HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 05/11/2010 - PROPOSED AMENDMENTS OF THE HARMONY CORRIDOR PLAN A DATE: May 11, 2010
STAFF: Clark Mapes WORK SESSION ITEM
Joe Frank FORT COLLINS CITY COUNCIL
Pre-taped staff presentation: available
at fcgov.com/clerk/agendas.php
SUBJECT FOR DISCUSSION
Proposed Amendments of the Harmony Corridor Plan and Harmony Corridor Standards and
Guidelines Regarding the I-25 Gateway Area.
EXECUTIVE SUMMARY
Amendments to the Harmony Corridor Plan and Harmony Corridor Standards and Guidelines are
proposed, involving a 540-acre area on the northwest and southwest corners of the I-25/Harmony
Road interchange. This interchange is described as a"gateway area"because of its location at this
major highway entrance to Fort Collins. The .essential policy issue is a change in land use
designation from`Basic Industrial Non-Retail Employment'to `Harmony Gateway District',which
would allow a much wider mix of uses, in addition to employment uses. This shift in uses would
be accompanied by new standards and guidelines for development in privately-owned portions of
the area. The new standards would require development to form a compact,concentrated pedestrian-
oriented district centered on a waterway, with extensive river valley landscaping to establish a
distinct image.
GENERAL DIRECTION SOUGHT AND SPECIFIC QUESTIONS TO BE ANSWERED
1. Is Council comfortable with the proposed Harmony Gateway District land use designation,
and if so, with staff proceeding to finalize the necessary Plan amendments?
2. Does Council have comments about any elements of the proposed designation that will need
to be addressed in the Plan amendments?
BACKGROUND
Extensive public discussion of this item occurred in late 2007 and early 2008, including a City
Council work session on March 25,2008(see Attachment 8). The planning process was stopped in
May 2008 by an annexation issue involving the Town of Timnath, related to which city was going
to annex the crucial,developable portion of the area. The disputed area has since been annexed into
Fort Collins, and the process is again underway. The proposed Plan amendment consists of
essentially the same basic concepts as those discussed in 2008.
May 11, 2010 Page 2
Existing 1991 Harmony Corridor Plan
The Plan for the Harmony Road Corridor from College Avenue to I-25, was adopted in 1991
(Attachment 5). It includes the Gateway Area within its land use designation of"Basic Industrial
Non-Retail Employment", which covers a majority of the Corridor. This designation emphasizes
office,institutional,light industrial and other similar employment development,and also allows for
some limited supporting commercial and residential uses.
The Plan contains a special chapter highlighting the"gateway area"differently from the rest of the
Harmony Corridor, due to the exceptional significance of the I-25 interchange entrance to Fort
Collins,combined with the Cache La Poudre River valley setting. In effect,the gateway area chapter
suggested that special tailoring of the underlying employment-based land use designation was
needed; however, it did not establish an approach or specific strategy for the area. Instead, it
explained issues that needed significant follow-up work. The.Plan also described "Alternative
Gateway Concepts", ranging from typical highway interchange commercial development to public
purchase for open space. It concluded that "additional work is required to develop a strategy for
shaping the future of this important segment of the community."
The Plan also stated that the starting point for additional work was the concept of a gateway entrance
integrating quality development with the natural characteristics of the existing landscape. These
general ideas have been explored in extensive additional work since the 1991 Plan.
As the general ideas of the original Plan were explored, they were clarified into concepts for a city
edge tapering down in development intensity, with the river valley floodplain corridor helping to
preserve the separate identities of Fort Collins and Timnath, and providing scenic, recreational,
educational, habitat, and water management functions. The concepts include limited development
that would be integrated and unobtrusive in the landscape, with low, horizontal buildings blended
into river valley landscaping, with low-intensity development activity consisting mostly of
employment uses. These concepts were consistent with the Town of Timnath's long standing goals
to remain visually separate and distinct from Fort Collins as a small,rural town with its own historic
identity.
The City Structure Plan currently reflects these concepts and this approach to development,showing
the subject property as a combination of Employment, Poudre River Corridor, and Rural Lands.
Why Amend the Plan?
The existing 1991 Plan called for additional work to set a strategy for the "gateway area". The
proposed Plan amendment would:
• Reflect nineteen-plus years of additional work, changed conditions, and new information
since the original Plan
• Reflect aspects of City Plan regarding compact,mixed-use pedestrian-oriented development
responsive to unique local conditions
• Help respond to a requirement contained in recent annexation of key property in the area to
rezone the property by.October 2010
May 11, 2010 Page 3
• Provide a clearer vision and framework of standards for owners and developers to develop
a workable,viable approach to land use and development. An ownership and development
team annexed the property in 2009, and is invested in working cooperatively with the City
on a gateway into Fort Collins,with quality development and a distinct image,based around
the unique opportunities of the river valley setting.
Criteria for Plan Amendments
City Plan's Appendix C (Attachment 7)provides the following criteria for reviewing the proposed
Plan amendments:
"(1) the existing Plan is in need of the proposed amendment; and
(2) the proposed amendment would promote the public welfare and be consistent
with the vision, goals, principles, and policies of City Plan. "
These criteria apply to the Harmony Corridor Plan, as a related element of City Plan.
Changed Conditions and New Issues
Over the past six to seven years, concepts about this city edge have been cast in a completely
different light by major changes in Timnath, and throughout the region along I-25. The changes
detract from concepts for open lands,limited development,scenic landscape vistas,and physical and
visual separation between Fort Collins and Timnath. I-25 is quickly becoming the main commercial
corridor in Northern Colorado, and the land directly across I-25 from the gateway area has been
planned for Regional Commercial development in Timnath. The context that led to the City's
existing plans has changed substantially, in the opinion of staff.
Following are some key changes and new information since 1991:
• City Growth Management Area Expanded. In 1991, the south boundary of Fort-Collins'
designated growth area defined the south edge of the"gateway area". Since then,the City's
growth area has expanded approximately three miles farther south along I-25.
• City Natural Area Purchases. The portion of the Gateway Area north of Harmony Road was
purchased as a City Natural Area(Arapaho Bend) in 1995. Eagle View Natural Area was
purchased immediately south of the area across Kechter Road in 2002.
• Gravel Mining Completed,late 1990s. Gravel mining operations were completed in the 265- '
acre portion of the area south of Harmony Road and east of Strauss Cabin Road, leaving a
completely altered landscape with extensive open water in gravel pit ponds. These mining
operations extended an additional half-mile south from the"gateway area" described in the
1991 plan.
• City Natural Area Purchase declined south of Harmony Road. In 2004, the undeveloped,
gravel-mined property south of Harmony Road was offered and considered for purchase as
a City Natural Area, mainly for community separator and viewshed purposes. Wildlife
May 11, 2010 Page 4
habitat was not considered a significant purpose, due to the gravel-mined landscape. The
City studied the opportunity,but declined to purchase the property,due to costs and liabilities
of mining permit closeout, water augmentation, and site restoration, given numerous other
higher-priority demands on the Natural Areas Program.
• Existing Commercial Uses. Four visually prominent commercial uses have been developed
under County zoning adjacent to the interchange,which substantially affect the image of the
area as a gateway to the city. These include a gas station, cell tower, and landscape nursery
business on the south side of Harmony Road,and a vehicular oriented commercial building
with outdoor storage on the north side.
• Transportation Transfer Center(TTC, or Park-and-Ride) Facility built. The Natural Areas
Program sold land on the north side of Harmony Road for this use in the late 1990s. The
long range plan is to connect Transfort (and the Mason Corridor) to this facility with high
frequency bus service. Also, a regional bus system is being considered in long-range plans
for I-25.
• Enhanced Travel Corridor Concept. The City's 1997 Comprehensive Plan update,resulting
in City Plan, designated Harmony Road as one of four Enhanced Travel Corridors that will
link major activity centers throughout the City. These corridors will become the strategic
focus of high-frequency transit in the long-term structure of the city, with corresponding
design and amenities.
• City Structure Plan(1997). City Plan's land use map(City Structure Plan)envisioned a low--
intensity "soft edge" of the city in the Gateway District area, suggesting that development
intensity would generally taper down to a fairly open river valley landscape, helping to
preserve the separate identities of Fort Collins and Timnath.
• Two Community Separator Studies Done. Reports done in 1999 and 2003 convened
multiple jurisdictions, explored issues, and described opportunities for preserving distinct
visual and physical separation and identity of Fort Collins, Timnath, and Windsor in and
around the subject area. The 2003 Fort Collins-Timnath-Windsor Community Separator
Study specifically identified a separator opportunity consisting of the Poudre River
floodplain corridor, which forms a broad swath around all corners of the 1-25/Harmony
interchange. The separator studies generally described possible implementation actions,
which would require increasing cooperation among regional cities and towns at their edges
along I-25.
• Retail Industry Evolution. The retail industry has seen the evolution of "big box"
superstores, power centers, lifestyle shopping centers, and mixed use "town center"
developments, which have increasingly regional market characteristics and typically seek
interstate locations.
• Major I-25 Development. Retail/commercial activity and competition for sales tax has
changed rapidly, becoming fairly aggressive along 1-25. The interstate has become a focus
of annexations and development, with advocates of regional metropolitan development
widely promoting 1-25 as "Northern Colorado's Main Street". Partly related to this shift,
May 11, 2010 Page 5
Fort Collins' position in the regional retail trade area has weakened significantly since
approximately 2001.
• Some prominent changes include the following:
o In 2003, the Latimer County Events Center and the Centerra Lifestyle Shopping
Center opened, adding momentum to development pressures along 1-25.
o A Super Walmart Center was approved by Timnath on the northeast corner of the
Harmony/1-25 interchange,the floodplain was filled,and the development was built
directly against the interchange.
o .The entire east side of I-25,directly across from the Gateway District,was re-planned
by Timnath for Regional Commercial development, extending one mile south from
Harmony Road along 1-25, thus significantly undermining community separator.
concepts for this area.
• Taller Buildings(2000s). Taller buildings began to emerge along I-25 in Northern Colorado,
with an 8-story hotel constructed near the Larimer County Events Center and other 6-story
buildings planned nearby.
• Ridgeline Development. Development has begun to occur and will continue along the top
of the bluff, or river valley wall, immediately west of the gateway area, with highly visible
buildings along the ridgeline. This diminishes the potential for long scenic vistas across the
river valley to the mountains beyond, as a defining concept for the city gateway.
• Colorado Department of Transportation (CDOT) highlights Harmony Road. CDOT
undertook an Environmental Impact Statement (EIS) process from 2008-2010, evaluating
alternative transportation scenarios for I-25 and related north-south transportation facilities
between the Denver Metro area and North Front Range. The Harmony interchange is shown
in the draft EIS as a significant hub for future bus transit on both I-25 and Harmony Road.
• Various Land Use Scenarios Explored. Over the past 20 years, various property owners,
professional consultants, prospective developers, and City staff have evaluated several
different land use proposals for the privately owned property on the south side of Harmony
Road. This work has included evaluation of the following issues:
o gravel mine permit closeout under State Statutes
o consideration of City purchase of portions of the area for Natural Area and/or water
utilities purposes
o analysis of earthwork changes to reshape the floodplain under FEMA and City
regulations
o sewer, water, and other utility services investigation and planning, and
0 consideration of various economic land use and development approaches.
May 11, 2010 Page 6
This work produced significant information and understanding, but none yielded a whole,
workable strategy for the area until the proposed Gateway District approach emerged over
the past two to three years.
Proposed Harmony Gateway District Approach
The changes, issues, and additional work noted above, have led to a proposed whole approach for
shaping the future of this area.
This approach reflects a shift in general direction regarding the type of development to occur in the
developable portions of the area: away from low-intensity, non-retail employment uses, toward a
mixed-use, multi-story pedestrian district that could take better advantage of transit planned for
Harmony Road, the rest of the city, and I-25.
While the proposed approach reflects a shift in the basic concept for the mix of uses, two other
aspects are consistent with the City's existing approach for the area: first,a focus on landscape areas
to highlight the river valley setting;and second,an approach to quality development that is different
from typical commercial highway interchanges.
The proposed approach would move the existing Plan forward to fulfillment of its call for additional
work to set a strategy for the area. Also, it would fit with numerous aspects of City Plan regarding
integration of efficient land use, the environment, and transportation choices.
Listed below are key points of the proposed approach as the basis of a Plan amendment.
• The gravel pit landscape would be completely reshaped to create a new waterway and bridges
as the focus for development of a unique city district.
• The new waterway would provide stretches of naturalistic landscaped edges with riparian
plantings,providing a basic level of urban habitat for birds and small aquatic species,along
with an image reflecting the river valley setting.
• Development would focus on pedestrian frontages including street edges, waterway edges,
and connecting walkway spines.
• A wide range of businesses and employment,services,recreation uses,health/wellness uses,
and residential uses, would be permitted in developed portions of the Gateway District.
r
• While retail would be included,and a degree of visibility to traffic is important,the proposed
approach does not include typical shopping center or commercial strip formats oriented to
the highway. Retail uses,including any large retail establishments,would be well-integrated
into the pedestrian district.
The complete mix of uses envisioned would include affordable housing in the residential part
of the mix. 1
May 11, 2010 Page 7
• The district would form a distinctive architectural and landscape image with buildings and
outdoor spaces set around the waterway, along with bridges and riparian landscaping.
• Generous landscape setback areas along I-25 and Harmony would be landscaped to reflect
the river valley setting, using groves and belts of cottonwoods, thickets of willow and
chokecherry, and other native and adapted plantings, along with meadow grasses. This
landscaping would help frame desirable views of the area from the main roadways.
• Beyond the visual image, development would reflect community goals regarding efficient,
walkable development. The combination of image and other underlying qualities would
define it as a gateway to the city as well as a destination in itself.
• A primary orientation to pedestrians and bicyclists within the District would mutually
support public transit planned for Harmony Road and I-25,and allow the District to become
less dependent on car traffic over time.
• Trails would add linkages to help connect the Poudre River and Fossil Creek trails, to the
north and south respectively.
• Varied building heights would be required,with a maximum of 5-6 stories, and with design
standards to make taller buildings supportive of the pedestrian environment. A 6-story limit
is already allowed throughout the Harmony Corridor.
• Buildings and development would be an opportunity to apply best practices and any new
building codes for environmentally sensitive design and construction, expressing the
forward-looking approach of Fort Collins toward sustainable development.
• The approach would provide for redevelopment of existing commercial uses in the area to
better integrate into the district.
In these ways,the proposed Plan amendment highlights the area's role as a community gateway,with
a distinct and unique image, in a place that expresses local values.
Harmony Gateway District Standards and Guidelines
The Harmony Corridor Plan is accompanied by a companion Standards and Guidelines document.
This document supplements the already high standards found in the Land Use Code to specifically
implement the Plan as development occurs over time.
