared stormwater detention facilities as new development occurs . 2 Design Options Taking into account all of the issues brought up during the stakeholder meetings , schematic design solutions were developed . The designs showed a range of options including : ■ Continue As- Is : Continue to allow piecemeal , lot-by-lot development with access onto Taft Hill Road . ■ Limited new development: Downzone the area , thereby limiting the amount and feasibility of new housing units by reducing the allowable density . ■ Limited housing types and density , with partial north-south street : Housing types would be limited to single family homes or duplexes , arranged along a north-south street. ■ Limited density , with partial north-south street : Density would be limited to 8 dwelling units/acre , with single family homes , duplexes , or townhomes arranged along a north- south street. ■ Major, comprehensive redevelopment : Redevelopment across all properties , with different housing types arranged along a north-south street between Laporte and Mulberry . Another topic discussed was commercial uses at the northwest corner of Mulberry and Taft Hill . No design schematic was developed for this area . A neighborhood center is possible at this location , although infeasible at this time due to the lack of neighborhood connections , access issues , and floodplain constraints . The center may also conflict with a neighborhood center recommended by the Northwest Subarea Plan at the northeast corner of Taft and Laporte . Residents attending the first public meeting in July , 2006 overwhelmingly favored the downzoning option . After this meeting , the options were refined and the comprehensive redevelopment design option was removed from consideration . A follow- up meeting was held in September, 2006 to determine if there was consensus on a particular option . The options presented by staff included : 1 . Null alternative : Continue As- Is , with existing zoning and piecemeal development; 2 . Option 1 : Downzone to Low- Density Residential ( RL ) ; 3 . Option 2 : Limit housing types to single-family and duplexes and density to 5 dwelling units/acre , with development occurring along a partial north-south street; 4 . Option 3 : Limit housing types to single-family , duplexes and townhomes and limit density to 8 dwelling units/acre , with development occurring along a partial north-south street . This second meeting was more broadly attended by residents and property owners . Attendees were pretty evenly split between favoring the Null alternative and Option 1 . These two options were evenly favored and disliked . The Workshop organizers did not anticipate that attendees would vote for the Null Alternative since it represented the problem we were convened to solve . The Null Alternative was not even presented as an option that could be voted on . The fact that it drew such a large vote indicated to us that a substantial number of attendees prefer keeping the allowable density as high as it is currently . On the other hand , there was substantial support for downzoning also . City Staff cannot recommend downzoning when there is not near consensus for it . However, we can recommend some solutions to access and buffering issues that help address stakeholders concerns , even if we keep allowable density as is . Specifically : 1 . Developments should be cohesively planned and designed across property boundaries . Developers/property owners are strongly encouraged to assemble 3 properties to maximize ability to provide coordinated access , appropriate buffering and coordinated stormwater detention . 2 . New access points onto Taft Hill Road will be limited . Fewer access points on Taft Hill Road will prevent additional safety problems . Developing properties should share access to Taft Hill Road as much as possible . Access to Taft from developments will be closed when all or part of north-south street is constructed . 3 . Dedication of right-of-way for a new internal north-south street as will continue to be acquired as new development occurs . A north -south street or parts thereof can allow new, compatible developments without the need for multiple new access points on Taft Hill Road . 4 . Work with developers and owners of properties east of where Oak Street ends in order to provide for the extension of Oak Street to the east . This extension would provide an alternative access point to Taft Hill and would enable development to occur in the interim with connectivity to the West . 5 . New multi -family housing should be buffered from existing single family homes fronting Taft Hill Road by either scaling building mass down , enhanced landscaping or both . Larger buildings could be located near Ramblewood Apartments or to the interior of the site on parcels south of Oak Street . Most new development is likely to contain multi-family buildings , given the market feasibility . 6 . An enhanced landscape buffer should be provided between developments containing new , multi -family structures and existing single family homes fronting on Taft Hill Road . Enhanced landscaping will help to soften the visual impact of larger buildings in the neighborhood . 4 `If - -ter �N . i `J • � � 52 � _ L _� J We a o / / ► C a 3 LU J W S 31H S l IH vi Q � t � . ._ . . � .R. .J �•� � �� CEO � (� YN t • /, O / � y a o 0 N C xo o c 0 0 �� LD y' aj W u V L U wJ �u > > ry w �:. —� • C U a �IIH , o qa �ii a t s H ♦ ^ a E r'` o � v mc W - J an ._e um m N E 6 - CL J m U 8 oc _ ,. I , aZ Z? M o „ •._ N O Z _. .�\• ••_..�•_ N ^1✓ / t5 K �✓ ICI /� �: ' _ _ d --- -- O v g ° .E � � � vs NOv ,°p w p E d �-J f Q i � Z � � � ti 1211 ONVlN3n0 N 1 ONV o o } o . ;Q � E Z u n d W u $ ° ° O c U ` fd § f+ g N E aN a3/►�;N 3 � � gE o � o � 4�� � w L = N L O N a ~O m O `� a C $ O (O LL N N po a w d c) O 8EC9Q •c O r a a N LL apt A o 9 U .5 E O C U m d c m c � L ex � � ate � a b a a u coZ c a� rn a� J 0 r ow- f' $ o 0 N L � 0 A // n "� � \y n ATTACHMENT 4 Proposed Amendments to the Limited Commercial District The purpose of amendments to the Limited Commercial District (CL) is to enable this district to be applied to other areas besides the Riverside Area. The Riverside Area is the only place where this district currently applies . Changes to the Land Use Code consist of ( 1 ) modifications to the purpose statement; (2) specific references to Riverside Area and all other areas; (3 ) a new permitted use list for all other areas; and (4) new Land Use and Development standards for all other areas . The amendments do not alter the permitted uses nor change the standards for the Riverside Area. The following sections describe changes to the Land Use Code. ( 1 ) Purpose The Code language was modified to reflect that fact that this district is intended to apply to areas with pre-existing commercial uses and that low intensity non-residential uses are allowed . The amendments retain the requirement that the CL district be applied only where there is an adopted subarea plan. (2) Riverside Area/All Other Areas This zoning district was created as part of the Eastside Neighborhood Plan . The intent was to continue to provide a wide range of business uses and to distinguish this area from the adjacent residential areas . The uses selected for the district were very specific to the uses already present in this area. The neighborhood compatibility standards are very minimal , consisting only of the requirement for a 6-foot high fence. In order to retain the land uses and standards for the Riverside Area, the new Code language distinguishes between Riverside and all other areas . All other areas have a separate set of permitted land uses and standards. (3) New Permitted Uses As mentioned above, the permitted uses for the Riverside Area remain unaltered . For other areas, the permitted uses are similar to the Riverside Area and the Commercial District except the emphasis is on the types of uses that would be more compatible with surrounding neighborhoods. The review types for areas outside the Riverside Area are similar to the review types for the Commercial District and are mostly Basic Development or Type 1 (Administrative) reviews . In contrast, most of the review types for the Riverside Area are Basic Development Reviews . Amendments to the Limited Commercial District 11 - 13 - 06 ] The specific uses permitted in areas outside of the Riverside Area include : Land Use All Other Areas Riverside Area Community facilities Permitted Not Permitted Artisan and photography studios and galleries Permitted Not Permitted Bed and breakfast establishments Permitted Not Permitted Grocery stores Permitted Not Permitted Small scale reception centers Permitted Not Permitted Animal Boarding Permitted Not Permitted Plant nurseries and greenhouses Permitted Not Permitted Health and membership clubs Permitted Not Permitted Open Air Farmers Markets Permitted Not Permitted Light industrial uses Permitted Not Permitted Research laboratories Permitted Not Permitted The specific uses not permitted in areas outside of the Riverside Area include : Land Use All Other Areas Riverside Area Vehicle sales, leasing and rentals with outdoor storage Not Permitted Permitted Parking lots and garages as a principal use Not Permitted Permitted Gasoline stations Not Permitted Permitted Farm implement and heavy equipment sales Not Permitted Permitted Mobile home, recreational vehicle and truck sales and Not Permitted Permitted leasing Drive-in restaurants Not Permitted Permitted Transportation terminals truck, container storage) Not Permitted Permitted Warehouse and distribution facility Not Permitted Permitted Outdoor storage facilities consisting only of the storage of Not Permitted Permitted vehicles which are towed to the premises and temporarily stored until such vehicles are claimed by the vehicle owners or moved to an auction or junk yard or other similar disposal site, provided that such facilities are located at least thirty- five (35) feet from the flow line of all abutting arterial streets. (4) Land Use and Development Standards The Land Use and Development standards are similar to the non-residential compatibility standards in the Low Density Mixed-Use Neighborhood District. Specific standards generally include the following: ■ Loading docks/garage doors must face side yards or internal site areas . ■ Mini storage units must contain at least one additional use that faces a public street. ■ A requirement to comply with the broader standards for Mixed-Use and Commercial Buildings contained in Section 3 . 5 . 3 . Size limitation to 20,000 square feet where any building over 10,000 square feet shall be articulated into different sections . • Hours of operation can be limited by the decision maker. Amendments to the Limited Commercial District 11 - 13 - 06 2 6i Comm.u.nity Pl ATTACHMENT 5 � ervices Advance Plannin City of Fort Collins - March 7 , 2006 TO: Mayor and Members of City Council THRU : Darin Atteberry, City Manager Greg Byrne, CPES Director Joe Frank, Advance Planning Director FROM : Timothy Wilder, City Planner RE : Follow-Up from Work Session — Northwest Subarea Plan Council members requested information on a number of items during a discussion of the Northwest Subarea Plan at the February 28, 2006 Work Session. Staff' s response is detailed below and in several attachments : 1. The land use alternatives did not appear to align with comments made by residents at the public meetings. Residents desired to have more open space and less development. We need information on the number of units yielded by each alternative. The photos in the Bulletin do not accurately reflect what the density will be in the area. Staff will continue to refine these choices through meetings with area residents and property owners. The alternatives presented in the bulletin and at the February 16 workshop were based on citizen and property owner comments, the City Structure Plan, County zoning, and surrounding development patterns. In terms of housing units yielded by each alternative, the following table shows the maximum potential (not including redevelopment on small, infill properties). i Potential Number of Housing Units Alternative Area 1 Area 2 Area 3 Area 4 Area 5 Total Existing Structure Plan 453 350 126 815 354 21098 A 99* 350* 126* 815 354 19744 B 99 350 126 815 354 19744 C 453 350 126 815 354 21098 Indicates clustering of housing units. # Indicates number of units will most likely be much less given floodplain constraints and presence of gravel mining operations and permanent water storage ponds in the area. 2. Please describe how this plan accommodates commercial and employment development, and what the vision is for the neighborhood commercial uses. 281 North College Avenue • PO Box 580 • Fort Collins, CO 80522-0580 • 970-221 -6376 Fax 970-224-6111 • TDD 970-224-6002 • email : aplannincrPfcgov.com A draft goal is to continue to allow existing legal businesses in the area. In two areas (Vine/Shields and Laporte east of Taft Hill Rd.), commercial uses make up most of the land use. Since the City Structure Plan shows a Low-Density Mixed Use Neighborhood (LMN) for these areas, the Plan will need to determine whether this designation is still appropriate or whether the businesses should be able to expand or transition into different types of non-residential land use. This plan identifies two alternatives for a small scale neighborhood center, one at Laporte and Taft Hill and the other at Overland and Laporte. Community feedback and characteristics of the site suggest that the Laporte/Taft Hill Rd location may be more desirable. 3. Does the process reflect input from different stakeholders ? Please provide information on the percent of landowners owning X amount of land. Staff has received input from a variety of stakeholders including residents, large and small property owners, business owners, and others. There are 49 owners of the approximately 805 acres of vacant land in the area. 4. Need information about historic structures and whether historic structures might be lost as a result of development. Please see attached Historic Resources narrative from the draft NWSP Existing Conditions document. 5. What areas are within the floodplain ? Would like to see a map of Soldier Creek. Are there important viewsheds and protected species in the area ? Please see attached floodplain map. One sensitive plant species - Ute ladies'-tresses (Spiranthes diluvialis) - has been identified on Natural Area property west of Overland Trail. Significant views of the foothills are found West of Overland Trail and north of Vine Drive. 6. Have sensitive areas been mapped? Provide for the sensitive placement of trails. Please see attached Natural Areas map. The Plan will incorporate language on the sensitive placement of trails that is consistent with City Plan Policy OL- 1 . 13 . 7. Will new street standards be proposed? Staff believes that the existing street standards provide enough flexibility in the design of streets. Most new development projects will be required to prepare a Transportation Impact Study to help determine the type of street needed to serve the development. 8. Provide detail on cost of trails and funding. The CLRS Service Area has prepared the following response: Typical construction costs for one mile of trail: Fencing - $30,000, Drainage pipes and one trail bridge - $35 ,000 Concrete trail, ten feet wide and minor earthwork - $200,000 Gravel path, five feet wide - $35,000 Design and construction administration at 8% - $24,000 Total construction cost for a typical mile of trail: $324,000 The Parks operation and maintenance cost per mile of trail is $9,000 for 2006 and for 2007, $9,500. This includes; trail and bridge repairs, trash and litter removal, snow removal, noxious and nuisance weed control, vandalism and equipment replacement costs. Attachments : 1 . Map of Water Features and Floodplains 2. Historic Resources narrative 3 . Natural habitats map 4� ATTACHMENT 6 Planning and Zoning Board October 19 , 2006 11 • Council Liaison : Karen Weitkunat Staff Liaison : Cameron Gloss Chairperson : Dave Lingle Phone : (W ) 223- 1820 Vice Chair: Brigitte Schmidt Phone : ( W ) 491 -2579 Chairperson Lingle called the meeting to order at 6 : 03 p . m . Roll Call : Smith , Schmidt , Stockover, Rollins and Lingle . Members Fries and Meyer were absent. Staff Present : Gloss , Eckman , Olt, Sommer, Maizland , Virata , Bracke , Langenberger, Jackson , Moore and Deines . Citizen Participation : None Director of Current Planning Cameron Gloss reviewed the Consent Agenda : Consent Agenda : 1 . Minutes of the April , 20 , 2006 Planning and Zoning Board Hearings ( Continued ) . 2 . Resolution PZ06- 12 - Easement Dedication . Discussion : 3 . #58-86J Water' s Edge at Richard ' s Lake — Project Development Plan , 4 . Recommendation to City Council for Adoption of the Northwest Subarea Plan . 5 . #26- 06 The Pads at Harmony — Project Development Plan . 14. # 1 -06A Harmony and Shields Revised Structure Plan Amendment and Rezoning . 