A new section would be added to the document,in conjunction with the Plan amendment,to address
defining aspects of development including:
• Land and Water(reshaping the gravel mine lands and ponds)
• Required Mixed Land Uses
• Required Affordable Housing
• Framework of Streets, Drives, and Walkways
• Building Grouping and Orientation - Streets and Waterway
May 11, 2010 Page 8
• Parking Located to Support the Pedestrian District
• Transit-Ready Design
• Building Height (5-6 stories, +/- 85 feet in height)
• Building Character to Enhance the Pedestrian District
• Landscape Setbacks Along Harmony Road and I-25
• Landscaping for River Valley Character
• Trail Connections
A Separate, Related Opportunity
An opportunity that is separate but related to the proposed Plan amendment,may exist for mutually
beneficial partnership among Transportation, Stormwater, Parks, Natural Areas, and developers
regarding the 100-year flood overtopping of Harmony Road. Currently, a floodway overtops
Harmony Road with flows moving from north to south. A possible physical solution has been
identified as part of planning discussions. To preserve water surface elevations on the north side of
Harmony Road, flows would be captured on the north side of Harmony Road and carried under
Harmony Road in a box culvert. Reshaping the land and ponds on the south side of Harmony Road
would also be required. Such a joint effort among Natural Areas, Transportation, and Stormwater
could also create an opportunity for a paved regional trail connection underneath Harmony Road,
linking the Transportation Transfer Center with Gateway District development on the south side,and
linking the Fossil Creek and Poudre Trails, while mitigating potential flooding that could close
Harmony Road.
This opportunity would involve a major City capital project in partnership with the.owner(s)of the
subject property on the south side of Harmony Road; and is not a function of the proposed Plan
amendment. Still,the issue has been studied as part of planning and analysis that led to the proposed
amendment, and would be mentioned in the amended plan for information as part of an updated
description of the floodway issue.
Public Outreach
Two public open houses were held in November 2007 and April 2008. Staff has also made several
presentations to the Planning and Zoning Board,Land Conservation and Stewardship Board,and the
Natural Resources Advisory Board.
Next Steps
The next steps in the process of preparing a package of final documents for a hearing by Council
include:
• Public Open Houses in late May or early June
• Board Recommendations in June
• Council will consider adoption of the Plan amendments on October 5, 2010
May 11, 2010 Page 9
ATTACHMENTS
1. Location Map of Subject Area
2. Quick comparison of existing and proposed Plan content
3. Existing Harmony Corridor Plan Map 10 (Land Use Plan)
4. Proposed Harmony Corridor Plan Map 10 (Land Use Plan) Revised
5. Existing Harmony Corridor Plan
6. Log of public discussions
7. City Plan Appendix C—Criteria for Plan Amendments
8. Summary of City Council work session, March 25, 2008
9. Staff memo to the Natural Resources Advisory Board, April 4, 2010 and minutes from the
April 21, 2010 meeting
10. Land Conservation and Stewardship Board minutes, April 14, 2010
11. Powerpoint presentation
Attachment 1
Location Map
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Attachment 2
Quick Comparison of Existing and Proposed Plan Content
Quick Comparison: Existing and Proposed Plan Content
Existing Plan Proposed Amendment
Vision None: Alternative Concepts for Stated Vision for a combination of mixed
"Gateway Area"; but"additional work use pedestrian district development and
required to develop a strategy...". open river valley landscape areas.
Land Use `Basic Industrial Non-Retail Employment' `Harmony Gateway District' on Harmony
Designation on Harmony Corridor Plan Land Use Map; Corridor Plan Land Use Map, with special
modified by explanation of"additional work Gateway section in both Plan and Standards
required to develop a strategy". and Guidelines documents.
Land Use Light industrial, office, institutional, and Complete range of employment, retail,
Explanation similar business park-type employment uses restaurants, residential, services, recreation,
are `Primary'. Other limited supporting uses entertainment. Mixed uses are the basis of a
are `Secondary' including small scale whole vision for a more compact,
convenience retail, restaurants, day care, and concentrated pedestrian district than the
hotels, and are limited to 25%of a business park vision of the existing plan.
development plan.
Size of 415 acres. 540 acres.
Subject (125-acre parcel added to south, expands
Area southward by 1/2 mile).
Southern 1/2 mile south of Harmony Road; reflects I mile south of Harmony road at Kechter
Boundary 1991 City growth boundary. Road; reflects extent of gravel mine; well
within current GMA
Pedestrian Per City-wide development standards. Additional, enhanced emphasis in design
Network standards.'
Transit Not a major consideration in land use A significant factor in Plan vision for a
concepts. pedestrian district.
Community A complementary implementation-strategy Superceded by Regional Commercial
Separators related to Plan's description of Gateway designations abutting I-25 in Timnath,
Area opportunities related to the river valley directly across from the Gateway Area.
landscape.
Building Harmony Corridor Zone District generally 5-6 stories, 85 feet+/-, with standards for
Height allows for six stories. Somewhat unclear taller buildings over three stories.
Limit guidance due to Plan's conclusion of
"...additional work required".
ATTACHMENT 3
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February 7 , 2006
City of Fort Collins
HARMONY
CORRIDOR
PLAN
An Element of the City of Fort Collins
Comprehensive Plan
February 7 , 2006
6iii
City of Fort Collins
Community Planning & Environmental Services
Advance Planning Department
281 N College ANT/PC) Box 580
Fort Collins, CO 80522-0580
Tel: 970-221 - 6376
Email: anlannina&fc og v com
Web : www.fcgovcom / advancel2lanning
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TABLE OF CONTENTS
CHAPTER 1: INTRODUCTION 1 -1
CHAPTER 2: EXISTING CONDITIONS & OPPORTUNITIES 2-1
LANDFORM AND NATURAL RESOURCES 2-2
PUBLIC UTILITIES 2-5
TRANSPORTATION 2-7
LAND USE/ZONING 2-10
RECREATION SERVICES 2-13
HISTORICAL RESOURCES 2-15
VISUAL ANALYSIS 2- 18
HARMONY CORRIDOR- THE PLAN 2-20
CHAPTER 3: LAND USE 3-1
ISSUES 3-2
CURRENT LAND USE POLICIES AND REGULATIONS 3-2
PLANNING FOR THE FUTURE 3-4
LAND USE PLAN 3-6
IMPLEMENTATION ACTIONS 3-11
CHAPTER 4: URBAN DESIGN 4-1
ISSUES 4-2
ALTERNATIVE DESIGN CONCEPTS 4-5
EVALUATING THE DESIGN CONCEPTS 4-8
URBAN DESIGN PLAN 4-10
IMPLEMENTATION ACTIONS 4-11
CHAPTER 5: ALTERNATIVE GATEWAY CONCEPTS 5-1
ISSUES 5-3
WHAT THE FUTURE HOLDS 5-8
THE GATEWAY PLAN 5-13
IMPLEMENTATION ACTIONS 5- 13
ADOPTING RESOLUTIONS AND ORDINANCES
CREDITS
CITY COUNCIL
Ann Azari, Mayor
Gina Janett, Mayor Pro Tern
Alan Apt
Chris Kneeland
Bob McCluskey
Will Smith
Charles Wanner
PLANNING AND ZONING BOARD
Rene Clements, Chair
Jan Cottier, Vice-Chair
Jennifier Fontane
Gwen Bell
Bernie Strom
Lloyd Walker
Gary W. Carnes
CITY STAFF
Diane Jones, Interim City Manager
Frank Bruno, Interim Deputy City Manager
Greg Byrne, Director of Community Planning and Environmental Services
Joe Frank, Director of Advance Planning
Clark Mapes, City Planner
Paul Eckman, Deputy City Attorney
1
INTRODUCTION
Genuine planning is an attempt,
not arbitrarily to displace reality,
but to clarify it and to grasp firmly
all the elements necessary to bring
the geographic and economic facts
in harmony with human purpose.
LEWIS MUMFORD
1 - 1
City of Fort Collins
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THE HARMONY CORRIDOR
The Harmony Corridor planning area extends for five miles, from
the I-25 interchange to the Burlington-Northern railroad tracks
located west of College Avenue. The area extends approximately
one-half mile north and south of Harmony Road. Over 7,000
people live and work in the corridor. Linking I-25 to U.S. High-
way 287, Harmony Road carries approximately 28,000 vehicles to
and from Fort Collins each day. It is anticipated that this figure
will grow to 35,000 by the time the corridor is fully developed.
The I-25 /Harmony Road interchange is the most southerly en-
trance point to Fort Collins and a primary route for commuters
and travelers going to and from the Denver metropolitan area.
Most of the people visiting Fort Collins for the first time enter
the city through this corridor.
Key physical features of the corridor include: close proximity to
the Poudre River, lakes wetlands and associated wildlife habitat as
well as spectacular views of Longs Peak and the Front Range.
With approximately one-half of the corridor already developed,
the visual quality of the area is exceptional. An unusually wide
right-of-way and spacious median provide an excellent opportu-
nity to develop a well landscaped parkway. Harmony Road has
the potential to become one of the most attractive entryway cor-
ridors in northern Colorado.
View from the 1-25
interchange looking west.
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v .r
1 -3
Hewlett-Packard employees In terms of development potential, the Harmony Corridor is un-
relax in a shaded rivaled in the Fort Collins area. The corridor has nearly 2000
courtyard.
acres of land available for business, industrial, and residential de-
velopment, with relatively few development constraints. Uniquely
situated between I-25 and U.S. Highway 287, the corridor has ex-
cellent community and regional access. Close proximity to hous-
ing, schools, shopping and recreation facilities makes the corridor
an obvious choice for business or industry seeking to locate in
northern Colorado. The fact that most of the developable land
has not been subdivided into small parcels is an additional advan-
tage for attracting large scale business/industrial land uses. Highly
V respected companies like Hewlett-Packard, Comlinear, ESAB and
Mountain Crest Hospital have chosen to locate and/or expand
their facilities in the corridor.
Along with its attractive physical features and tremendous devel-
opment potential, the corridor has another vital attribute — the
dedication and creative energies of its residents and business
people. Property owners in the corridor have been instrumental
in organizing this planning effort and have been closely involved
throughout the planning process.
THE PURPOSE OF THE STUDY
With one-half of the corridor already developed and another one
fourth planned, Harmony Corridor faces a turning point. While
continued business and industrial development looks promising,
the corridor and the community are facing many challenges. How
can we attract the kinds of business and industry that will provide
a strong economic base and be compatible with community val-
ues? How do we ensure a continuation of wide setbacks, attrac-
tive landscaping and other amenities that enhance the quality of
life for people who live and work in the corridor? The Cache la
Poudre River floodplain, numerous lakes, wetlands and spectacu-
lar mountain views combine to create an impressive and scenic
gateway at the I-25 interchange. The gateway area offers unique
opportunities and challenges the community to discover creative
ways to balance development potential with natural resource as-
sets. The Harmony Corridor Plan is a response to these commu-
nity wide issues. Since the corridor is currently a very healthy and
vital segment of our community, the Plan emphasizes the need to
take advantage of its assets for our future.
1 -4
The Plan focuses on encouraging a land use pattern and urban
design framework that protects community values and at the same
time recognizes the need for flexibility in response to market de-
mand. Taking advantage of the corridor's unique physical and
cultural features, the Plan seeks to create a "vision" for Harmony
Corridor that is dynamic, diverse, economically successful, envi-
ronmentally sound and uniquely attractive.
THE PLANNING PROCESS
The Harmony Corridor planning process involved two parallel
work efforts — a technical planning effort and a public participa-
tion process. The technical planning effort analyzed existing con-
ditions and opportunities, defined focus areas and generated al-
ternative approaches which led to the planning and urban design
recommendations of the Plan. At the same time, a public partici-
pation process attempted to identify all potentially affected inter-
ests and work with them using a number of different techniques
designed to inform as well as solicit ideas. Advisory committees,
public open houses, presentations to boards and commissions, as
well as numerous meetings with special interest groups and indi-
viduals have all been used to get comments and ideas, many of Citizen values, ideas and
concerns were recorded at
which have helped shape the Plan. public open houses.
A group deserving special recognition is the steering committee, a
group of volunteers representing people owning property front-
age along Harmony Road. Staff has welcomed the interest and
enthusiasm demonstrated by this group throughout the process.
The role of the steering committee was to help staff understand
the values and concerns of the landowners that will be most di-
rectly affected by the Plan. The Plan is richer as a result of their aS /
dedication and responsiveness. '`
1 - 5
DEFINE THE PROBLEM SET GOALS ANALYZE
AND OBJECTIVES EXISTING CONDITIONS
GENERATE DEFINE IMPACTS
ALTERNATIVE SOLUTIONS OF SOLUTIONS EVALUATE THE IMPACTS
DECISION-MAKERS IMPLEMENT THE
CHOOSE COURSE OF ACTION
COURSE OF ACTION MONITOR AND ADJUST
Technical Planning Process Diagram
PLAN REVISION PROCESS
On July 5, 1994, City Council directed City Staff to review the
Plan and identify and suggest needed amendments that would
strengthen the "vision" of the Corridor that it become a major
employment center in northern Colorado attracting a variety of
businesses and industries serving local as well as regional markets.
City staff and the Planning and Zoning Board, aided by an ad hoc
advisory committee, intensively reviewed the document and rec-
ommended changes to the Harmony Corridor Plan, together with
implementation regulations. These changes were adopted by City
Council on January 3, 1995 and the changes have been incorpo-
rated herein.
1 -6
THE PLAN
The next chapter describes physical and cultural existing condi-
tions in the corridor. Analysis of existing conditions helped de-
fine the three focus areas of the Plan — LAND USE, URBAN
DESIGN and THE GATEWAY. Each focus area is elaborated
on independently. Issues are described, problems and opportuni-
ties defined and alternative directions for the future are analyzed.
The discussion of each focus area concludes with a plan in the
form of a goal statement, policies and implementation actions.
Maps and graphic illustrations are used to supplement the text
and clarify its intent. Design guidelines for new development in
the corridor, one of the primary implementation mechanisms
proposed in the Plan, have been developed and are available un-
der separate cover.
The three focus areas together create a comprehensive "vision"
for the Harmony Corridor of the future. In order for the full
potential of the corridor to be realized, both the City and the
private sector need to make a commitment to implementation. It
is envisioned that the implementation actions spelled out in this
Plan will be underway within the next five years.
URBAN
LAND USE DESIGN
90
THE GATEWAY
1 _ -
IMPLEMENTATION
A series of recommended implementation actions are contained
at the conclusion of each focus area discussion. Actions include
several public improvement projects that require additional plan-
ning and design work. Sources of funding for construction and
maintenance need to be identified. Strategies for attracting tar-
geted industries need to be developed.
Coordination efforts with other City departments, Larimer County,
the Town of Timnath and the State Division of Highways should
be continued. Phase two planning of the I-25 interchange area is
critical if we want to maximize the potential of this scenic gate-
way before development pressures eliminate options for the fu-
ture. Important opportunities may be missed if the City does not
play an active role in intergovernmental coordination and master
planning this scenic and environmentally sensitive area.
This Plan recommends that the City assign staff to work on imple-
mentation tasks, giving priority to opportunities that may be missed
if action is delayed. The Harmony Corridor Plan is a starting point.
Effective implementation actions can turn the "vision" created by
this Plan into reality for residents in the community now and for
future generations. The majesty of Longs Peak and the Front
Range depicted on the cover is one of the few elements of the
corridor that is not expected to change in the foreseeable future.
With this spectacular view as an inspiration, how can we do less
than strive for excellence?
1 -8
2
EXISTING CONDITIONS
AND OPPORTUNITIES
All good planning must begin with
a survey of actual resources: the
landscape, the people, the work-a-day
activities in a community. Good
planning does not begin with an
abstract and arbitrary scheme that it
seeks to impose on a community; it
begins with a knowledge of existing
conditions and opportunities.
LEWIS MUMFORD
2- 1
INTRODUCTION The elevation of the study area ranges
from approximately 4,850 feet at the top
The technical portion of the planning of the bluffs located west of I-25 to ap-
process began by documenting physical proximately 5,025 feet near College Av-
and cultural existing conditions. This enue. Formed by down-cutting action of
chapter provides information about the the Poudre River as it meandered within
corridor and highlights special opportu- its floodplain, the bluffs represent the only
nities. Maps located at the end of the dramatic change in elevation within the
chapter provide graphic illustration. study area. The elevation drops 50 feet
in 550 feet resulting in an average 9%
slope. At the bottom of the slope the
LANDFORM AND NATURAL topography levels out on to the Cache la
RESOURCES Poudre River floodplain. See Map 1 .
LANDFORM Draining approximately 1 , 900 square
miles, the Cache la Poudre River is the
The Harmony Corridor contains three largest river on the northern Colorado
dominant topographic features : the Front Range. The river and its associate
floodplain of the Cache la Poudre River, vegetation and wildlife habitat is a valu-
bluffs known as the Poudre River Valley able natural resource that offers unique
Wall at the edge of the floodplain and recreational and educational opportuni-
rolling plains beyond. Longs Peak, the ties. Along with these assets the river
Front Range and the foothills are highly poses some development constraints.
visible and constitute a dramatic back- Generally speaking, no development is
drop for the corridor landscape. allowed within the designated floodway.
Land area between the floodway and the
100-year floodplain offers some develop-
ment potential if flood proofing is ad-
Cut-away section
illustrates the Poudre dressed.
Palley Wall.
DRAINAGE BASINS AND
IRRIGATION CANALS
Three drainage basins occur within the
study area . The Mail Creek and
McClelland Drainage basins drain the
POUDRE VALLEY WALL — western and southern portions of the
study area to Mail Creek and McClelland
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2-2
the northeast portion of the study area
and drains to the Fossil Creek Reservoir
Inlet Ditch and then to the Cache la
Poudre River. As development occurs,
surface run-off increases, resulting in
stormwater being diverted into a series
of swales, detention ponds, channels, ir-
rigation ditches and/or streams until ul-
timately the flows reach the Cache la
Poudre River. The study area is laced with
this network of drainageways and irriga-
tion canals. Stream bank erosion and
water quality issues are concerns in all
three basins, but are especially critical in
the McClelland and Mail Creek Basins, Q
since both Mail Creek and Fossil Creek
have experienced flooding, bank erosion
and stream degradation. Irrigation canals and
drainageways provide
Four major irrigation canals intersect the NATURAL RESOURCES opportunities for recrea-
study area. Water in these irrigation ca- tional amenities.
nals has been diverted from the Cache la Fort Collins has always valued local natu-
Poudre River at some point upstream ral environments as evidenced in the City's
from the corridor. Historically the water GOALS AND OBJECTIVES (1977) , the
has been used for agricultural purposes LAND USE POLICIES PLAN (1979)
and is allotted to area farmers through a and the LAND DEVELOPMENT
complex system of water rights. As Fort GUIDANCE SYSTEM (1982) , All of
Collins becomes more urbanized the need these documents contain directives per-
for irrigation canals will diminish, how- taining to the conservation and protec-
ever, the major irrigation canals in the tion of natural environments. In 1988,
study area are likely to remain viable for a the City Council endorsed wetland and
number of years. While the canals and wildlife habitat maps that define the lo-
their associated laterals can represent de- cation and relative importance of natural
velopment constraints, they also can be- areas within the city's urban growth area.
come recreational and visual amenities. See Maps 2 and 3 . By increasing aware-
ness of these areas, the maps reaffirmed
the City's commitment to conserving im-
portant wetland and wildlife habitats for
their economic, social, and aesthetic ben-
efits.
2-3
THE GATEWAY In 1989, Fort Collins completed a feasi-
bility study regarding the possibility of
The most significant natural areas in the designating a National Recreation Area
Harmony Corridor are associated with along the Cache la Poudre River. Al-
the Cache la Poudre River and located though City Council chose not to pursue
near 1-25 . This area has been termed the NRA designation it did make a commit-
"gateway" because it is the first point of ment to implementing an exemplary and
entry to Fort Collins from the south. comprehensive river management pro-
Several lakes, wetlands and associated ri- gram. This river management program
parian vegetation are found on both sides may affect the future of the gateway area.
of I-25 in the floodplain of the river.
Most of the lakes and wetlands are a re-
sult of gravel mining operations that have GRAVEL RESOURCES
and continue to alter the natural environ-
ment. With creative management and ap- The land area between the Cache la
propriate reclamation practices, these ar- Poudre River and the Poudre Valley Wall
eas have the potential to become recre- located just east of Hewlett-Packard is
ational, educational and scenic resources underlain with gravel deposits classified
for the community. In addition, wetland as F1 by the Department of Natural Re-
areas like these may act as filtering sys- sources, Colorado Geologic Survey. This
tems for stormwater run off, preventing classification means that the resource is a
pollutants from entering the river. The floodplain deposit and is composed of
potential value of these natural areas relatively clean and sound gravel. The
should not be underestimated. The fact overburden ranges from 2-9 feet and the
Gateway view showing that the area is located at the gateway to depth of gravel ranges from 8-24 feet.
cottonwood trees and Fort Collins intensifies its importance. Roughly one-third of the area has been
gravel mining operations. or is in the process of being mined.
2-4
MATURE TREES Mature trees along
Harmony Road frame
views and add visual
Mature trees, both evergreen and decidu- interest to the corridor.
ous, are important natural resources
throughout the study area. Besides their
importance as wildlife habitat, tree masses ep
provide scale, frame views and add visual
interest to the landscape. The corridor is
fortunate to have significant numbers of
mature trees. Most of them are visible
from Harmony Road.
ENVIRONMENTAL ISSUES
Air quality and water quality are two criti-
cal environmental questions which affect
the Harmony Corridor. In 1989, the com-
munity took important steps toward ad-
dressing these issues comprehensively.
The City's Natural Resource Division be-
gan working on a comprehensive envi-
ronmental management plan that will fo-
cus on a variety of environmental con- PUBLIC UTILITIES
cerns, including air quality. At the same
time the City's Transportation Division ELECTRICAL
started work on a comprehensive trans-
portation plan that relates directly to air The City provides electrical service within
quality issues. These two divisions and the incorporated city limits. As areas are
the community are working together in a annexed the City assumes service. Por-
participatory process to establish the best tions of the corridor still in the county
way to balance the trade-offs and address receive electrical service from either the
the air quality problem in this commu- Public Service Company of Colorado
nity. At the same time the Stormwater (PSCO) or the Poudre Valley Rural Elec-
Utility is studying the issue of stormwater tric Association (REA) . Conversion from
runoff and water quality. an existing electric utility to City electric
utility service is done at no cost to the
customer. The City is committed to pro-
viding electrical service underground
rather than through overhead power lines.
2-5
Street lighting along Harmony Road will Currently, wastewater service at the ex-
be installed as development and street treme eastern edge of the corridor would
improvements occur. Standard lighting require a force main and pump station.
for arterial streets uses 30 foot poles, with However, the Wastewater Treatment Mas-
extended arm, cobra-head type fixtures. ter Plan completed in 1990 calls for con-
It is anticipated that in general, light poles struction of a new wastewater treatment
along Harmony Road will be placed at plant downstream. This would allow the
the edge of the roadway in an alternat- eastern part of the Harmony Corridor to
ing pattern, approximately 175 feet on be served by gravity flow. The new waste-
center. The light source will be 400 watt water treatment facility would not be on
high pressure sodium bulbs. line before 1999.
Funding for standard lighting comes The extension of water mains and sani-
from development fees and lighting dis- tary sewers which are in or near the exist-
trict assessments. Lighting is installed ing water distribution and wastewater
along entire improvement areas, and costs collection systems is dependent upon
are recaptured from undeveloped areas many factors. In most cases, new devel-
at the time of development. opment and the associated increases in
water demand and wastewater flows are
the primary reasons for these improve-
WATER AND WASTEWATER ments. The installation and the cost of
water mains and sanitary sewers to serve
It is anticipated that most of the Har- new developments are the responsibility
mony Corridor will be serviced by the of the developer. When the City requires
City's Water and Wastewater Utility, al- improvements to serve areas beyond the
though the Fort Collin/Loveland Water immediate development, the City pays for
District will continue to provide service oversizing.
to developed areas near College Avenue.
The City's system of existing and pro- STORMWATER UTILITY
posed water and sanitary sewer mains is
shown on Maps 4 and 5 . Currently wa- The City's Stormwater Utility is a special
ter service is provided through a series purpose division within the City that pro-
of relatively small water lines. As growth tects the public's health, safety and wel-
in the corridor continues, a major trans- fare through effective stormwater man-
mission line will be needed to provide agement. Its responsibilities include flood
service. The City Water Utility has com- control, development plan review, con-
pleted the conceptual design and route struction, operation and maintenance of
selection for the Harmony Transmission stormwater facilities and long range
Main, which extends between Shields
Street and County Road 9.
2-6
planning. Regional drainage facilities All of these advance planning measures
identified in the master storm drainage combined will enable the utility to deter-
plans for the Harmony Corridor include mine the magnitude of the problem and
a major drainage channel to carry flows the best way to effectively manage
from the Fossil Creek Reservoir Inlet to stormwater quality in Fort Collins.
the old quarry just east of County Road
7. The concept plan indicates that the
channel would be visible from Harmony TRANSPORTATION
Road.
TRAFFIC AND ACCESS
Although the Stormwater Utility currently
does not regulate stormwater quality, it is Harmony Road's importance as a trans-
moving in that direction. The Environ- portation corridor for the City of Fort
mental Protection Agency (EPA) , an Collins cannot be overestimated. Carry-
agency of the Federal government, pub- ing in excess of 28,000 vehicles to and
lished regulations in 1990. These regula- from Fort Collins each day, Harmony
tions emphasize best management prac- Road is one of the community's major
tices to control the pollutant source and transportation links to Denver and other
apply to all municipalities in the United communities along the Front Range. In
States. Fort Collins has already initiated response to increasing development pres-
activities in regard to these regulations. sure and in recognition of the importance
of Harmony Road as a gateway corridor
The Stormwater Utility has started to in- and major arterial street, the Harmony
form the public about stormwater qual- Road Access Plan was adopted in 1989 .
ity, inventory the City's storm drainage In this intergovernmental agreement the
system and monitor water quality in local City, the State Division Highways and
streams and major outfalls. In addition, Larimer County agreed to access points
the utility is conducting research at two and future signal locations between
recently developed commercial projects Boardwalk Drive and 1-25 . Future access
in Fort Collins. The two pilot projects for development along Harmony Road
use state of the art technology to moni- must be in conformance with the Access
for and improve the quality of stormwater Plan. See Map 6. Any change to access
runoff before it leaves the site. The util- location or access type from those iden-
ity is in the process of developing ero- tified in the Access Plan requires an
sion control criteria for construction ac- amendment.
tivities in the Fort Collins area and is col-
lecting information to initiate a water
quality management plan for the Mail
Creek and Fossil Creek drainage basins.
2-7
Traffic counts for Harmony Road were have varied. A good example of this co-
taken in the fall of 1989 . Currently all operative spirit is the Harmony Road
intersections operate at level of service Access Plan.
"C" or better, meaning that the highway
is operating below its maximum capacity While the Access Plan will provide a ba-
and is providing acceptable levels of ser- sis for agreement on transportation issues
vice. It is anticipated that when the cor- for years to come, it is likely that as the
ridor is built out, traffic volumes on Har- corridor continues to urbanize, the State
mony Road will approach 30,000 vehicles and City will differ on issues relating to
a day. It is anticipated that Harmony the visual quality of the roadway. Al-
Road will eventually be widened to three though plans for future widening of Har-
travel lanes in each direction to maintain mony Road are not finalized, indications
acceptable levels of service. are that the State plans to widen the road-
way to the center rather that to the out-
At the present time the State Division of side and greatly reduce or eliminate the
Highways controls the speed limit along median. In regard to landscaping, the
Harmony Road. It varies from 55 MPH Division of Highways has a policy that
near I-25 to 40 MPH closer to College discourages planting trees in the right-of-
Avenue. It is expected that when the way and/or the median.
corridor is fully developed, the speed limit
will be reduced to 40-45 MPH. How and In recent years Harmony Road has func-
when the speed limit will change is de- tioned more as a local arterial street and
pendent on a variety of factors, includ- less as a state highway. Recognizing this
ing traffic volume and safety. trend, the State has indicated a desire to
work toward placing Harmony Road un-
der local control.
STATE VERSUS LOCAL
CONTROL
LAND USE PLANNING
Since Harmony Road is a state highway,
decisions regarding roadway improve- For the past ten years, the City has pro-
ments, future widening, landscaping in moted a mixed land use concept in Fort
the right-of-way and maintenance are Collins because of the associated social,
decisions made by the State Division of economic and environmental benefits.
Highways. The goals and objectives of One of the most important reasons for
the State may not always parallel those mixing land uses relates to transportation.
of the community. In recent years, City Locating employment centers, shopping
staff has maintained a good working re- centers, recreational opportunities and
lationship with the Division of Highways, residential areas in close proximity to each
and has been able to negotiate accept- other shortens the distance people need
able solutions when State and local goals to drive to
2-8
work, shop and play. It also encourages Public transit does not serve the corridor
alternative modes to transportation such now but may be available in the future, as
as walking and bicycling. Besides the con- employment opportunities increase. Low
venience and associated lifestyle benefits, density development makes it difficult to
mixed land use, by shortening trip length provide transit service cost effectively.
and eliminating some trips altogether, can The Transit Development Program, a 5-
have a positive effect on air quality. year strategic plan adopted by City Coun-
cil in 1990, focuses on serving transit de-
The present trend of large employers to pendent populations, including the eld-
develop in "campus-like" settings is evi- erly, people with low incomes, the disabled
dent along Harmony Road. While these and students. Demographics show that
settings are visually attractive and offer the highest concentrations of transit de-
recreational benefits for employees, this pendent people live in the northwest por-
kind of low density development makes tion of the city. Focusing of limited re-
efficient transit service difficult. sources has resulted in the elimination of
transit service along Harmony Road east
of College Avenue for the short term fu-
ALTERNATIVE MODES ture.
While land use planning attempts to pro-
vide opportunities to work, shop and play
close to home, the lack of pedestrian link-
ages, bikeways and safe crossings along Mixed land uses encourage
Harmony Road make it difficult to walk alternative modes of
or use a bicycle as an alternative mode of transportation such as
transportation. Sidewalks are built as de- walldng and bicycling.
velopment occurs. Signalized intersec-
tions and crosswalks are added as traffic
volumes increase. As the corridor gets
closer to complete build out, pedestrian
linkages will be more complete and use-
ful.
At the present time, Harmony Road does
not have a designated bike lane. Some
bicycle commuters use the road shoulder;
however, the shoulder does not exist in
all locations. The speed and proximity �---
of passing vehicles can be dangerous for
bicyclists.
2- 9
Some commuters that use I-25 to travel LAND USE/ZONING
to other cities to work have started car
pooling. Currently, people park their cars EXISTING LAND USE
on the north side of Harmony Road just
west of the I-25 interchange and travel Harmony Corridor contains approxi-
with other people commuting to the same mately 3,090 acres and is 37% developed.
location. Commuter Pool is a ride share/ It already contains a wide variety of land
car pool program operated by the City uses. See Maps 7A and 7B. The Chart
which currently serves this area and could on the next page summarizes some land
provide service to local employees as well use statistics that help describe the corri-
as those who drive to Denver. dor.