15 . #58-86J Water' s Edge at Richard ' s Lake — Project Development Plan . 16 . #20 = 06 Front Range Second Rezoning and Structure Plan Amendment. Member Schmidt moved to approve Consent Item #2 . Member Smith seconded the motion . The motion was approved 5- 0 with Members Fries and Meyer absent. Planning and Zoning Board Minutes October 19 , 2006 Page 2 Project : Recommendation to City Council for adoption of the Northwest Subarea Plan . Project Description : Request for a recommendation to City Council for adoption of the Northwest Subarea Plan and related items , including amendments to the Structure Plan , amendments to Division 4 . 20 ( Limited Commercial District ) of the Land Use Code , and rezoning of 4 . 8 acres to Limited Commercial . Recommendation : Approval Hearing Testimony, Written Comments and Other Evidence : Timothy Wilder, City Planner gave the staff presentation for the proposed Northwest Subarea Plan . He introduced Russ Legg from Larimer County who was the co - project manager and Amy Kacala from Clarion and Associates which are the consultants that worked on the plan . Planner Wilder recommended approval of the project . Planner Wilder discussed the following : • Purpose of the Plan • Vision and Key Strategies • Land Use Framework • Open Land and Trails Plan • Transportation Plan • Goals , Policies , and Strategies • Guidelines for the Urban/ Rural Edge • Action Plan Member Schmidt asked about Land Use Code Changes because of the mathematical problem in the way clustering is done and the change that would make it stop at 1 unit per gross acre rather than the way it is currently worded in the Code which allows for 3 — 5 units per gross acre if clustering . She would hate to rezone something and have someone come in with a development plan and get the higher density . Planner Wilder responded that the difference here is because it is part of a plan versus — they are not suggesting that it be rezoned today because it is not contiguous with city limits today . It still could be compatible with the Framework Plan if development came Planning and Zoning Board Minutes October 19 , 2006 Page 3 in today , it would be developed under the County regulations and not the city and the County regulations mimic the city regulations . Member Schmidt asked if most of the things that they came up with in the Plan would come to pass underneath the County as well as they would in the city . If something did come up would staff look to this plan for guidance . Russ Legg , Larimer County Planning responded that yes the County is very pleased that the city approached them about being co -sponsors with this plan and they would be jointly adopting the plan with the city of Fort Collins . He stated that if the County would get a development proposal in for the Residential Foothills and it was not eligible for annexation by their adoption of this plan , they use a tool called a Planned Development which is a free flowing zoning district that can be made to match what is either going on in the Fossil Creek area or here and they would apply those densities and clustering principles in the approval of that plan . Member Schmidt thought that staff did a great job with all the neighborhood meetings and soliciting input and how the whole procedure went through because she thought there was a lot of diversity and a lot of that was recognized throughout the work of the plan . Member Schmidt also commented that when talking about clustering , she wished it would be developed somewhere a definition of what applies to the open space . When talking about 50 % needed for open space , she hates it when the oil wells are open space . They are not open space from the standpoint people can ' t use them for anything . It would be nice to have some guidelines . Planner Wilder responded that they have in the Design Guidelines more specificity of what we meets the 50 % open space . Chairperson Lingle asked if the three properties being rezoned were willing parties . Planner Wilder replied they were . PUBLIC INPUT Mary Elizabeth Lenahan , Spoke Court and President of the Northwest Neighbors FC thanked staff and thought that it would be nice since this is a 20 -year plan without annexation into the city being imminent and considering that 30 % of the area right now is undeveloped and with the rural integrity and open space to go ahead and retain the current percentage of open space within the Northwest Sub-Area ; which basically says don 't develop . Planning and Zoning Board Minutes October 19 , 2006 Page 4 She would like to see no development west of Overland Trail , keep open space near the Poudre River and the Bluffs and move the residential foothills designation to the east of Overland Trail and if it is to the west , consider the 80 % open space , and no buildings within 500 feet of waterways . Ms . Lenahan would also like the bike/ pedestrian connections to the Poudre Trail , Foothills and existing neighborhoods be facilitated so they can promote alternative transportation ; offer their children safe access to the schools and within the neighborhoods and connect people to open spaces . There are certain connections she has written down that are all in the plan and particularly to try and be pro -actively aligned with the upcoming ADA guidelines that would be implemented in 2007 for open space . She would like the intersection where Impala Drive meets West Mulberry for the Poudre High Students coming in and out of school and it is unsafe and needs a light . Consider bus route that serves north Overland Trail into the community of Laporte and back into Fort Collins , a two lane arterial for West Mulberry with bike lanes ; environmentally friendly new buildings and structures with energy systems and promote native xeriscape plantings . David Neighbors who lives on Taft Hill stated that a lot of the areas that are going to be developed in the future are all infill areas . An infill area means that there are going to be a lot of developers rubbing a lot of people the wrong way . He stated that the Board is their representatives that keep their homes and communities from being over whelmed by development . He stated that City Council and the P & Z Board have a bad reputation of being in the back pocket of all the developers . He stated that in the future there will be a lot of infill developing going on in this corridor. He hoped the Board would be on their side and not in the pocket of developers . PUBLIC INPUT CLOSED Planner Wilder responded to citizen comment and stated that west of Overland Trail there was a lot of discussion about what the appropriate land use is for that area . Staff met with both the residents in the area as a whole as well as the owners of those properties . The Structure Plan shows Urban Estate and the County has it zoned as FA- 1 which allows for one unit per 2 . 29 acres . There was some what of a disconnect in terms of the zoning versus the Structure Plan out there already . There have been some acquisition efforts underway by the city Natural Resources Department . Through discussions and through analysis of the area , staff felt that the Residential Foothills was the best fit given the proximity to the foothills area and the lack of development to the west . The Rural Open Lands District was being considered as well . Planning and Zoning Board Minutes October 19 , 2006 Page 5 Planner Wilder addressed bike connections to trails and stated that we have some extensive language in terms of providing those connections and there is some work being done on a connection along Overland to connect the Androjeski property down to the Poudre River trail . Mr . Legg added that as far as improved safety at Mulberry and Impala Drive there is in the plan some guidelines and policies that the intersection would be looked at and improved as one of the strategies . Member Schmidt asked what the density of the RL zone is . Planner Wilder replied minimum 6 , 000 s . f. lots . A lot of the areas being talked about RL are the small sites that are adjacent to the existing subdivisions . The reason the distinction was made a distinction at 5 acres was because it was felt that over that size there is more flexibility in terms of how you structure and layout the development . Member Schmidt moved to recommend to City Council to adopt the Northwest Subarea Plan including the three items on page three of the staff report ; the amendments to the city Structure Plan , the revisions to Division 4 . 