Residential land uses occupy the largest
LONG RANGE PLANNING amount of developed property. There are
approximately 2,322 dwelling units in the
Another factor affecting the future of planning area for a total population of
transportation in the Harmony Corridor approximately 6,150 residents. Although
will be the Fort Collins Area Transpor- the residential areas are single family ori-
tation Plan expected to be complete in ented, there is significant multi-family
1991 . The Plan will identify all transpor- development. The corridor also contains
tation systems needs and evaluate the two large mobile home parks. Single fam-
social, economic and environmental im- ily lots range from approximately 6,300
pacts of alternative land use and trans- square feet to nearly an acre in size and
portation models. The goal of the Plan home prices vary considerably from
is to establish transportation policies, fa- $55,000, to over $350,000 in current dol-
cilities and implementation schedules that lars. Almost all of the residential areas
will guide the future development of this were constructed within the last decade,
community through the year 2010. The with the exception of Fairway Estates
Plan will identify future street needs, iden- located south of Harmony Road near
tify new street locations, create opportu- College Avenue, which has existed for
nities for bicycle and pedestrian travel and more than twenty-five years.
determine the role of transit in our com-
munity. Industrial uses occur at dispersed loca-
tions in the corridor area. The uses are
predominantly research, manufacturing
and office/warehouse. With the excep-
tion of Hewlett-Packard, the major users
are located in Golden Meadows and
Oakridge industrial parks. Collectively
these industrial developments represent
a significant portion of the community's
employment base.
2- 10
Only a small portion of the corridor is HARMONY CORRIDOR LAND USE STATISTICS
currently developed as retail and is found
clustered near College Avenue, in the vi- Percent
cinity of Boardwalk Drive and near the Land Use Acres of Total
I-25 interchange. A community/regional
shopping center at Boardwalk Drive in- Residential 481 16%
cludes a PACE Membership Club Ware- Industrial 190 6%
house. A grocery store and a builders Institutional 53 2%
supply store are planned to be part of the Retail/ Office 69 2%
same center. There is a scattering of of- Right-of-Way 341 11 %
fice space occurring mainly between Undeveloped 13956 63%
Boardwalk Drive and Timberline Road in
two major centers: Boardwalk Office Park Total Land Area 35090 100%
and Oakridge Business Park.
Other notable land uses include: Moun-
tain Crest Hospital, a private psychiatric
hospital; several churches ; Harmony
Cemetery; Werner Elementary School; as
well as Landings and Golden Meadows
Parks.
The variety of land uses and amenities
already existing in the corridor, combined
with the fact that the corridor has large, prior to development to ensure that ur-
vacant, fully-serviced tracts of land for ban level development standards are
development, makes it unique in Fort maintained. Properties located east of I-
Collins. 25 are outside of the UGA and would
develop under County regulations.
ANNEXATION
ZONING
Only 60% of the study area is currently
within the city limits. See Map 8. Prop- Of the property located within city lim-
erties adjacent to city limits and eligible its; 43% is zoned residential; 25% is zoned
for annexation are required to annex prior industrial; 16% is zoned for retail/office;
to development, while properties located 5% is zoned for mobile homes; and 11 %
within the Urban Growth Area (UGA) is zoned transitional. See Map 8. Prop-
and not eligible for annexation are re- erties located in unincorporated Larimer
quired to go through a City-County joint County have a combination of farming,
review process. Both the City and the commercial and industrial zoning desig-
County encourage developers to annex nations.
2- 11
It is important to note that most of the the development potential of any particu-
properties within the city limits and cur- lar site is evaluated on its own merits —
rently undeveloped have a PUD condi- size, shape, location, natural features, site
tion attached to the zoning designation. development concept and its effect on
This does two things: 1 ) Properties will surrounding land uses — rather than ac-
be developed as planned unit develop- cording to a predetermined zoning dis-
ments (PUD) and reviewed under the cri- trict classification. This performance
teria of the LAND DEVELOPMENT zoning system, developed and used ex-
GUIDANCE SYSTEM (LDGS) . 2) De- tensively in Fort Collins for the past dec-
velopers will be allowed to propose a ade, has achieved national recognition as
wider range of land uses than otherwise a creative and effective land use manage-
permitted under the zoning classification. ment tool.
When properties are annexed into the city,
the City Council has typically attached a
PUD condition to the zoning. In effect, LARIMER COUNTY
most of the currently undeveloped prop-
erty within the corridor will eventually be Latimer County adopted a comprehen-
planned and developed under the criteria sive land use plan in 1988. Land areas in
of the LDGS. The guidance system gives the Harmony Corridor, but outside of the
landowners considerable flexibility in de- Fort Collins city limits are categorized in
veloping their property as long as the the plan. Properties west of I-25 are des-
project conforms to certain criteria de- ignated "Municipal Expansion Area/Ur-
signed to protect and improve the health, ban Development Area" meaning that
safety, convenience and general welfare future municipal boundaries are expected
of the people of Fort Collins. to expand to include these areas. Proper-
ties east of 1-25 are designated "Rural"
The City's GOALS AND OBJECTIVES meaning that "these areas are protected
and the LAND USE POLICIES PLAN for agricultural uses and other low inten-
encourage mixed land use for the social, sity uses requiring large land areas and low
economic and environmental benefits service needs." The Latimer County
associated with it. Locating employment Zoning Ordinance, however, indicates
centers, shopping centers, recreational op- that these areas (east of 1-25) , are zoned
portunities and residential areas in close C-Commercial and I-Industrial. These
proximity to each other encourages zoning district designations allow a much
people to drive less and walk or use bi- wider array of land uses.
cycles more. The LAND DEVELOP-
MENT GUIDANCE SYSTEM is a de-
velopment review system designed to
implement the City's land use goals, ob-
jectives and policies. Under this system,
2- 12
PLANNED RECREATION The City's proposed recreational trail sys-
FACILITIES tem intersects and surrounds the study
area. At this time only a general location
The City has already purchased 100 acres for the trail has been defined. As devel-
of land including Portner Reservoir, to opment occurs, more specific trail loca-
develop Fossil Creek Community Park. tions will be selected and easements for
In addition, the City's 1989 PARKS AND the trail will be acquired through dedica-
RECREATION MASTER PLAN rec- tion and/ or purchase. Acquisition of
ommends that a community park be de- open space in the foothills, along the
veloped to serve the southeast portion of Cache la Poudre River and in the Fossil
the community. A tentative location for Creek floodplain is emphasized in the
this park is near the Cache la Poudre River City's PARKS AND RECREATION
northeast of the study area. The historic MASTER PLAN. Since part of the study
Strauss Cabin, combined with the natu- area lies within the floodplain of the
ral setting of the Cache la Poudre River, Cache la Poudre River, there may be po-
make this area an ideal location. The tential for open space acquisition as well
master plan also projects that an addi- as park and trail development in this sce-
tional 18-hole golf course will be needed nic corridor.
by the community by the year 2000. The
natural features of this site would pro- Neighborhood parks are acquired and
vide an attractive setting for a golf course. developed when funds become available
through parkland fees paid by residential
development. Community parks are usu-
Landing's Park provides ally funded through bond issues or spe-
recreational opportunities cial sales taxes, after population in the vi-
for neighborhood residents. cinity grows and demand for the facility
increases. The City uses Colorado lot-
tery funds for acquiring and developing
trails and open space. The City is com-
mitted to completing as much open space
and trail development as lottery funds will
finance.
FO
u 00
2- 14
CULTURAL SERVICES Some of the historic buildings and sites
in the corridor are potentially eligible for
Currently all cultural services offered by the National Register by virtue of their
the City — Lincoln Center, the museum architecture, the people who lived in them,
and the public library, are located near or because of their association with events
downtown. It is likely that additional fa- that have made a significant contribution
cilities, such as a branch library to serve to the broad patterns of our history. See
the south part of Fort Collins, will be Map 9 . Some of the more significant
needed at some point in the future. buildings and sites are depicted on the fol-
lowing pages.
HISTORICAL RESOURCES
Before there was a Harmony Road there
was a small agricultural community named
"Harmony". The Settlement was estab-
lished as early as 1870. Farming was the
mainstay of the community with over Harmony Store-Located
4000 acres being cultivated in 1881 . Crops at the northwest corner of
included fruit trees, small fruits, grasses, Timberline Road and
Harmony Road, the old
wheat, corn, barley, oats, and timothy. Harmony Store served as
Names of local farmers such as McNally, a grocery store, post office
Brown, Preston, Baxter, Brockway and and town center for early
Webster suggest predominantly English
residents of Harmony.
and Scottish heritage.
The "Harmony Store", a grocery store,
post office and eventually a gas station,
was the center of town. Located at the
northwest corner where Timberline Road
and Harmony Road intersect, the build-
ing still exists today. The original school,
located west of Harmony Cemetery, was
eventually replaced by a newer school
which still exists at the northeast corner
of the same intersection. There was a
stockyard north of Harmony Road along Q
the Union Pacific railroad tracks and a El
grain elevator on the south side. Several
historic residences still exist.
2- 15
Brownell House-Built
circa 1890, this two-story
brick house located at
® 3105 East Harmony Road
is architecturally
significant because it is
distinctively characteristic
of the type, period and
Elmethod of construction
of the American Queen
Anne Style.
Preston Farm-Benjamin
Preston, Jr. was an
immigrant who came to
the area in the 1860's,
started with very little and
O eventuallyme
a respected farmer and
somewhat of an
agricultural innovator. The
Preston Farm is significant
because of Mr. Preston's
prominent role in local
history, the elaborate and
essentially unaltered
Victorian frame house
and because it is a
complete working farm
associated with the history
of this area.
4
2- 16
Harmony School-Built in
1931 during the
depression, this building
is a good example of
art modern.
Tnn
0DD JJ 11 JJJ JJ JJ
Harmony Road Cemetery-
This original cemetetyis
an important part of the
community's heritage. It
has been tastefully
renovated and is
maintained byOakridge,
the business/industrial
park located adjacent to it.
n
2- 1
VISUAL ANALYSIS is enhanced by the dramatic backdrop of
Longs Peak and the Front Range. Exist-
Visual analysis is a complex concept. ing development located immediately
Photography and field investigations west of I-25 detracts from the scenic
were used to analyze the visual quality qualities of this entry. The commercial
of the Harmony Corridor as perceived buildings rate low in both architectural
by a motorist driving along Harmony quality and visual orderliness. Significant
Road from I -25 to College Avenue. vegetation helps soften the general ap-
Three factors combine to create the per- pearance.
ceived visual quality of the corridor: qual-
ity and maintenance of the built environ- Masses of cottonwood trees and lakes
ment, visual orderliness and vegetation. located along the north side of the road
Long range views to Longs Peak and the add to the visual richness of the gateway
Front Range are evident throughout the area. Traveling to the top of the ridge and
corridor and also play an important role out of the floodplain, the landscape char-
in the overall visual quality. acter of the corridor changes to a mix-
ture of agricultural fields and high qual-
The gateway to the corridor at the I-25 ity business/industrial development. The
interchange has many positive visual at- Hewlett-Packard facility located just at the
tributes. Riparian vegetation identifies top of the ridge is particularly impressive
the river's meandering path. The natural with its wide setback and handsomely
scenic qualities of the river, the flood- landscaped grounds. This development
plain, wetlands and associated vegetation along with several others in the corridor
have set a precedent of wide setbacks and
Hewlett-Packard facility naturalistic berming along Harmony
located at the top of the Road. The overall effect is spacious, un-
ridge. cluttered and very attractive. Masses of
mature trees are interspersed throughout
the corridor framing views and provid-
ing visual diversity. Overhead power lines
are noticeable along most of Harmony
Road, predominantly on the north side.
It is anticipated that most of these lines
will go underground as land is annexed
and the area is served by City of Fort
Collins Light and Power.
2- 18
Traveling further west, development in-
creases, the type of development becomes
more diverse and the overall visual qual-
ity decreases. The area around the Union
Pacific railroad tracks located at about the
midpoint of the study area is problem-
atic because of visual clutter created by
warehouse-type structures, railroad and
traffic control devices, overhead power
lines and signage. On the positive side,
Oakridge and Golden Meadows business
parks located just west of the railroad
tracks are further examples of high qual-
ity business/industrial development and
landscape sophistication, helping to set
the tone for future development in the Visual clutter near the
corridor. Union Pacific railroad
tracks detracts from the
attractiveness of the
As one approaches College Avenue, set- corridor,
backs become much narrower and are
nonexistent in some areas, the quality of
development decreases, the median ends
and there is less vegetation at eye level to
soften the visual clutter and intense de-
velopment. This area is however, not
without positive aspects. Recent devel-
opments located on the west side of the
College Avenue intersection have pro-
vided wider setbacks and generous
amounts of plant material to help soften
the appearance of the intersection. Ri-
parian vegetation along Mail Creek and
an abundance of mature trees associated
with the Pioneer Mobile Home Park are
significant natural amenities which will
become even more valuable as this area
redevelops over time.
2- 19
HARMONY CORRIDOR: Three focus areas are defined in the Plan
THE PLAN — LAND USE, URBAN DESIGN and
THE GATEWAY. In each focus area is-
Analyzing existing conditions in the cor- sues are delineated and potential problems
ridor led to the identification of poten- are identified. Alternative approaches for
tial problems and also revealed a myriad solving the problems and for taking ad-
of opportunities. The corridor has large vantage of the opportunities were gener-
tracts of fully serviced land available for ated and analyzed, resulting in recom-
development. We have an opportunity mended courses of action. The Harmony
to attract the kinds of business and in- Corridor Plan is a projection of the
dustry we want for the corridor, instead corridor's future, indicating ways to re-
of just reacting to what comes. The vi- solve conflicts and take advantage of
sual appearance of the corridor is linked unique opportunities.
to its livability and is also important eco-
nomically. We have an opportunity to
affect how the corridor will look in the
future. The gateway area, located in the
floodplain of the Cache la Poudre River
is largely undeveloped. We have an op-
portunity to successfully balance natural
resource assets and economic develop-
ment at this important gateway entrance.
2-20
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3
LAND USE
The final test of an economic system
is not the tons of iron, the tanks of oil, or
miles of textiles it produces. The final
test lies in its ultimate products - the sort
of men and women it nurtures and the
order and beauty and sanity of their
communities.
LEWIS MUMFORD
3- 1
INTRODUCTION Another important issue is the concern
that the Harmony Corridor should not
The national image enjoyed by Fort Col- develop as a typical commercial "strip"
lins as an excellent place to live and do with frequent curb cuts, inadequate land-
business is well deserved. Few cities in scaping, and highly fragmented develop-
the nation have a more spectacular set- ment lacking coordinated site planning.
ting, a more qualified work force, or a
more pleasing climate. The Harmony Finally, the corridor offers unique oppor-
Corridor represents a key opportunity to tunities to attract desirable industries and
maintain and enhance the community's uses that can provide long-term economic
positive image and quality of life. stability for the community. Fort Collins
has the opportunity to choose which in-
As the Harmony Corridor emerges as a dustries are important for its future.
focus of development activity in south- These choices will set the direction for
east Fort Collins, this is an opportune the community's economy for the next
time to look at current development forty years. In this regard, the issue ap-
trends and determine what specific fu- pears to focus on the need for more pre-
ture land uses would be most desirable dictability in guiding industries and busi-
to complement other development in the nesses choosing to locate in the corridor
area. area.
ISSUES CURRENT LAND USE POLLICIES
AND REGULATIONS
The issues surrounding future land use
in the Harmony Corridor appear to fo- The City's LAND USE POLICIES
cus on the need to manage development PLAN and LAND DEVELOPMENT
to achieve a level of quality consistent GUIDANCE SYSTEM (LDGS) are the
with the economic, environmental, visual two documents which have been used
and other "quality of life" objectives of most frequently to guide the planning and
the community; while guiding the corri- development of the corridor for the past
dor to become a major business center ten years. The LAND USE POLILCIES
in northern Colorado that attracts desir- PLAN (1979) , an element of the City's
able industries and businesses and, at the COMPREHENSIVE PLAN, is the offi-
same time, provides effective transitions cial statement of long range planning
from residential neighborhoods. policy regarding a broad variety of land
use planning issues including growth
management,
3-2
environmental protection, and locational go out to eat, and where they find recre-
policies for specific land use classifica- ation. The auto becomes less necessary,
tions. The LAND USE POLICIES thereby relieving the transportation sys-
PLAN does not dictate specific kinds or tem and reducing air pollution. Direct-
specific locations of land uses that could ing growth to those areas of the commu-
occur in the community, but does pro- nity where utilities are already in place,
vide general guidance, with special em- saves money and makes more efficient use
phasis that development be well-designed of the existing public investment in in-
and mitigate any negative impacts before frastructure improvements.
they be allowed to develop.
The adopted LAND USE POLICIES
Once the Harmony Corridor Plan is PLAN also encourages a variety of retail
adopted, it will serve as an element of the activity in the corridor, including commu-
COMPREHENSIVE PLAN and will nity and regional shopping centers. Only
supplement the LAND USE POLICIES neighborhood scale shopping centers are
PLAN for this section of the community. allowed in residential areas. Strip com-
mercial development is discouraged in the
The LDGS, on the other hand, is not a LAND USE POLLICIES PLAN in fa-
Plan. It is a land use regulatory mecha- vor of compact shopping centers.
nism, like zoning, which is used to imple-
ment the goals, objectives and policies of Transitional land uses or areas are also
the LAND USE POLICIES PLAN and provided for in the Plan to be located
the COMPREHENSIVE PLAN. between residential and commercial ar-
eas. All residential areas are encouraged
The LAND USE POLILCIES PLAN to include a mix of single family and
promotes the maximum utilization of multi-family dwelling units of differing
land within the corridor, higher density types and densities. Other uses such as
development, phased growth, a mix of parks and schools are also expected to
uses and concentrated building activity. develop in the future to serve the expand-
The availability of public facilities, includ- ing residential areas.
ing streets, sewer, water, natural gas, and
electricity, establishes the corridor as a Since the late 1970's, development in the
preferred location for intense urban ac- Harmony Corridor has been especially
tivity including a mix of residential, in- attractive and sensitive to the unique char-
dustrial, commercial and recreational uses. acteristics and importance of the area.
Properly designed, multiple use develop- The decision by Hewlett-Packard to lo-
ments make sense from both a public and cate in this corridor has had the positive
private standpoint. People can and should effect of attracting other light industries
have the opportunity to live near where and office users. The quality of recent
they work, where they shop where they commercial and
3-3
residential development in the area has development, character and practicality.
also been very good. The challenge at They were reviewed by the property own-
hand is to determine if any additional ers in the study area and the general pub-
land use policies are needed which could lic. The recommended land use plan was
improve upon, reinforce and enhance the synthesized by staff based on several
pattern of land use occurring within the months of public review and comment
corridor. at a variety of forums.
The land use plan is depicted on Map 10.
PLANNING FOR The intent of the land use plan and map
THE FUTURE is to provide for an orderly, efficient and
attractive transition of vacant rural land
INTRODUCTION to urban use; and to:
Both the City Council and the Planning (a) Maximize the use of existing services
and Zoning Board have the responsibil- and facilities (streets and utilities) .
ity and the authority to undertake the
preparation of long range plans and poli- (b) Promote the development of the
cies. This planning effort offers an op- corridor as a high quality, self-con-
portunity to establish a refined vision for tained and compact business center.
the corridor. It includes creating a desir-
able living and working environment for (c) Provide for the location of industry
future inhabitants, an exciting gateway and business in the city by identify
into the community, as well as an impor- ing prime locations for such uses.
tant center for business and commerce.
(d) Provide shopping and service areas
The land use plan for the Harmony Cor- convenient to both residents and em-
ridor is intended to improve upon, rein- ployees of the corridor.
force and enhance the City's COMPRE-
HENSIVE PLAN. It offers a vision of (e) Provide for a variety of housing
a future that many people and interests types.
can identify with and seek to implement.
(f) Preserve and protect existing residen-
THE PROCESS tial neighborhoods from intrusive or
disruptive development.
Several different land use alternatives
were considered before finally arriving at
the recommended one. These alterna-
tives ranged considerably in intensity of
3-4
THE VISION Free-standing highway related commer-
cial (convenience stores, fast-food restau-
The vision for the corridor area is that it rants, gas stations and the like) are not
become a major business center in north- permitted to locate outside of planned
ern Colorado attracting a variety of busi- shopping centers or industrial parks. Only
nesses and industries serving local as well neighborhood scale shopping centers are
as regional markets. It should also include allowed in residential areas.
a mixture of land uses including open
space, residential, office, recreational, and Hotels to serve business tenants within
retail activities. the park will grow in importance. These
hotels will be sited near major industrial
The focus of most development activity, parks, and in most cases be visible from
especially commercial, should be at the Harmony Road.
major street intersections. The intensity
of land use should decrease as distance Low intensity retail, restaurants, day care
from Harmony Road increases and as the facilities, health clubs, personal service
distance from the major intersections in- shops, business services (print shops, of-
creases. To promote pedestrian, bicycle fice supply, etc.) , banks and other similar
and transit use, development in the area commercial activity is concentrated in at-
should be compact. Buildings, spaces and tractively designed centers and integrated
street frontages should be well-designed into planned industrial parks.
and of high quality materials and work-
manship. Buffer areas (transitional land uses, linear
greenbelts, or other urban design ele-
Business and industry provide the major ments) are provided to serve as cushions
economic focus of the corridor area. The between the adjacent residential neighbor-
land use mix also includes a variety of hoods and the commercial areas. The
commercial uses to meet tenant and existing, low density residential uses in the
neighborhood resident needs. surrounding neighborhoods are main-
tained and enhanced. As business acdv-
Community and regional commercial ac- ity expands, new housing stock of a mix
tivities are introduced in well-planned of types and densities is introduced as
shopping centers or industrial parks, de- integral parts of the business and indus-
signed to draw shoppers from the sur- trial parks.
rounding community and region.
3-5
LAND USE PLAN
GOAL STATEMENT
Encourage and support mixed land use development in the Harmony Corridor while dis-
couraging "strip commercial' development and promoting the vitality and livability of
existing residential neighborhoods.
POLICIES
LU-1 Strive for excellence and high quality in the design and construction of
buildings, open spaces, pedestrian and bicycle facilities, and streetscapes
by establishing and enforcing design guidelines specific to the corridor
area.
An important part of the Harmony Corridor Plan is the desire to continue the high standard
of quality established by recent development projects in the corridor area. One way that
this can be accomplished is through the development and implementation of design guide-
lines specific to the corridor itself. These guidelines should be adopted as a part of the
criteria that the City uses to review development of the corridor area. These guidelines
should address the following issues:
Streetscapes, including fencing and screening.
Landscaping.
Street and parking lot lighting.
Building setbacks.
Architectural design and materials.
Pedestrian and bicycle access and circulation.
LU-2 Locate all industries and businesses in the "Basic Industrial and Non-
Retail Employment Activity Centers" in the areas of the Harmony Cor-
ridor designated for such uses on Map 10. Secondary supporting uses
will also be permitted in these Activity Centers, but shall occupy no more
than 25 percent (25%) of the total gross area of the Overall Development
Plan or Planned Unit Development, as applicable.
The Harmony Corridor offers an opportunity for creating a major business and industrial
center in northern Colorado, due to its desirable location, accessibility, available infrastruc-
ture, and land ownership pattern. Attracting desirable industries and businesses into the
community, and in particular, the Harmony Corridor, achieves an important public pur-
pose because it promotes primary and secondary jobs and generally enhances the local
economy.
3-6
Basic Industrial and Non-Retail Employment Activity Centers are locations where indus-
trial uses and/or office or institutional type land uses are planned to locate in the future in
business park settings. Base industries are firms that produce goods and services which
are produced for export outside the city, and thereby import income into the city. Typical
business functions include research facilities, testing laboratories, offices and other facili-
ties for research and development; industrial uses; hospitals, clinics, nursing and personal
care facilities; regional, vocational, business or private schools and universities; finance,
insurance and real estate services; professional offices; and other uses of similar character,
as determined by the Planning and Zoning Board.
Secondary uses include hotels/motels; sit-down restaurants; neighborhood convenience
shopping centers; childcare centers; athletic clubs; and, a mix of single family and multi-
family housing. If single family housing is provided, at least a generally equivalent number
of multi-family dwelling units must also be provided. "Multi-family" shall mean attached
single family dwellings, 2-familly dwellings or multi-family dwellings.
Secondary uses shall be integrated both in function and in appearance with an office (or
business) park, unless a special exemption is granted by the Planning and Zoning Board.
In order for such an exemption to be granted, the applicant must demonstrate to the
satisfaction of the Board that the granting of the exemption would neither be detrimental
to the public good nor impact the intent and purposes of the foregoing requirement and
that by reason of exceptional narrowness, small parcel size, or other special condition
peculiar to a site, undue hardship would be caused by the strict application of this require-
ment.
The essence of the Basic Industrial and Non-Retail Employment Activity Center is a com-
bination of different types of land uses along with urban design elements that reduce
dependence on the private automobile, encourage the utilization of alternative transporta-
tion modes, and ensure an attractive appearance.
LU-3 Provide for the advance planning of large, undeveloped properties in the
corridor area.
Coordinated planning of large parcels of land in the corridor area can generally provide
greater opportunity for more innovation and variation in design, increase efficiency in
utility services, and accomplish many more of the policies and objectives of the commu-
nity than does a more piecemeal approach to development planning.
3-7
LU-4 Locate a broader range of land uses in the areas of the Harmony Corri-
dor known as Mixed-Use Activity Centers as shown on Map 10.
Mixed-Use Activity Centers are areas where a broader range of land uses may locate. The
Mixed-Use Activity Center permits, in addition to the uses listed in the "Basic Industrial
and Non-Retail Employment Activity Center," a range of retail and commercial uses to
occur in shopping centers. If single-family housing is provided, at least a generally equiva-
lent number of multi-family dwelling units must also be provided. Neighborhood service
centers, community shopping centers, and regional shopping centers, and a lifestyle shop-
ping center shall be limited to those locations shown on Map 10.
The essence of the Mixed-Use Activity Center is a combination of different types of land
uses along with urban design elements that reduce dependence on the private automobile,
encourage the utilization of alternative transportation modes, and ensure an attractive
appearance.
LU-5 All retail and commercial land uses, except those permitted as second-
ary uses in the Basic Industrial and Non-Retail Employment Activity
Centers , shall be located in shopping centers . All shopping centers, ex-
cept neighborhood convenience shopping centers, shall be limited to
the locations show on Map 10. Neighborhood convenience shopping
centers shall also be permitted in the Basic Industrial and Non-Retail
Employment Activity Center as described in LU-2.
The Plan allows for a broad range of retail uses to occur in shopping centers which satisfy
the consumer demands of residents and employees who live and work in adjacent neigh-
borhoods, as well as from the community or region. Coordinated planning of a "center"
rather than isolated individual uses is the most effective means of avoiding the "strip" type
of development.
The scale and design of the shopping centers should be compatible with neighboring uses.
Shopping centers can and should play an important role in the identity, character and
social interaction of surrounding neighborhoods. They should be easily accessible to
existing or planned segments of public transit. Adequate auto accessibility, especially for
community and regional shopping centers, is important. Shopping centers should have a
physical environment that is conducive to pedestrian and bicycle travel.
3- 8
LU-6 Recognize the importance of the continued livability and stability of
existing residential neighborhoods as a means to expanding future eco-
nomic opportunities in the corridor.
The corridor area contains existing residential areas whose existence contributes to the
future economic health of the corridor area. Future development in the corridor should
be sensitive to these areas.
LU-7 Preserve a transition or cushion of lower intensity uses or open space
between existing residential neighborhoods and the more intense indus-
trial/commercial areas .
An important goal of the Harmony Corridor Plan is to provide a harmonious relationship
between land uses and to protect the character of new and existing residential neighbor-
hoods against intrusive and disruptive development. Open space, setbacks, landscaping,
physical barriers and appropriate land use transitions can be effective was to provide a
cushion between different uses. The following are generally considered to be appropriate
transitional land uses:
low intensity professional offices
multi-family housing
churches
childcare centers; and
nursing homes and/or elderly retirement homes.
3-9
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3- 10
IMPLEMENTATION ACTIONS
The following actions need to be taken by the City to ensure that the land use section of
the Plan is implemented over the years to come.
1 . The City Council and the Planning and Zoning Board should adopt the Plan.
2. The City should annex all unincorporated areas within the Harmony Corridor, in
accordance with the parameters of the Urban Growth Agreement,
3, The City should adopt design standards and guidelines which reinforce the dis-
tinctiveness and quality of the corridor area.
4. When reviewing new development proposals in the corridor, the City shall evalu-
ate such proposals according to the standards and guidelines adopted as part of
the Harmony Corridor Plan. The Harmony Corridor Standards and Guidelines are in
addition to existing development regulations that apply to specific development
proposals.
5 . The City should prepare design guidelines which further elaborate on the effective
use of design measures for buffering between residential and non-residential land
uses.
6. The City should establish means of effectively encouraging industries and busi-
nesses to locate in the Harmony Corridor.
7, The City should consider adopting a "superblock" planning requirement which
assures the coordinated planning of large parcels of land.
8. The City should explore local landmark district designation of existing historic
structures.
9. The City should study the distribution of basic industrial and non-retail jobs as
part of the update of the Comprehensive Plan. The planning effort should also
determine the relative importance of the Harmony Corridor in achieving commu-
nity-wide employment objectives. And, based on the results of the study, the City
should prepare incentives and/or regulations to assure implementation of the
employment objectives in the Harmony Corridor. Revise policies of the Plan as
needed.
3- 11
10. The City of Fort Collins, Latimer County and the Town of Timnath should join
efforts to plan for the appropriate development of Harmony Road east of I-25
compatible with the Harmony Corridor Plan.
11 . Pioneer Mobile Home Park, located on the northeast corner of Harmony Road
and College Avenue, is home for many low-income families and elderly persons
on fixed incomes. Although the Plan indicates future redevelopment of the site,
the displacement of persons in the neighborhood should be carefully planned and
sensitive to the particular needs of the residents.
12. The "Harmony Bikeway Study" (currently underway) should be prepared to rein-
force the goals and vision of the Harmony Corridor Plan, as well as the City's overall
transportation objectives.
3- 12
4
URBAN DESIGN
The success of a work of design may be
soundly evaluated only by its overall long-
term effect on the healthy, happy survival
of humans. Any other evaluation of
architecture, landscape architecture, or
city planning makes little if any sense.