20 the Limited Commercial and the rezoning of the 4 . 8 acres near the northeast corner of West Vine Drive and North Shields Street. Member Stockover seconded the motion . Member Schmidt thanked staff and the consulting team for their work on the plan and mentioned the amount of detail especially with the extra provisions for the clustering was an extensive amount of work . The motion was approved 5 = 0 . MINUTES CITY OF FORT COLLINS NATURAL RESOURCES ADVISORY BOARD Regular Meeting 200 W. Mountain, Suite A September 20, 2006 For Reference: Knowlton Knowlton, NRAB Chair - 223 -9328 Ben Manvel, Council Liaison - 2174932 John Stokes, Staff Liaison - 221 -6263 Board Members Present Linda Knowlton, Liz Pruessner, Glen Colton, Clint Skutchan, Ryan Staychock, Rob Petterson Board Members Absent Nate Donovan, Alan Apt, and Joann Thomas Staff Present Natural Resources Dent : Susie Gordon, Judi Vos Advanced Planning Dept: Timothy Wilder Guests Philip Friedman Andrew Yapp, CSU NR Student Courtney Hurst, SU Ecology Grad Student Ann Hutchison, Fort Collins Area Chamber of Commerce Ben Manuel , Council Liaison Linda Knowlton introduced Liz Pruessner, the board' s newest member and asked her to tell a bit about herself. Pruessner works for the Agricultural Research center doing soils research. A lot of the work has to do with agricultural and climate change. She thought it would be a really interested thing to serve on the board as she has an interest and its work related. Agenda Review Knowlton asked if folks had the opportunity to look over the agenda and if anyone had changes . Nate Donovan pointed out several items for consideration as future agenda items looking at the six month planning calendar. Those items were the Downtown River District Project and the Fall Land Use Code Update for the October meeting and perhaps, the Poudre River Flood Plain Revisions ' well. He also suggested looking at the last Legislative Policy submitted to council and making some recommendations to council on Natural Resources Advisory Board September 20, 2006 Page 2of8 what should be included in 2007 Legislative Policy Agenda. There are several issues that should be considered. Public Comment • There were no comments from the public. Review and Approval of Minutes The minutes of the May 17, June 21 , and July 19, 2006 have not been approved. Although they had been sent via email prior to the meeting, several board members had not received them . Knowlton stated she thought it would be good practice too receive the minutes electronically as it would save a lot of paper. People would need to review them quickly forwarding any changes to Judi to be made prior to the next board meeting. The Board members present updated their email addresses on the Advisory Board roster. Ryan Staychock stated in reviewing the minutes, he might catch something and be unclear as to whether or not it was his place to say if it was accurate. Knowlton suggested a reply to all so everyone can see the suggested changes and can comment. Based on those comments, Judi can correct them. It was agreed to wait until the next meeting at which time there would be four months ' minutes to review. The minutes for May, June and July 2006 will be resent to everyone for review following the board meeting. Solid Waste Update by Susie Gordon Gordon reported on their meeting with council on Aug 80'. They had the opportunity to address a ban on electronic waste stream and a discussion of a proposal to develop a curb side recycling program and to develop a new and expanded educational campaign as a one year blitz. The council ' s discussion revolved around electronic waste. It was unanimously endorsed. They directed staff to proceed. The idea of curbside yard waste recycling was met with some concern. A curbside program means that each trash hauler puts another truck on the street. Need to meet with trash haulers to see if there are other approaches that can be used to avoid that impact. The sentiment was that without strong regulation, it is extremely important to provide a lot of education. An education campaign has , .a big price tag that is not currently budgeted. A ban on electronics would require an amendment to the City ' s pay as you throw ordinance. The City would pass a ban which would require more education to make sure people understand their options. The City' s website has an extensive list of recycling locations that dispose of the items appropriately. Natural Resources Advisory Board September 20, 2006 Page 3 of 8 Clint Skutchan asked how the inspection process is handled and how the costs would be covered, and if these are "for profit" businesses . It would make sense to have those businesses publicize their service since they are the ones that will benefit monetarily. Gordon stated that John Armstrong has gone to the major recyclers in the area and visited their facilities. It is a totally voluntary process . The City website lists the reputable locations in the area (i . e. Waste-not Recycling, Rocky Mountain Battery and several others.) Gordon doesn 't think there are any that are non-profit. Gordon reminded that the general message is why it' s important to recycle and the City should publicize that information. She agreed that those businesses should bear the cost of additional advertising. The City uses some fairly cbnventional methods — press releases and articles on web site which are fairly low cost. One of the free opportunities is Cable 14. Knowlton mentioned that Utility bills are another great source of advertising. Although the businesses will be making money off the recycling, the City is trying to reduce waste. Glen Colton commented that currently people throw stuff out, set it next to garbage can and the waste hauler can say they can 't take it. Ideally, the trash hauler would tell them where they could dispose of it. Gordon agreed that is how the ordinance would work. The violation would be both on the part of the resident to put it out and violation on part of the trash hauler to accept it. This is already true about hazardous waste. The trash haulers are asked to put a tag explaining why they didn ' t accept it and where you can go for information for alternatives sites for disposal . For large items, the trash hauler could say they are happy to pick the item up but you need to schedule an appointment for them to do so . Gordon stated they were directed to meet with haulers and see if they could generate ideas. She will definitely keep the Board posted. Subarea Plan Presentation by Timothy Wilder Knowlton asked that since the Plan is a big document that he just focus on the land use issues that relate to natural resources . Wilder stated the proposed plan will be used through the hearing process. He has been involved for 18 months and has had a lot of hearings and meetings with citizens already. Background - There is a comprehensive City plan which is the guiding document that sets goals for land use, transportation, natural areas, etc. Subarea plans are specific plans that give more precise guidance than the City plan does. Most of the area is outside City limits. The City and County both have an interest in this plan. Natural Resources Advisory Board September 20, 2006 Page 4of8 The most important component of the Plan is guidance for land use. Strategies - there is a public involvement process. Plan designates specific areas for types of uses. There has been a large amount of public involvement. Got away from City advisory process by doing more open forum and invited the whole community. Large meeting broken into smaller groups . The rational was that they were worried the citizen advisory community may not be representative of the area. A group of 6-7 people was a very good representation . It was very effective in with that, they got a broader range and understanding of where people were coming from. Primarily people didn 't want a lot of change. They like the area, like the, country feel and the rural aspects of area. The area is quite diverse. There are some rural subdivisions, some open land, some commercial uses. There are also some unique characteristics which includes the Poudre River and the basin it creates and the foothills to the west. They want to maintain the existing stable neighborhoods but recognize some areas are going to develop. Need to make sure they are consistent and maintain the qualities people identify with . Wilder stated they are getting positive feedback. This was at a time when the southwest enclave was