NORMAN NEWTON
4- 1
INTRODUCTION As Harmony Road continues to develop,
an urban design character will be estab-
Urban design encompasses a wide vari- lished. It can become like many other
ety of topics having to do with the physi- communities and be visually cluttered
cal environment in an urban setting. with a wide variety of land uses, architec-
Existing development, open space, pe- tural styles and landscapes or it can be a
destrian and vehicular linkages, historic well-planned corridor with a cohesive
buildings and places, trees and other natu- landscape design theme that capitalizes on
ral features all combine to create a sense its strengths and down plays it weaknesses.
of place. The challenge for the Harmony One purpose of the Harmony CorridorPlan
Corridor Plan is to take all of these diverse is to create an urban design framework
urban design elements and shape them, that can unify the visual diversity into a
so that the resulting sense of place en- cohesive whole. Building on the area's
hances the quality of life for people who natural scenic qualities, the Plan seeks to
live and work in the corridor. create a vision of what the Harmony
Road of the future will look like.
ISSUES
ECONOMIC DEVELOPMENT
VISUAL CONSIDERATIONS CONSIDERATIONS
As one enters the corridor from the east, Harmony Corridor represents an oppor-
the landscape character along Harmony tunity for this community to make a posi-
Road is a unique blend of rural scenery tive first impression and demonstrate that
and high quality, campus-like office and Fort Collins is a great place to live, work
industrial development. Moving further and play. Harmony Corridor already has
west and closer to fully urbanized areas, many positive locational and site devel-
the variety of land uses becomes more opment characteristics, such as good com-
diverse and includes commercial busi- munity/regional access and large fully
nesses, The landscape character changes serviced tracts of undeveloped land. A
from a wide floodplain, dominated by uniquely attractive and well-planned land-
spectacular views of the Front Range to scape character can reinforce these posi-
a predominantly paved urban environ- tive qualities and give Fort Collins an edge
ment near College Avenue. It is prob- when competing against other commu-
able that the diversity of land uses and nities for quality business and industrial
architectural styles will continue to in- development.
crease.
4-2
This vision for Harmony Corridor goes While landscape continuity is essential,
beyond establishing an attractive land- other landscape characteristics are also
scape and attempts to create an image for important. Selecting plant material that
the corridor that is consistent with the is hardy, disease resistant and relatively
progressive and dynamic development oc- easy to maintain increases the chances for
curring there. Changing the name of success. Plant materials that create visual
Harmony Road to Harmony Parkway is interest and seasonal variety make the
one example. Specially designed and well- landscape more appealing and should be
coordinated public signage, lighting and emphasized in the plan. Existing trees
other visible infrastructure can further should be preserved for the spatial char-
enhance a quality image for the corridor. acter they establish and the historical heri-
tage they represent.
LANDSCAPE DESIGN ISSUES
WATER CONSERVATION
In order for the Harmony Corridor ur-
ban design concept to be successful, it Water conservation is an environmental
needs to overcome constraints and take issue which will become increasingly im-
advantage of opportunities. The biggest portant in the future. The landscape de-
challenge is to develop and implement a sign concept for Harmony Road needs
landscape plan that can successfully inte- to recognize this trend and respond by
grate the many different existing land- utilizing xeriscape techniques.
scape characters into a cohesive whole.
Several existing developments have al-
ready set high standards for landscape
design. The wide setbacks, rolling berms
and groves of trees that typify the land-
scape frontage at Hewlett-Packard, Moun-
tain Crest Hospital and Oakridge create a =�
sense of spaciousness and environmen-
tal quality. The urban design plan for the
corridor should complement these suc-
cessful landscapes.
Specially designed and
well coordinated public
signage can contribute to
a quality image for the
corridor.
4- 3
Highways and designed to their standards.
At the preset time, these standards do not
allow planing trees in the median. The
o n need for curb, gutter, and splash blocks
in the future also needs to be examined.
In order to successfully implement a
meaningful urban design concept, the City
must work with the State toward a com-
mon vision for the future.
Transportation planning in the corridor
should respond to the needs of motor-
ists, commuters, bicyclists and pedestri-
The spacious median is ans. Well-planned and sensitively de-
important to the visual signed trail systems serving bicyclists and
quality of the corridor. pedestrians can contribute to the visual
attractiveness of the area, help create a
sense of place and enhance the quality
PEDESTRIANAND VEHICULAR of life for people who live and work in
LINKAGES the Harmony Corridor.
Other factors that contribute to the ur- HISTORICAL HERITAGE
ban design character of the corridor in-
clude the design of streets, sidewalks and The historical heritage associated with the
trail systems. Roadway geometrics and original community of Harmony is one
design detail influence the visual appear- of the interesting facts that make the
ance of a streetscape. In the Harmony Harmony Corridor unique. The colorful
Corridor it is especially important to con- personalities associated with that era and
sider future roadway geometrics for Har- their labor which created irrigated farm-
mony Road. land, built charming Victorian houses,
established a church, school and cemetery
The fact that Harmony Road is a state should not be forgotten. The persistence
highway complicates the issue. The City and hard work of these early pioneers
and State agree that eventually Harmony played an important role in the evolution
Road will need to be widened to accom- of the corridor.
modate three travel lanes in each direc-
tion. Indications are that the State in- Even though historic farmhouses and
tends to widen the roadway to the inside, other buildings in the corridor may even-
greatly reducing the width of the median tually be replaced by more modern struc-
or, in some cases, eliminating it entirely. tures, the historical heritage they repre-
Landscaping in the median also must be sent can be preserved in a variety of ways.
coordinated with the State Division of Encouraging property owners
4-4
to have the historical significance of their ALTERNATIVE DESIGN
structures documented is important. One CONCEPTS
of the future neighborhood parks in the
corridor could be named "Harmony The design process began with a visual
Park" and emphasize a historical theme. analysis of the corridor, detailed in Chap-
Historical markers along trail systems ter 2, followed by the generation of three
could enhance this concept. The Har- alternative urban design concepts — Har-
mony Corridor urban design plan should mony Orchard, Harmony Rhythm, and
capitalize on these opportunities to pre- Harmony Oaks. The basic elements of
serve the past for the benefit of future each design concept are described below.
generations.
HARMONY ORCHARD
COORDINATION WITH UTILITIES
In this design concept, ornamental trees
Utility systems in the corridor can affect are planted in a grid pattern to create an
the visual quality of the corridor in a va- orchard effect along Harmony Road from
riety of ways. The City's Water and Waste- I-25 and to College Avenue. The tree grid
water Utility has completed the concep- is continuous in the median and occurs
tual design and route selection for a ma- randomly along the road edges skipping
jor water transmission main in the corri- properties that are already developed.
dor. Utility engineers and planners will Developers are encouraged to plant ev-
need to balance the needs of the utility ergreens and tall deciduous canopy trees
with the aesthetic purposes of the urban to act as a backdrop for the orchard. Spe-
design plan. A 40-foot wide drainage cies of orchard trees are selected for har-
channel designed to carry stormwater diness and disease resistance, as well as
flows from the Hewlett-Packard site to for spring and fall color.
the lake east of County Road 7 is another
example of utility systems affecting the The median and adjacent properties are
visual appearance of the streetscape. graded to continue the rolling berms al-
Communication and coordination are key ready becoming a hallmark of Harmony
factors in resolving conflicts before they Road. A meandering bike trail parallels
become problems. In most cases the both sides of the street and connects to
needs of the utility can be met without existing bike trails. The ground plain is
sacrificing visual aesthetics if the systems planted with a bluegrass, brome and fes-
are carefully planned with the corridor cue mix to provide turf
landscape design objectives in mind.
4-5
Plan view of the Harmony
Orchard design concept.
that is green during the growing season HARM01VYRHYTHM
and still conserves significant amounts of
water over conventional bluegrass. The A repetition of plant material and sculp-
mowing height is six inches, in keeping ture combine to create a rhythm along
with an orchard theme. Thousands of Harmony Road that the viewer perceives
daffodils are naturalized all along the whether he is entering Fort Collins for
median creating a spectacular flower dis- the first time or is a resident taking ad-
play in early spring. Low stone walls are vantage of the bike trail system parallel-
encouraged as an architectural design el- ing the road. A narrow range of plant
ement at intersections and anywhere re- material is selected to provide seasonal
taining walls or low screen walls are interest. For example "Burning Bush"
needed. Distinctive lighting and sign might be selected as a shrub that is re-
graphics are used to further build on the peated in the landscape of new develop-
design concept. ments, resulting in a dramatic display of
glowing red shrubs during that few weeks
in the fall when that shrub turns color.
Other trees, shrubs and perennials are
selected to provide similar effects all
through the growing season.
Sculpture is promoted along the corridor
making a statement about Fort Collins'
interest in the arts. Occurring at inter-
sections and at prominent points along
the trail system, sculptural elements could
be individually unique or work together
around a common theme.
4-6
Perspective view of the
Harmony Rhythm design
concept.
.
IL RMOIVYOAKS tractive appearance led to the conclusion
that the Gambel Oak along with other
The Harmony Oaks concept is charac- oaks known to thrive in this climate would
terized by wide setbacks, naturalistic be the best tree to dominate in the corri-
berming, a meandering sidewalk, and dor landscape. Although the oaks are
groves of oak trees alternating with wild- combined with a substantial number of
flower meadows. Oaks have been selected other tree species to avoid a mono-cul-
as the dominant tree species for several ture, they are planted in sufficient quanti-
reasons. Two types of trees are native to ties to have a unifying effect. The oak's
Colorado: Coniferous species usually as- rugged appearance makes it ideally suited
sociated with higher elevations, and de- to the informal naturalistic landscape
ciduous species found along streams. One emerging along Harmony Road. Drifts
of the few deciduous hardwood trees of pines occur randomly to provide win-
native to Colorado is the Gambel Oak. ter interest and add to the naturalistic for-
This combined with the oak's reputation ested effect.
for longevity, hardiness, disease resistance,
low water demand, fall coloring, and at-
4-7
Plan view of the Harmony
Oaks design concept.
Starting at I-25 and continuing to Col- EVALUATING THE DESIGN
lege Avenue, wildflowers are planted in CONCEPTS
the median and intermittently along the
edges of the road. The continuity of the Each concept was evaluated against the
wildflowers provides a colorful welcome following criteria:
mat for people coming to Fort Collins
via Harmony Road. Along both sides • Ability to unify the corridor.
of the road, an extra-wide sidewalk me- • General attractiveness.
anders through berms providing the pe- • Seasonal variety.
destrian and bicyclist with alternate ex- • Ease of implementation.
periences of wildflower meadow and oak • Construction cost.
forest. Low stone walls, special signage
Maintenance cost.
and flags sporting a unique logo that ties . Water conservation.
in with the Harmony Oaks design theme . Landowner values.
are used at intersections to strengthen the
• General public values.
design concept.
All three alternatives along with support-
ing graphics were displayed at a series of
public open houses. Staff held numer-
ous meetings with affected interests and
work sessions with boards and commis-
sions. The feedback overwhelmingly sup-
ported the Harmony Oaks urban design
concept over the other concepts.
4-8
In the final analysis, the Harmony Or-
chard concept was rejected because of the
difficulty of implementation, high costs
and lack of support from the landown-
ers and general public. Although the
Harmony Rhythm design concept scored
high when evaluated against the criteria,
it was also eliminated because of high
installation costs and lack of landowner
support. The Harmony Oaks alternative
was selected as the urban design concept
with the most potential.
A dominant tree species combined with
a narrow plant palette will be very effec-
tive in unifying the corridor over time,
while the use of wildflowers can provide Perspective view of the
a dramatic unifying effect in a much Harmony Oaks design
shorter time frame. The combination of concept,
plant material, rolling berms and mean-
dering trail system will create a pleasant
and attractive setting for future develop-
ment and at the same time complement
existing developments. The naturalistic,
informal design will provide developers
with needed flexibility and the cost of
implementation and maintenance will be
equal to or less than the typical landscape
currently proposed for Harmony Road.
The Harmony Oaks concept emphasizes
xeriscape, a term for water conservation
through appropriate landscaping, in two
ways. The plant palettes will consist of a
variety of low to moderate water demand
plant materials, and the recommended
turf and wildflower ground covers will
consume significantly less water than tra-
ditional blue grass turf.
4-9
URBAN DESIGN PLAN
GOAL STATEMENT
Guide development in the corridor so that collectively a perceivable, unified urban design
theme and landscape character is created along Harmony Road. Utilize urban design
principals to ensure that Harmony Corridor continues to be a great place to five, work and
play.
POLICIES
UD-1 Implement the Harmony Oaks design concept through design standards
and guidelines for private and public sector development projects .
UD-2 Promote water conservation by providing design guidelines that encour-
age xeriscape landscape techniques .
UD-3 Establish a well-planned and attractive gateway entrance to the commu-
nity at the I-25 interchange, emphasizing the natural scenic qualities of
the area.
UD-4 Promote the development of an extensive recreational trail that connects
to the city-wide trail system.
UD-5 Promote the development of a commuter bikeway system that supports
bicycling as an alternative mode of transportation in the corridor.
UD-6 Coordinate the long range planning efforts of other City departments
and governmental agencies with the goals and objectives of the Har-
mony Corridor Plan.
UD-7 Support efforts to preserve the historical heritage associated with the
original community of "Harmony" .
UD-8 Adopt design guidelines and standards for retail development in the cor-
ridor to create better neighborhoods by promoting safe, pleasant walk-
ing and bicycling environments , more lively commercial centers , conve-
nient transit access , and human scale design.
4- 10
IMPLEMENTATION ACTIONS
The following implementation actions are intended as a guide for implementing the urban
design section of the Plan.
1 . DESIGN GUIDELINES
The Planning and Zoning Board and the City Council should adopt the Plan along with
design standards and guidelines for new development. The design standards and guide-
lines will set expectations for private and public sector improvements along Harmony
Road. (Design standards and guidelines are available under separate cover.)
2. RECREATIONAL TRAIL/BICYCLE COMMUTER SYSTEMS
The City should develop a master plan for a recreational trail system and for a commuter
bicycle system to serve bicyclists and pedestrians in the corridor. Additional field investi-
gations and coordination efforts are needed to develop a strategy for implementing effec-
tive systems for commuting and recreation. Analyzing cost/benefit relationships and de-
veloping appropriate funding mechanisms are a part of this work effort.
3. WILDFLOWER RESEARCH
For wildflowers to be done well and create a spectacular seasonal display, careful planning
is required. The City should establish test plots along Harmony Road to determine the
most appropriate seed mix and best maintenance practices. Ideally the test plots would be
monitored for three years before large areas are seeded.
4. SPECIAL SIGNAGE
The City should develop a coordinated public signage system to enhance the Harmony
Oaks theme. Special colors and unique Harmony Road design detail for public signage,
traffic control devices and light standards along Harmony Road are envisioned. A funding
mechanism needs to be developed.
5 . NAME CHANGE
The City should change the name of Harmony Road to Harmony Parkway, which is more
in character with the future vision of the Harmony Corridor.
4- 11
6. COORDINATION WITH THE STATE DIVISION OF HIGHWAYS
The City should work with the State Division of Highways to answer questions about the
future operation and physical appearance of Harmony Road. January 1993 should be set
as a target date to resolve the following issues:
Ownership of Harmony Road.
Future widening.
Curb, gutter, and splash block detailing.
Planting in the median.
Future interchange design and construction.
Frontage roads.
Bicycle commuting along Harmony Road.
Car-pooling at I-25.
7. LANDSCAPE PLAN FOR THE MEDIAN
The City should complete a design development plan for the median that addresses curb,
gutter, splash block, plant material, and irrigation. Establishing a funding source for con-
struction and maintenance of the median landscape is part of this work effort.
S. LANDSCAPE PLAN FOR THE I-25 INTERCHANGE
The City should design and implement a well-integrated landscape plan for the I-25 inter-
change at Harmony Road. Creative use of plant material and carefully designed entry
feature should introduce the Harmony Oaks concept to motorists leaving I-25 and enter-
ing Fort Collins. Landscaping the interchange should also present a positive first impres-
sion to motorists continuing on the interstate. The Plan needs to be integrated with the
gateway planning effort described in Chapter 5 .
9. COLLEGE AVENUE/HARMONY ROAD INTERSECTION PLAN
The City should develop a conceptual design plan for the College Avenue/Harmony Road
intersection along with a specific implementation strategy. In addition to being the west
gateway to the Harmony Corridor, this intersection is a major gateway to Fort Collins
from the south. The importance of this intersection should be reflected in its appearance.
Landscape elements on each corner can be coordinated to achieve
4- 12
a well designed urban intersection that creates an impressive gateway to Fort Collins from
the south and at the same time introduces the Harmony Oaks design concept for motor-
ists entering the Harmony Corridor. This intersection is an ideal location for a special
signage demonstration project.
10. HISTORIC INTERPRETATION
Opportunities for historic interpretation of the historic "Harmony" community should
be explored as part of any future bicycle planning efforts in the corridor.
4- 13
4- 14
5
ALTERNATIVE
GATEWAY CONCEPTS
The psychology of arrival is more
important than you think. If it is not
obvious where to park, if there is no
room to park when you get there, if
you stumble into the back door looking
for the front entrance, or if the entrance
is badly lighted, you will have subjected
yourguests to a series of annoyances
which will linger long in their
subconscious. No matter how warm
your hearth or how beautiful your
view, the overall effect will be dimmed
by these first irritations.
THOMAS D. CHURCH
5 - 1
OEM
GATEWkY )
STUDY AREA
BOUNDARY
TIMNATH .I
CITY LIMITS... ........... to Va
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C� go 0 ?a 00 rmfPOUD I
W /
♦ . VALLEY LEY VW►LL Lt)
FT. COLLINS♦ _
CITY LIMITS
••J
— FT. COLLINS
UGA
1
- - - - - - - - - -
5-2
INTRODUCTION
The gateway area located between I-25
and the bluffs east of Hewlett-Packard
has many unique physical qualities includ-
ing open water, wetlands, wildlife habi-
tat, and spectacular mountain views. Thec -
area is underlain with high quality gravel
resources. Past, present, and future min-
ing operations have changed and will con-
tinue to change the character of the land- -
scape. Most of the area lies within the — _
100 -year floodplain of the Cache la
Poudre River and significant portions are
located in the floodway. These physical
View of the I-25
conditions create a variety of develop- interchange at Harmony
ment constraints and at the same time Road looking north.
offer many recreational and educational
opportunities.
Located at the crossroads of an interstate ISSUES
highway and a state highway, this major
gateway entrance to Fort Collins has a ECONOMIC CONSIDERATIONS
great deal of development potential de-
spite the constraints mentioned above. The gateway area is literally the "Front
The commercial development that already Door" to this community. The psychol-
exists in the gateway, as well as the kinds ogy of arrival is important . If a
of development that interchange loca- newcomer's first impression is marred by
tions typically attract, do not mesh well sights and sounds that are distasteful,
with the scenic and natural resource val- those irritations will linger no matter how
ues of the area. This combination of cir- wonderful the rest of the visit to Fort
cumstances challenges the community to Collins might be. How this area is planned
find a way to balance natural resource makes a statement about the people of
assets with economic development. this community — what our values are and
the pride we take in our community. This
is why it is important to establish a par-
ticularly well-planned and attractive gate-
way entry.
From an economic standpoint, a positive
first impression can encourage quality
5 -3
development to locate in the Harmony THE FLOODPLAIN
Corridor versus other Front Range com-
munities. Quality development can cre- The 100-year floodplain is the most sig-
ate jobs and generate tax revenues that nificant development constraint in the
pay for a variety of public services. A gateway area. Most of the property in
favorable first impression can give Fort the gateway area lies within the 100-year
Collins an edge and help put the commu- floodplain, and significant portions of the
nity in the driver's seat when it comes to area are within the floodway. Land lo-
selecting business and industry that is cated in the 100-year floodplain has a one
consistent with local values, as opposed per cent chance of flooding in a given
to merely reacting to development when year. The floodway is the land area that
it comes. must be reserved in order to discharge
the base flood without cumulatively in-
SCENIC RESOURCE VALUE creasing the water surface more than six
inches. Under current policies, no devel-
The setting, being located in the flood- opment is allowed within the floodway.
plain of the Cache la Poudre River, is what The areas between the floodway and the
makes the gateway area unique in the 100-year floodplain have some potential
Harmony Corridor and significant in the for development if flood-proofing is ad-
community. The area is bounded by I-25 dressed. Since serious land development
on the east, and the bluffs on the west. restrictions are associated with the flood-
The bluffs, known as the Poudre River plain and natural resource areas, the gate-
Valley Wall, area a result of the river's way is an excellent resource for alternate,
down-cutting action as it meandered and less intensive land uses. The river and its
migrated within its floodplain for thou- floodplain along with associated wetlands
sands of years. The bluffs are a domi- and wildlife habitat is an integrated sys-
nant visual element that identifies the tem. The ability to manage floodplain
river's floodplain while mature riparian lands for appropriate uses is important
vegetation seen in the distance defines the to the river's natural resource value.
meandering path of the river. The re-
sulting visual quality of this area is sig-
nificant. Standing in the gateway area, one
can see the whole spectrum of local eco-
systems, from snow capped peaks in the
far distance, to forested mountaintops, to
chaparral foothills, to grass covered plains,
down to the wetlands and the riparian
vegetation associated with the river val-
ley. To have such a sweeping vista at the
front door to our community can be a
valuable asset.
5-4
WATER QUALITY CONSIDERATIONS City to acquire open space at minimal
cost.
Wetlands have historically been consid-
ered to have little value and generally good RECREATIONAL OPPORTUNITIES
for nothing unless they could be filled and
put to productive use. Only recently have The Parks and Recreation Department
wetlands come to be appreciated for the has developed a rating system used to
vital role they play. Besides providing evaluate property in order to determine
wildlife habitat, wetlands have a unique whether or not acquisition of the prop-
capability to filter and enhance water qual- erty fulfills the City's objectives in regards
ity. Located at the edge between land and to open space. Scenic qualities of the site
water, the plant and animal life found in combined with development limitations
the saturated soil conditions of wetlands make land in the gateway area a viable
creates an environment that naturally candidate for public acquisition. Close
breaks pollutants down into harmless sub- proximity to the Strauss Cabin and the
stances. Portions of the gateway area hold Northern Colorado Nature Center is im-
potential for being utilized to clean up portant and the ease of accessibility is also
stormwater run-off before it reaches the a plus. The rating system also prioritizes
Cache la Poudre River, acquisition of land based on development
pressure, meaning that land most likely
GRAVEL RESOURCES to be developed should be acquired first.
The fact that there are man-made struc-
Gravel mining operations will affect the tures on the site and an interstate high-
future of this area. Parts of the gateway way is located adjacent to the property
have already been mined, parts are cur- are negative factors when evaluating the
rently being mined and still other areas area as public open space.
have gravel resources that could be mined
in the future. All of these areas are pres- In addition to the property's value as open
ently outside of the city limits. Larimer space, the area also provides opportuni-
County has a permit process for extrac- ties for various forms of both active and
tion of mineral resources that requires passive recreation. A series of old quar-
provisions for safety during the extrac- ries and lakes associated with gravel min-
tion operations and for reclamation. Both ing operations provide opportunities for
the City and County encourage the re- fishing, swimming, boating and skating in
moval of gravel resources prior to devel- winter. Quarries, lakes, wetlands, the river,
opment. There has been a recent trend and scenic views combine to make the
in other areas of the community for prop- area ideally suited for bicycling, leisurely
erty owners to donate land to the City hiking and cross country skiing. Oppor-
after the gravel resources are depleted. tunities for viewing wildlife and bird
This practice has advantages for the watching are
owner and provides opportunities for the
5 -5
The Cache la Poudre River
and numerous lakes in the
gateway area could
provide opportunities for
recreational fishing. There are a variety of ways to take ad-
vantage of these educational opportuni-
ties. Preserving all or part of the area as
open space and providing an interpretive
good and could be enhanced further. center is one example. Simply providing
Existing groves of cottonwood trees add interpretive markers along a bike trail sys-
to the visual interest and create sheltered tem would be another way to increase
areas for picnicking. The area may also environmental awareness.
hold potential for more active recre-
ational uses such as golfing, field sports, WILDLIFE HABITAT VALUE
and camping.
Significant portions of the gateway area
EDUCATIONAL RESOURCE VALUE have been identified as having wetland,
wildlife or vegetative interest. These ar-
Resources for learning about history and eas include the open water created by old
the environment are abundant in the gate- quarries left from mining operations, wet-
way area. The Cache la Poudre River lands, groves of cottonwood trees and the
floodplain with the Front Range as a riparian habitat along the river itself. (See
highly visible backdrop creates an oppor- Maps 2 and 3) The result of the habitat
tunity to learn about Colorado landforms is a significant community of wildlife spe-
and ecological systems. A diversity of cies, which include birds, mammals, rep-
vegetation and wildlife habitat is there to tiles and fish. Bald eagle, great blue heron,
be observed. In addition, there are op- horned owl and peregrine falcon are im-
portunities to learn about mining opera- portant bird species known to occur along
tions and reclamation as well as drainage the river. Mule deer and whitetail deer
basins, stream flows, and water quality. are also commonly found along the river
corridor.
5-6
OTHER FACTORS
A variety of other influences, beyond the
physical ones, affect how land use deci-
sions are made. Property ownership and
land values are also key factors. There
are approximately 6 different landowners —
represented in the area. Properties have
been bought and sold with the expecta-
tion that highway business and/or other
types of development would occur here
in the future. The result has been an in-
crease in land values.
Governmental jurisdictions in the gate-
way are overlapping and complicated.
While the gateway planning area is within Blue herons are commonly
seen near the Cache la
the City's Urban Growth Area boundary, Poudre River.
only a small part of the area is currently
within the city limits. The governmental
jurisdictions and the development review
procedures and processes are defined in highway commercial. Significant portions
the Intergovernmental Agreement for the of the gateway area are state highway
Fort Collins Urban Growth Area. Gen- right-of-way and subject to rules and regu-
erally speaking the City's jurisdiction ap- lations of the State Division of Highways.
plies to properties within the city limits Planning and development of the gate-
and those eligible for annexation. A joint way area will require special coordination
review procedure has been established for efforts.
property outside city limits but within the
UGA. The County has jurisdiction over
properties located east of 1-25 . The
Larimer County Land Use Plan has des-
ignated this area as "Rural" meaning that
it should be protected for agricultural use
or other low intensity uses, however the
County zoning ordinance contradicts this
designation. Property at the southeast
corner of the I-25 /Harmony Road inter-
section is zoned C-Commercial, which al-
lows a wide range of land uses including
5 -7
WHAT THE FUTURE HOLDS Land on the west side of I-25 is within
the Fort Collins Urban Growth Area
THE NULL ALTERNATIVE (UGA) and is subject to Larimer County
land use regulations and to the Fort Col-
If the governmental agencies, which have lins Urban Growth Area Intergovernmen-
jurisdiction over land in and adjacent to tal Agreement. Development proposals
the gateway area continue to operate un- on land not eligible for annexation, would
der current policies, we can make some be reviewed by the Urban Growth Area
predictions about the future of this area. Review Board, with representatives from
The following development scenario is both Latimer County and Fort Collins.
based on current trends and development This board makes a recommendation to
patterns of interchange locations in other the Latimer County Board of Commis-
communities. sioners.
Properties on the east side of the inter- Land that is eligible for annexation must
state would develop under County regu- annex prior to development. Property is
lations. The area north of Harmony zoned at the time of annexation. The
Road but east of I-25 is currently being City Council typically places a planned
mined for gravel resources. It is antici- unit development condition on the zon-
pated that the area will be mined for at ing, meaning that development of the
least ten more years before the gravel property must satisfy the criteria of the
resources are depleted. The landowner's LAND DEVELOPMENT GUID -
plans for the future of the property after ANCE SYSTEM (LDGS) . Under exist-
the resources are removed are not deter- ing City or County regulations, we can
mined. The land is zoned for agricul- reasonably anticipate a mixture of land
tural use, but could conceivably be re- uses that would include highway business
zoned to allowed commercial or indus- oriented uses near the interstate, more
trial land uses. commercial development along Harmony
Road and office and/or industrial land
Land located south of Harmony Road uses both north and south of Harmony
and east of I-25 is zoned C-Commercial Road. The prominence of the interstate
in the county. This zoning district allows highway coupled with floodplain restric-
a variety of highway business uses such tions make residential uses unlikely in this
as gas stations, fast food restaurants and area, although it is a possibility for land
motels. Large-scale commercial uses areas closer to the bluffs.
such as automobile sales, mobile home
sales and storage warehouses are also
permitted.
5-8
Development in the floodway is not al-
lowed, however, developers may propose
to realign the floodway, narrow its dimen-
sion by channelizing it and generally
change the character of the landscape to
create more developable land as long as
capacity and flow requirements are met.
Filling in areas of the floodplain is also
acceptable and creates more developable
land. The wetlands located on the north
side of Harmony Road are protected by
the Army Corps of Engineers. The Corps
of Engineers will sometimes grant per-
mits to fill wetland areas if wetlands of
equal value are being created elsewhere.
Existing commercial
Although the constraints caused by the developmen tin the
floodplain and wetlands will make devel-
gateway.
opment more expensive in this area, posi-
tive locational aspects of the site coupled
with a lower initial land cost will prob-
ably make it cost effective to eventually
develop most of the land in the gateway
area west of Harmony Road. The lakes
and some of the more mature vegetation
would probably be retained. A substan-
tial number of the cottonwood trees are
likely to be lost because of the fill neces-
sary to develop the land.
Through the LAND DEVELOPMENT Since the area is still largely undeveloped,
GUIDANCE SYSTEM review process, we have an opportunity to affect the fu-
staff can encourage open space, public ture of this gateway to our community.
access and trail systems, but it would be Two alternative approaches were devel-
difficult to create effective open space oped. Alternative A assumes urban level
networks and trail systems without a con- development and emphasizes design
ceptual master plan for the gateway area. guidelines and intergovernmental coordi-
This scenario is filled with unknowns. nation, while Alternative B controls the
The only certainty is that the gateway area future of the area through acquisition and
will continue to change. emphasizes recreational and educational
opportunities.
5 -9
is naturalistic with heavy emphasis on
native plants and wildlife habitat. The
challenge for development is to blend into
the natural scheme of things with as little
visual disruption as possible.