a hot topic. They had a lot of people showing up at meetings but they were focused on one process. There isn ' t currently an enclave there and don 't expect one to be created soon. Had to talk about how areas are annexed into the City. The focus has been very positive. Staychock commented in looking at the document, he was concerned for the natural areas program . In looking at the existing open space and the potential for additional open space, would that create an enclave? Wilder said he would like to address this later in the presentation. He reported that they are recommending guidelines that talk about compatibility, retaining neighborhood character, and non-residential uses . There was support for specific areas that should be allowed to redevelop and expand when they have existing non-residential uses . A discussion followed regarding the land use framework and current zoning. Wilder stated that there is a lot of interest in retaining and enhancing the open lands and the importance of protecting Poudre River and Overland Trail has been recognized . A new idea is to restore Soldier Creek which disappears when it gets to Poudre High School . Part of this project is by Stormwater to provide a place for the water to go but not necessarily where the stream used to go . It would include habitat restoration and possibly a trail to recreate Soldier Creek. This has been well received by developers and land owners . The earlier discussion regarding the creation of another enclave continued . Wilder stated that the City would have to acquire additional properties and CSU would have to be Natural Resources Advisory Board September 20, 2006 Page 5 of 8 annexed in order for that to happen. CSU has not submitted a formal petition to do so, and the costs alone to transfer from Xcel Energy to the City would be huge. Skutchan stated that it was not the possibility of an enclave that was the issue to him but the possibility of an enclave due to open space acquisition. It would reflect poorly on the program. Knowlton commented that she doesn 't see it happening because of configuration and what happened in the southwest. Everyone is paying more attention. She sees pieces of this coming in as described but not be annexed . Wilder said there are a series of trails, informal walking paths -and more regional trails as part of the City initiative connecting to more regional destinations. Soldier creek, is a new idea for the area. Skutchan asked about a community separator between the City and Laporte. Wilder stated there is no official separator. The plan is complete. During the Laporte planning process, there was a lot of desire from Laporte folks to have a separator so the City couldn 't encroach. They have talked about planning guidelines to try to structure the development in such a way that is compatible with what is out there by recognizing the natural features. This would be helpful for in showing residents and developers what is really expected . Knowlton asked if there are significant natural resources issues in terms of water, the Poudre, wildlife, etc. Wilder stated they have recognized there are existing areas that due to the Land Conservation Stewardship plan have priority for acquisition. They are recognizing these types of initiatives in the planning process and that the preferred outlook on the Poudre is that it should be protected as much as possible. Wilder stated he was hoping to get a recommendation to City Council from the Board. Glen Colton made the following motion: Move that the NRAB recommend approval of the Northwest Subarea Plan. Clint Skutchan seconded the motion. The motion passed unanimously. GHG SustainabWty Group Council Resolution presented by Philip Friedman MEETING MINUTES of the TRANSPORTATION BOARD September 20, 2006 5 :45 p.m. City of Fort Collins Municipal Building 215 N. Mason Street — Community Room FOR REFERENCE: CHAIR: Brent Thordarson 679-2165 VICE CHAIR : Gary Thomas 4824125 STAFF LIAISON: Mark Jackson 416-2029 ADMIN SUPPORT : Cynthia Langren 224-6058 BOARD MEMBERS PRESENT: ABSENT: Tim Johnson James Clausen Don Edmondson Sara Frazier Jeannette Hallock-Solomon Neil Grigg Rick Price Kevin Westhuis Ed Robert Brent Thordarson Gary Thomas (via conference call) CITY STAFF: OTHERS IN ATTENDANCE : Don Bachman Margaret Long Kathleen Bracke Jenny Shock Randy Hensley Nancy York Mark Jackson Cynthia Langren Marlys Sinner Timothy Wilder 1 . CALL TO ORDER The meeting was called to order by Chair Thordarson at 6:10 p.m. 2. AGENDA REVIEW No changes. I APPROVED Regular Meeting Minutes Page 2 of 15 Transportation Board September 20 , 2006 3. PUBLIC COMMENT None. 4. APPROVAL OF MINUTES (August 2006) There was a motion and a second to approve the August 2006 Transportation Board meeting minutes as presented. Chair Thordarson noted that on page S, under ADJOURN, " Vice Chair Thompson " needs to be corrected to " Vice Chair THOMAS. " The motion carried by a unanimous vote, 6 — 0. 5. COUNCIL LIAISON REPORT None. 6. ACTION ITEMS a. NORTHWEST SUB AREA PLAN - T. Wilder Timothy Wilder, Advance Planning, gave a presentation on the Northwest Sub-Area Plan. Highlights of the presentation included : • Plan Purpose • Vision and Big Ideas • Plan Goals • Land Use and Framework Plan • Open Land and Trails Plan • Action Plan Jackson added that Dave Averill, Transportation Planning, has been integral to the development of the Plan throughout and that Transportation staff endorses adoption . Board Discussion/Comments : Price: You mentioned future local neighborhood connections. Can you define that a little better for us? Wilder: What we intend by that terminology is to connect either near to the neighborhood, like subdivision to subdivision or a subdivision to another entity such as a school . Price: The follow-up question is, most of these trails appear on the City' s bike map for example. I assume some of those trails exist now. I assume some of the others don 't exist yet, but you see some potential . Would some of the ones that you ' re talking about appear on the City' s bike map? There is a trail that ' s used off of Wakonda Drive that serves as a wonderful east/west connector for cyclists coming from Overland Trail . It ' s not connected all the way through there on your map, and yet, for someone who is not familiar with the area, it ' s a wonderful asset if you know it ' s there. That ' s something that I think should be on the City bike map . APPROVED Regular Meeting Minutes Page 3 of 15 Transportation Board September 20, 2006 Jackson : If it' s in existence, we'd probably like to add it to the bike map. It' s the type of thing that we'll be working on either 4"' quarter or early 2007. We've run out of the old bike maps and it's time to revamp it so we will definitely pass along this feedback to Dave who will be responsible for that. Johnson : I would like to follow up and support what Price is saying because if you're from another part of town and you're coming up here to do something, it's nice to have ways to work through a part of town that you're not familiar with. You might look to get easements from some of these landowners. That's another option for the long-term. Jackson : We'll pass these comments along to Dave and DK. Thordarson : I think it 's good for the residents of the area as well. If you drive all the time and one day you think you may want to use a bike, but you don't know how to get around, perhaps if you had that available to you, you could do some route planning within your own area as well. In terms of the map, is there a way to designate between say a collector trail like we do with the street map ; collector streets versus arterials? You know, have major bike paths versus minor ones? Jackson : That' s exactly what I was talking about in terms of if we wanted to go a different direction. Dave' s looking at not only on-road types of classifications, but also what are the routes and how do you prioritize routes for the type of riders and such. Robert: I need a little education here. Policy 1 .4 under Transportation is about bus stops being improved. In this area, I would have to think that some of the bus stops might not be well lit. I was wondering what we 're looking at. Educate me as to what a bus stop is that meets current standards. I see benches in darkened areas around town. Jackson : Whenever we put a new bus stop in, we need to make sure that it ' s safe, well lit and comfortable for the user. Robert: Well this implies to me that every one is going to be an improved shelter with a bench and bike racks and I would like to see lighting if at all possible. Johnson : With regard to future development, how does that interface with the 100-year flood plain? Wilder: This is an interesting area because most of this area is owned by LaFarge and right now they' re gravel mining this whole area up in here. The intent is to mine it and when they're done mining it, I've heard that it will be used for water storage. What we actually think is going to happen, in most cases in this area is that it 's going to remain as gravel mines. The possibility of residential development up here is very small, but we have to show something on the map. We can't just leave it blank. In reality though, most of this area is going to remain undeveloped as these gravel mines . . . (inaudible). So this area probably is in the flood plain (referred to flood plain map). The risk of development is fairly small . APPROVED Regular Meeting Minutes Page 4 of 15 Transportation Board September 20, 2006 Thordarson : The feedback you ' ve gotten from residents in the subarea, are they generally satisfied with the current roadway network? Are there any opinions that they might want to improve the throughways between arterial streets or is that not really something that ' s being looked at? Wilder: Early on in the process, we heard a lot of fear about that issue specifically. The fear was : is the City going to come in and shove streets through our subdivision? The county has a particular position that we may not agree with, but one they' re implementing and that is, if it' s in an area like Wakonda and the residents are maintaining that street, they feel like they can ' t open it up and can block it off from the general public. So that ' s their philosophy. In this process , what we ' ve said is that if it ' s a City subdivision, we 're going to need to make those connections if we can . We ' re going to be context sensitive so we're not going to try and shove it through an existing subdivision where there is a current connection, however, we ' re going to try and provide those trail connections as an alternative if we can ' t have a street there. I think most people felt fairly comfortable with that. A little wariness over that position, but with an understanding that it' s context sensitive, that we will look at the surroundings and see if it really makes sense first. I think there' s been a lot more satisfaction with that then there had been when we started the process . Robert: If a developer came in and wanted to put in a series of streets, will you have them follow the guidelines for the sub-area plan and try to encourage connectivity? Wilder: That is policy that we ' ll use, part of City Plan. We ' re not changing City Plan in terms of that kind of connectivity. We're not even changing our regulations . The way the regulations are written right now give us that flexibility. In this case, we're clarifying them I think mostly for residents that are out there and for developers. We want to create connections whenever we can, however we recognize that in some cases we ' re not going to be able to do that . It ' s sort of stating what we already have to a large degree . Jackson : A lot of it' s covered in the Urban Area Street Standards, the document we share with Larimer County. Thordarson : One more question about the connectors; is there any way to put any additional connectors in the area around Irish in the east/west direction? Basically to the west of Irish. Jackson : We can do a safe route to school analysis for this school . I ' ll let Kurt and Dave know . Johnson made a motion to recommend that City Council adopt the Northwest Subarea Plan. There was a second by Hallock-Solomon. The motion carried by a unanimous vote, 6 — 0. i i PARKS AND RECREATION BOARD DRAFT Minutes of Regular Meeting October 25, 2006 215 North Mason Community Room 5 : 30 p . m. Council Liaison : Kelly Ohlson Staff Liaison : Marty Heffernan, 224-6064 President: Jessica MacMillan Phone: 4954270 (Work) 407-8896 (Home) Call Meeting to Order: Jessica called the meeting to order at 5 : 42 p . m . Agenda Review: None Citizen Participation : None Approval of Minutes: On a motion made by Greg seconded by Michael the Board approved the July 26, 2006 Minutes 6:0 NorthNi,est Sub-Area Plan City Planner, Timothy Wilder attended the Parks and Recreation Board meeting on October 25, 2006 to discuss the Northwest Subarea Plan. He reminded the Board that he provided them with a copy of the proposed plan. He said that he would appreciate a motion from the Board for their approval of the plan in regards to Chapter 4: Open Lands and Trails in order to provide it with his AIS (Agenda Item Summary) for City Council on November 21 , 2006. City Council Member, Kelly Ohlson stated that a motion or input from the Board is helpful for City Council. He said that they are interested in their ideas for suggestions or changes. Timothy showed the Board the boundaries of the plan and he explained the reasoning for a Subarea Plan. He stated that the area is mainly unincorporated county land and this raises some interesting issues and challenges. He said that the County is not an urban service provider so they don't provide parks or trails. Because of this they have to determine how much the City is going to provide in those amenities. Timothy informed the Board that they have held public meetings and the community has commented on liking the country feel of the area and they expressed interest in informal types of recreation like equestrian trails versus formal parks. He said that a lot of the area is already developed so they are planning on retaining low density in order to retain the character of the area. He said that there have been some requests that they consider some park space for this plan; however the area doesn 't meet the demand to provide a neighborhood park. He stated that no new public park space is recommended in this area; however there is the potential for a developer-provided park north of Vine Drive and west of Taft Hill Road. He said that Huidekooper Park and City Park are close to the area. He also informed them that there is an extensive trail system proposed for the area that is comprised of community trails that would be implemented by the City and informal trails would be initiated by residents or as part of new development. He said as development is occurring in this area the Stormwater Department is acquiring areas for stormwater channels. With this project they would like to make it function more as a natural feature by restoring the habitat and possibly installing a trail. Mary asked if horse properties would be allowed in the area by Michaud Lane, West of Overland Trail. Timothy explained that both county and city regulations for horse properties allow 1 horse per ''/z acre. He stated that some people have expressed their concerns about the annexation and he believes they addressed those concerns. Kelly asked if the Board was familiar with this plan and Timothy said that Park Planning and Development Manager, Craig Foreman Parks and Recreation Board Minutes October 25, 2006 Page 2 has briefly discussed it with the Board. Marty said that Craig has been heavily involved in the process. Marty stated that from a staff prospective we are comfortable with what the Plan has come up with and the park and trail issues have not been controversial through the public process. Michael asked if they would collect a Park Impact Fee for those residents if they aren 't going to build parks and if it is collected what will the fees be used for. Craig Foreman said that if the area is developed in the County than we do not collect a fee. Timothy said that the County doesn't have a Neighborhood Parkland Fee. Michael asked if they could use those fees for Huidekooper Park and City Park. Marty said that at this point they feel the best thing would be to use the fees is to improve the existing parks in the area because we don't feel we ' ll have the funds to build a new park. He said that we can 't use the fees for maintenance but we can use it to add new features. Jessica was concerned with commercial buildings going in because they area may not be the best location and they wouldn 't generate enough business. Timothy said that they are not adding new commercial areas - there are existing commercial buildings in the area. Kelly asked when the area may be annexed. Tim said it' s not going to happen all at once and they can kind of determine when certain properties may come in. Michael asked if there were infrastructure problems in the area. Tim said there are some constraints to development in the areas as far as water and wastewater but he doesn 't feel it will make it undevelopable. He said that the majority of the area is serviced by the City. Timothy asked if he felt it was necessary to get a motion from the Board and Kelly suggested that he attached the Board's comments to his AIS. Jessica voiced her concern about the number of homes in the area because it doesn't seem very open with 1 ,900 homes coming in to that area. She believes they should have fewer lots and larger homes. Mary also agreed that it would be too many houses and she is concerned with the open space being consumed. Timothy said that they are trying to fit within the existing characteristics of the area and he showed the Board slides of existing subdivisions surrounding remnant pieces of agricultural land He said that the proposed Framework Plan did not increase the allowable densities in the area and that there was considerable agreement from residents over the Framework Plan densities. Mary asked what Urban Estate meant and Timothy said that Urban Estate just indicates the lot size, not the type of home. Greg stated that the vision statement Timothy provided captures tonight' s discussion. Adjournment: The Board unanimously agreed to adjourn at 8 :05 p.m. Respectfully submitted, Dawn Worth Administrative Aide Board Attendance Board Members : Mary Carlson, Cathy Kipp, Jessica MacMillan, Greg Miller, Walt Peeples, Jon Sinclair Staff: Craig Foreman, Marty Heffernan, Timothy Wilder, Dawn Worth RESOLUTION 2006-120 OF THE COUNCIL OF THE CITY OF FORT COLLINS ADOPTING THE NORTHWEST SUBAREA AS AN ELEMENT OF THE COMPREHENSIVE PLAN OF THE CITY WHEREAS, on February 18, 1997, the Council of the City of Fort Collins, by Resolution 1997-025, adopted the Comprehensive Plan of the City, to be known as "City Plan"; and WHEREAS, City Plan, in its principles and policies,identified the Northwest Subarea Plan area as a priority subarea for planning efforts; and WHEREAS,the Northwest Subarea Plan has been developed to assist in the implementation of City Plan by tailoring City-wide policies concerning land use,open lands and trails,transportation, infrastructure, and community appearance to the Northwest Subarea Plan area; and WHEREAS,the Northwest Subarea Plan is a joint project between the City of Fort Collins and Larimer County, developed over the past 18 months jointly between the City and the County; and WHEREAS, citizen participation and public process was critical to the development of the Plan,and many opportunities for gaining public input were utilized including large public meetings, public workshops, open house meetings and a neighborhood charrette, along with interaction between City and County boards and commissions and appointed an elected official; and WHEREAS,since the Northwest Subarea Plan represents a joint planning effort between the City and Larimer County,both the City Council and the Larimer County Planning Commission will need to adopt the Plan before it can go into effect; and WHEREAS,the Council has determined that the adoption of the Northwest Subarea Plan is in the best interests of the citizens of the City. NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY OF FORT COLLINS that the Northwest Subarea Plan,attached hereto as Exhibit"A"and incorporated herein by this reference, is hereby adopted as an element of the City's Comprehensive Plan; provided, however, that said Plan shall become effective only upon its adoption by the Larimer County Planning Commission. Passed and adopted at a regular meeting of the Council of the City of Fort Collins this 21 st day of November, A.D. 2006. Mayor ATTEST: City Clerk RESOLUTION 2006-121 OF THE COUNCIL OF THE CITY OF FORT COLLINS AMENDING THE CITY'S STRUCTURE PLAN MAP TO COMPORT WITH THE NORTHWEST SUBAREA PLAN WHEREAS,by Resolution 2006-120,the Council of the City ofFort Collins has adopted the Northwest Subarea Plan as an element of the City's Comprehensive Plan; and WHEREAS, because of the adoption of the Northwest Subarea Plan, the Council has determined that certain amendments should be made to the City's Structure Plan Map. NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY OF FORT COLLINS that the City's Structure Plan Map is hereby amended so as to appear as shown on Exhibit "A" attached hereto and incorporated herein by this reference. Passed and adopted at a regular meeting of the Council of the City of Fort Collins this 21 st day of November, A.D. 2006. Mayor ATTEST: City Clerk CITY OF FORT COLLINS STRUCTURE PLAN `•� Cityof Fort Collins •.•♦ _ Wellin7ton %^._____ _r _ _ SR-58 /� 287 r fterervar � Fort Collins - - - elfin ton CR-56 - ,1 y T Separator r � I n j a,bn Douglas laka La orte _.. Bellvue� i ' ...._...... Terry Lake iCR-54G Long Pon f u Country-Clb o I iI�P F Willox_ �- t 'bLak+e-- - -_ / Mountain-Vista y.......... i J \ CSU > .] s .Vine. ,. _. - _ \1 Foothills O �i q I CampusGMA ° Expansion i — Area \ J SH- MMulberry, 4 ` J Lory State C _ CSu \ Park r----� P-rospect ` 1 CSU 7T 1 en T tadiu �- 5 d "? .. — ..r , _r _—_ — _Drake- t-�.._._..r. t _ Timnafh ! - 1 Fort C Ilins - fte,ervar -- Tim ath Sepa ator Horsetooth Mountain Horsetooth — Park — m Ti nath � ,. __.._._ — - Harlmony - � � i �, ' -- 1 r Fort ollins - 99- L.._ .0 �,. Tir oath - co W idsor Se arator Wildflowe Ex - Trilby-- — i rea _.; RmsvM Carpenter I - - -392 ! Fort Collins - �..__.._.._..� 2a7 Loveland FI 1 Separator :biH nds r CRrr38 Lov land 1 D 05 1 Boundaries Districts 0 ITTSil Miles ��+pp Industrial District Edges Corridors IY id Fort Collins GMA � Downtown Distract ``,R�¢a99�a If Community Separator N Enhanced Travel Corridor (Transit) r� Potential GMA Expansion Community Commercial District Neighborhoods ",'t¢U�II Foothills Poudre River Corridorr� Other City GMA Commercial Corridor District Urban Estate � '4L � Rural Lands If Poudre River +Planning Area Neighborhood Commercial Center Low Density Mixed-Use Open Lands, Parks, 1iit Stream CorntlorsAdjacent Planning Areas Campus District Medium Density Adopted Mixed-Use ^/ CiTy Limits If Employment District November 21, 2006 ORDINANCE NO. 189, 2006 OF THE COUNCIL OF THE CITY OF FORT COLLINS AMENDING DIVISION 4.24 OF THE LAND USE CODE WHEREAS, Division 4.24 of the Land Use Code contains regulations regarding the Limited Commercial Zone District in the City; and WHEREAS, the Northwest Subarea Plan, which was adopted by the City Council by Resolution 2006-120, recommends that several small commercial areas which have been in existence for many years should be zoned into the Limited Commercial Zone District and regulated under its provisions; and WHEREAS, since the Limited Commercial Zone District contains certain specific regulations related only to the area around Riverside Avenue, the Council has determined that Division 4.24 should be amended so that it can more appropriately apply to the regulation of both the Riverside Avenue area and the areas in the Northwest Subarea Plan; and WHEREAS, the Planning and Zoning Board has recommended to the City Council that the proposed amendments to Division 4.24 of the Land Use Code be adopted, and the Council has determined that it is in the best interests of the City that such amendments be adopted. NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT COLLINS that Division 4.24 of the Fort Collins Land Use Code is hereby repealed in its entirety and reenacted to read as follows: DIVISION 4.24 LIMITED COMMERCIAL DISTRICT (C-L) (A) Purpose. The Limited Commercial District is intended for areas primarily containing existing, small commercial uses that are adjacent to residential neighborhoods. Many of these areas have transitioned over time from residential to commercial uses. The District is divided into the Riverside Area as depicted in Figure XX and all other areas. The purpose of this district is to allow small scale non-residential uses to continue to exist or to expand while still protecting surrounding residential areas, provided that such areas have been designated under an adopted subarea plan as being appropriate for the Limited Commercial District. 1 Figure XX Riverside Area r rtain Oak u Olive - Mapnolla Mulberry Myrtle U 8i _ Laurel �aatdatv�'ti . (B) Permitted Uses. (1) The following uses are permitted in the C-L District, subject to basic development review: (a) Any use authorized pursuant to a site specific development plan that was processed and approved either in compliance with the Zoning Code in effect on March 27, 1997, or in compliance with this Land Use Code (other than a final subdivision plat, or minor subdivision plat, approved pursuant to Section 29-643 or 29-644 of prior law, for any nonresidential development or any multi-family dwelling containing more than four [4] dwelling units), provided that such use shall be subject to all of the use and density requirements and conditions of said site specific development plan. 2 (b) Any use which is not hereafter listed as a permitted use in this zone district but which was permitted for a specific parcel of property pursuant to the zone district regulations in effect for such parcel on March 27, 1997, and which physically existed upon such parcel on March 27, 1997; provided, however, that such existing use shall constitute a permitted use only on such parcel of property. (2) The following uses are permitted in subdistricts of the C-L District, subject to Basic Development Review (BDR), Administrative (Type 1) Review or Planning and Zoning Board (Type 2) Review as specifically identified on the chart below: Land Use Riverside Area All Other Areas A. RESIDENTIAL Single-family detached dwellings BDR BDR Two-family dwellings BDR BDR Single-family attached dwellings BDR BDR Multi-family dwellings BDR Type I Group homes BDR Type 1 Mixed-use dwelling units Type l Type l Extra occupancy rental houses with five (5) or fewer BDR BDR tenants Extra occupancy rental houses with more than five (5) Type I Type 1 tenants Fraternit and sororitX houses BDR Type I B. IlVSTITUTIONAL/CI VICIPUBLIC Places of worship or assembly BDR Type 1 Transit facilities without repair and storage) BDR Type 1 Parks, recreation and other open lands, except Type 1 Type 1 neighborhood parks as defined by the Parks and Recreation Policy Plan Community facilities Not Permitted Tyee 1 Public and private schools for college, university Type 1 Type 1 vocational or technical trainilI Public facilities T el -Type I Neighborhood parks as defined by the Parks and BDR BDR Recreation Polic Plan C. COMNIEI2CIAL/RETAIL Vehicle minor repair, servicing and maintenance BDR Type I establishments Vehicle major repair, servicing and maintenance BDR Type 2 establishments Vehicle sales, leasingand rentals with outdoor storage BDR Not Permitted Child care centers BDR BDR olots nt facilities and theaters BDR T e 1 nd es BDR T e 1 cial services and clinics BDR BDR and ara es as a rind al use BDR Not Ped business serice shos BDRlectrical and c enter sho s BDR BDR 3 Standard restaurants BDR T el Fast food restaurants (without drive-in or drive-through BDR Type I facilities Frozen food lockers BDR T el Retail establishments BDR T e 1 Limited indoor recreation BDR Type 1 Veterinarian facilities and small animal clinics BDR Type 1 Veterinary hospitals BDR Type 1 Dog day care facilities BDR Type 1 Print shops BDR Type 1 Exhibit halls BDR Type 1 Adult da /res ite care centers BDR BDR Convenience retail stores without fuel sales Type l Type l Convenience retail stores with fuel sales Type l Type l Bars and taverns Type l Tyee l Gasoline stations Type I I Not Permitted Farm implement and heavy equipment sales Type 1 Not Permitted Mobile home, recreational vehicle and truck sales and Type 1 Not Permitted leasing Funeral homes Type l Type l Drive-in restaurants Tvve 1 Not Permitted Food catering or small food product preparation Type 1 Type I Enclosed mini-storage facilities Type l Type l Indoor kennels Type l Type l Artisan and photography studios and galleries Not Permitted Type 1 Bed and breakfast establishments Not Permitted Type 1 Grocery stores Not Permitted Type 1 Small scale reception centers Not Permitted Type 1 Animal Boarding Not Permitted Type 2 Plant nurseries and greenhouses Not Permitted Type I Health and membership clubs Not Permitted Type I Open Air Farmers Markets Not Permitted Type 1 Lodging establishments Type l Type l D. INDUSTRIAL Workshops and custom small industry uses BDR BDR Transportation terminals truck,container storage) BDR Not Permitted Warehouses BDR Type 1 Warehouse and distribution facility BDR Not Permitted Light industrial uses Not Permitted Type 2 Research laboratories Not Permitted Type 1 Outdoor storage facilities consisting only of the storage Type 1 Not Permitted of vehicles which are towed to the premises and temporarily stored until such vehicles are claimed by the vehicle owners or moved to an auction or junk yard or other similar disposal site, provided that such facilities are located at least thirty-five (35) feet from the flow line of all abutting arterial streets. E. ACCESSORY—MISC. Wireless telecommunication equipment T e l T e l Wireless telecommunication facilities Type l T e l 4 (C) Prohibited Uses. All uses that are not expressly allowed as permitted uses in this Section or determined to be permitted by the Director pursuant to Section 1.3.4 of this Land Use Code shall be prohibited. (D) Land Use Standards. (1)Building Height. The maximum building height shall be three(3) stories. (2) Non-residential Development. Non-residential development in all areas except for the Riverside Area shall comply with the following criteria: (a) To the extent reasonably feasible, loading docks, service bays and garage doors shall not face any abutting public street, in order to encourage such facilities to be located so as to face side yards or other internal site areas and not public streets. If it is not reasonably feasible to accommodate the function of the intended use without such facilities facing an abutting public street, then such facilities shall be completely incorporated into the architectural design of the building. (b) Any enclosed mini-storage facility shall include either a caretaker's dwelling or at least one (1) of the following uses: any residential use; offices, financial services and clinics; personal or business service shops; convenience retail stores; retail establishments; standard or fast food restaurants; or small animal veterinary clinics. Such additional use shall face an adjacent public street, and shall occupy at least twenty-five (25) percent of the building frontage along the street. Any storage unit building frontage along the street shall consist only of rear walls of storage unit buildings and landscaping. Fencing along streets shall be wrought iron, or its visual equivalent, and any fencing along streets that exceeds four(4) feet in height shall be placed in segments between buildings, and not as a continuous perimeter fence. E. Development Standards (1) Development Standards in All Areas Except for the Riverside Area. Nonresidential development in all areas except for the Riverside Area shall comply with the following criteria: (a) Building Standards. All nonresidential buildings permitted under this Section, including industrial buildings, shall meet the standards for Mixed- Use and Commercial Buildings contained in Section 3.5.3. (b) Maximum Size. No building permitted by this Section shall have a single undifferentiated mass with a footprint over ten thousand (10,000) square feet. Except for schools and places of worship and assembly, no building footprint shall exceed a total of twenty thousand (20,000) square feet. 5 1. For any building with a footprint in excess of ten thousand (10,000) square feet, walls that are greater than seventy-five (75) feet in length shall incorporate recesses or projections created by wall plane returns of at least thirty (30) feet; any such building shall be differentiated into multiple sections of mass in order to achieve proportions that are compatible in scale with adjacent residential neighborhoods. (d) Hours of Operation. The decision maker may limit hours of operation, hours when trucking and deliveries may occur, and other time related characteristics of the nonresidential uses in order to enhance the compatibility with adjacent residential uses. (2) Development Standards in the Riverside Area. Within the Riverside Area, any nonresidential use shall be separated from abutting residential land uses or residential zone districts by a solid fence or wall at least six (6) feet in height. Introduced, considered favorably on first reading, and ordered published this 21st day of November, A.D. 2006, and to be presented for final passage on the 5th day of December, A.D. 2006. Mayor ATTEST: City Clerk Passed and adopted on final reading on the 5th day of December, A.D. 2006. Mayor ATTEST: City Clerk 6