Although more work is required to de-
termine how this development scenario
could be implemented the following is
.�ic�f+y Ik
suggested as a starting point for discus-
sion purposes. Light industrial and of-
fice uses are encouraged. Commercial
Alternative A proposes land uses are discouraged unless they can
development that is well be shown to blend unobtrusively into the
integrated into the natural naturalistic setting. Setbacks would be in
setting of the gateway the magnitude of 80- 100 feet from the
area. right - of-way, creating a significant
ALTERNATIVE A greenbelt around the interchange. Both
the architecture and landscape plans
would be subject to design standards and
This development scenario places certain development restrictions upon the prop- guidelines that emphasize the naturalistic
character of the gateway area.
erty, in order to take advantage of some
of the recreational, educational and aes- Open space and a trail system associated
thetic opportunities the gateway offers, with the floodway, wetlands and lakes
In exchange for having to comply with
additional land use and/or design restric- would be for public use. Ownership,
maintenance and liability issues would
tions, developers gain the advantage of more predictability and the economic have to be negotiated. Retaining signifi-
cant amounts of open space may require
edge provided by a spacious and well-planned gateway. the expenditure of public funds or a re-
investment of tax dollars created by the
The intent is to create a gateway entrance development. Property owners may be
that integrates quality development with willing to dedicate some non-developable
the natural characteristics of the existing land to the City as open space.
landscape. Wetlands, lakes and floodway The primary goal of Alternative A is to
areas are left undeveloped and become preserve the naturalistic character of the
the focus of an elaborate open space landscape and ensure that development
network. The open space areas are laced
with an extensive system of trails. The
projects are well integrated and contrib-
character of the gateway area as a whole ute to the visual quality of the gateway
area.
5- 10
ALTERNATIVE B Although the area is largely undeveloped,
there is some highly visible commercial
This crossroads is not only a gateway to development which exists just west of the
the Harmony Corridor and to Fort Col- interchange. This scenario proposes pur-
lins, it is also where the Cache la Poudre chase of the commercial developments.
River and the edge of the Urban Growth The cost of eventually removing the
Area boundary intersect. How this area structures is added to the acquisition cost.
is planned and developed will impact the The total cost for acquiring the land at
value of the river as a natural resource. fair market value plus the cost of remov-
This alternative recommends public ac- ing the commercial structures is estimated
quisition of the gateway area for open to be in the magnitude of 3.6 million dol-
space. Publicly owned open space at this lars.
location serves several purposes. It of-
fers opportunities for unstructured rec- This scenario takes maximum advantage
reation such as hiking, biking, jogging, or of the recreational, educational and aes-
fishing and provides opportunities to re- thetic opportunities offered by the gate-
lax and enjoy nature. The Cache la Poudre way area. It would be fair to the land-
River floodplain, wetlands and wildlife owners as well as to the public. This so-
habitats are environmentally sensitive ar- lution is less complex than Alternative A,
eas the open space would protect. Public requires less coordination and therefore
awareness of the river and its floodplain would be easier to implement. Unfortu-
would be enhanced and educational pro- nately the price tag associated with this
grams could extend this awareness to solution is high.
learning about a variety of environmen-
tal issues. Lastly, having scenic open space Alternative B proposes
at the front door to our community speaks purchase of the gateway
area for public open space.
loud and clear about the community's
values and emphasizes our appreciation
and concern for the natural environment.
i
i
I
5 - 11
LOCAL VALUES
Alternatives A and B only scratch the
surface of a multitude of possibilities for
the gateway area. The alternatives were
used to clarify distinct directions and
courses of action. Both options, along
with the "null" alternative were displayed
at a series of public open houses. Staff
held numerous meetings with affected
interests and work sessions with boards
and commissions. The feedback over-
whelmingly supported Alternative A.
Responses indicated that people are not
totally comfortable with the ability of
existing City policies to coordinate and
guide development in this area. They are
concerned that natural resource value will
be lost and important opportunities will
be missed if we do not put forth a con-
scious effort to coordinate and plan this
area with community values in mind.
Staff has studied the natural and scenic
resource value of the gateway area, and
speculated on the types of recreational
and educational opportunities that the
area can provide. The citizen participa-
tion component of the planning process
has helped determine a direction. Addi-
tional work is required to develop a strat-
egy for shaping the future of this impor-
tant segment of the community. The
vision described in Alternative A is the
starting point for the next work phase.
5- 12
THE GATEWAY PLAN
GOAL STATEMENT
Shape the future of the gateway area, so that scenic qualities are emphasized and natural
resources are protected. Enable the community to take advantage of recreational and
educational opportunities associated with the Cache la Poudre River, lakes and wetlands.
POLICIES
GW-1 Establish a well-planned and attractive gateway entrance to Fort Collins
at the I-25 interchange, emphasizing the natural scenic qualities of the
area.
GW-2 Protect and enhance the natural resource value of the Cache la Poudre
River.
GW-3 Encourage master planning efforts in the gateway area.
GW-4 Establish design guidelines for development in the gateway area that
emphasize scenic and natural resource values .
GW-5 Discourage development from encroaching upon the bluffs that define
the edge of the floodplain.
GW-6 Create networks of open space and trail systems, that incorporate wet-
lands and wildlife habitat.
IMPLEMENTATION ACTIONS
The following actions need to be taken by the City to ensure that the gateway section of
the Plan is implemented.
1 . PLAN ADOPTION
The Planning and Zoning Board and City Council should adopt the Plan.
5- 13
2. GATEWAY PLANNING PHASE TWO
The City should continue the gateway planning effort through the following research,
design, coordination and citizen participation activities:
RESEARCH
• Analyze both short term and long term costs associated with development in the
floodplain.
• Research funding sources for acquisition of open space
• Investigate what implications gravel mining operations have on future develop-
ment of the area:
State statutes.
Reclamation standards and practices.
Value of mineral rights.
Ownership of mineral rights.
Time frame for extracting gravel resources.
Development restrictions for mined land.
Open water and wetlands.
Water rights.
• Investigate how the area can be serviced with water and sanitary sewer.
• Explore the potential for using wetlands in the gateway as stormwater filtering
systems.
• Analyze the need for and best layout for frontage roads.
• Investigate how car-pooling can be provided for in future development plans.
• Investigate economic development opportunities.
5- 14
DESIGN
• Develop design guidelines for development in the gateway.
• Design a gateway entry feature and develop a funding mechanism.
• Develop a conceptual plan for an open space network and recreational trail sys-
tem.
COORDINATION
• Coordinate with the City's river management program.
• Coordinate with the Natural Resources Department both in regards to the envi-
ronmental management plan and the prioritization of wetlands.
• Coordinate with the long range planning efforts of other City departments — Trans-
portation, Parks and Recreation, Water, Wastewater and Stormwater Utilities.
• Coordinate with Larimer County and the Town of Timnath, in regards to existing
plans and policies and expectations for the future.
• Coordinate with the State Division of Highways in regards to future design of the
interchange, frontage roads, and landscaping in the highway right-of-way.
CITIZEN PARTICIPATION
• Work directly with landowners to understand their values and plans for the future.
• Develop a systematic process for developing informed consent.
• Identify potentially affected interests.
• Identify the issues.
• Determine citizen participation objectives and select techniques to achieve the
objectives.
• Develop substantial effective agreement on a course of action.
5- 15
ADOPTING ORDINANCE AND RESOLUTIONS
• Resolution PZ 91 -4 of the Planning and Zoning Board of the City of Fort Collins
approving the City of Fort Collins Harmony Corridor Plan and recommending its inclu-
sion as an element of the Comprehensive Plan of the City of Fort Collins.
• Resolution 91 -42 of the Council of the City of Fort Collins approving the City of Fort
Collins Harmony Corridor Plan and including it as an element of City Plan, the Compre-
hensive Plan of the City of Fort Collins.
• Ordinance No. 187, 1994 of the Council of the City of Fort Collins amending the
Harmony Corridor Plan and the Harmony Corridor Standards and Guidelines.
• Resolution 2003-086 of the Council of the City of Fort Collins amending the Harmony
Corridor Plan.
The full text of these resolutions and ordinances are available for inspection from the City
Clerk's office.
5- 16
5- 17
Attachment 6
Log of Public Discussion
Log of Public Discussion
October 10, 2007 Land Conservation and Stewardship Board Discussion
October 11, 2007 Planning and Zoning Board Work Session Discussion
November 14, 2007 Public Open House
November 16, 2007 Chamber of Commerce LLAC Discussion
November 28, 2007 Transportation Board Discussion
November 30, 2007 Natural Resources Advisory Board Discussion
February 12, 2008 City Council Work Session, I-25 Planning Issues City-Wide
March 19, 2008 Natural Resources Advisory Board Discussion
March 25, 2008 City Council Work Session, Proposed Plan Amendment
April 30, 2008 Public Open House
May, 2008 Planning Process Suspended
April 9, 2010 Planning and Zoning Board Work Session Discussion
April 14, 2010 Land Conservation and Stewardship Board Discussion
April 21, 2010 Natural Resources Advisory Board Discussion
Attachment 7
City Plan Appendix C Regarding Plan Amendments
Emphasis added relative to Harmony Corridor Plan amendment
Appendix C:
Process and Procedures for
City Plan Revisions and
Comprehensive Plan Elements
Thereof
Introduction
City Plan, and the adopted plan elements which comprise the City ' s Comprehensive
Plan, are policy documents used to guide decision-making within Fort Collins and the
surrounding area. For the City ' s Comprehensive Plan to function over time, it must be
able to be reviewed, revised, and updated on an as needed basis .
Revisions to City Plan will be conducted according to two distinct and different
procedures : Comprehensive Updates and Minor Amendments . A Comprehensive
Update will occur every five years . The purpose of the update is to thoroughly reevaluate
the vision, goals, principles and policies contained within the Plan, noting
those that should be changed and those that should be removed, and develop new
policies if necessary, to make sure that the Plan is heading in the right direction, and is
being effective . A Comprehensive Update also ensures that the decision makers are
aware of the directives contained within it.
A separate process has been established for minor amendments to City Plan and related
elements . Minor amendments may include revisions to one or a few sections of City
Plan as a result of adoption of subarea plans or a specific issue/policy plan or directive
from City Council. Minor amendments may include changes to the City Structure Plan.
Other minor amendments may be as small as correcting text or map errors .
The purpose of this section is to outline a process and procedure for revisions to City
Plan and related Comprehensive Plan elements thereof (See Appendix A —
Comprehensive Plan Elements) . The process and procedure for making these are
described below.
1
Comprehensive Update of City Plan
Procedures
A Comprehensive Update of City Plan will take place every five (5 ) years unless
otherwise directed by City Council . In making a determination of when a
Comprehensive Update should be initiated, a prime consideration should include what
changes have occurred since the Plan was last updated. These changes may be in the
economy or the environment, housing affordability, traffic congestion, local priorities or
issues, projected growth, other unforeseen opportunities, etc . The results from the
biennial City Plan monitoring report will provide a good indication of these changes .
A Comprehensive Update will include a thorough re-evaluation of the vision, goals,
principles and policies contained within the Plan, noting those that should be changed
and those that should be removed, and develop new policies if necessary, to make sure
that the Plan is heading in the right direction, and is being effective . A Comprehensive
Update will also include a thorough review of the validity of all information contained
with City Plan. A Comprehensive Update of City Plan will be led by the Advance
Planning Department and will include extensive opportunities for involvement by the
public, boards and commissions, City Council, City Staff and other affected interests .
The City Council will then approve, approve with conditions, or deny the update based
on its consideration of the recommendations from the Planning and Zoning Board, City
staff, boards and commissions, and evidence from public hearings .
2
Minor Amendment Procedures
Minor Amendments will be considered by the City Council, after recommendation by
the Planning and Zoning Board, City staff, and any boards and commissions that may
have a legitimate interest in the proposed amendment, provided that such board or
commission is duly authorized pursuant to Chapter 2 of the City Code to function in
such advisory capacity. Notice of such Council action will be given as required for
resolutions pursuant to the City Charter. The City Council will then approve, approve
with conditions, or deny the amendment based on its consideration of the
recommendations from the Planning and Zoning Board, City staff, boards and
commissions, and evidence from the public hearings . Approval of the amendments will
be by resolution.
Citizen requests for a Plan Amendment will be considered by the City Council no more
frequently than twice per calendar year unless directed by City Council upon receipt of
a recommendation from the Planning and Zoning Board, as stated in Policy GM- 11 .4
Decision-making. Plan amendment requests based on proposed development projects
that involve re-zonings may also be processed concurrently with rezoning applications .
Plan amendments initiated by City Council, City staff, boards and commissions, and
annexations and initial zoning, may be processed at any time (Policy GM- 11 . 1 ) .
Requests will be submitted to the City ' s Advance Planning Department at least 60 days
prior to the hearing date for the Planning and Zoning Board. The 60-day submittal
requirement is necessary in order to permit adequate public notice to be given and to
allow adequate time to complete the background work for considering a plan
amendment. A plan amendment will be approved if the City Council makes specific
findings that:
• The existing City Plan and/or any related element thereof is in need of the
proposed
• amendment; and
• The proposed plan amendment will promote the public welfare and will be
consistent with the vision, goals, principles and policies of City Plan and the
elements thereof.
If adopted by the City Council, City Plan will be revised to include the changes
resulting from the amendment. A letter of notification will be forwarded to the
appropriate boards and commissions when the revision(s) have been finalized.
3
Attachment 8
Summary of City Council Work Session, March 25, 2008
City of Fort Collins
To: Mayor and City Council
Thru: Darin Atteberry, City Manager
Diane Jones, Deputy City Manager
Jeff Scheick, Planning, Development& Transportation Director
Joe Frank, Advance Planning Director
From: Clark Mapes, City Planner
Date: March 26, 2008
Re: March 25, 2008 Council Work Session—Work Session Summary—March 25
Harmony Corridor Plan Amendment, I-25 Gateway
Jeff Scheick introduced the item and staff team. All Council members were present. The item
considered main ideas behind a proposed amendment to the Harmony Corridor Plan specifically
with regard to the area at the west side of the Harmony/I-25 interchange.
Council directed staff to proceed with preparation of a Plan amendment to bring forward to
hearing on an appropriate schedule to allow the time to "do it right", allow for Board input, and
other review as appropriate.
• Three Council members support moving forward and also support the proposal;
• Two Council members support moving forward but have serious reservations about the
proposal needing further exploration; and
• Two Council members do not support moving forward with further work on the proposal.
Council questions and concerns:
Schedule. Current schedule for May 6 Council hearing appears difficult/unrealistic.
Tendency for"bust' between vision images and reality of development. Need details, "teeth" to
avoid surprises later.
Potential number of residents in the area?
Definition of key ideas—e.g., reshaped landscape, naturalistic, riparian landscaping.
Public infrastructure impacts? Likely requests for City partnership/participation in funding?
Effects of altering floodplain?
Diminishment of open space as top community value?
Council points of support:
Enhances city, fits goals, provides needed update, unique, ties in to transit.
Council points of opposition:
A little town at edge of city, height, air quality for residents, P&Z comments, floodplain impacts.
where renewal is a way of life
A_TACHMENT 9
Cit Y S ®f Advance Planning
281 North College Avenue
6rt Collin PO Box 580
Fort Collins,CO 80522
970.221.631.6376
970.224.6111 -fax
fcgov.com/advanceplanning
MEMORANDUM
DATE: April 14, 2010
TO: Natural Resources Advisory Board
FROM: Clark Mapes, City Planner
RE: Harmony Corridor Plan Amendment, I-25 Gateway Area
Action Requested
Information and discussion only.
Staff would like to inform the Board of the project, and seek any feedback in preparation for a City
Council Work Session on May 11, 2010.
Subject
This is a proposed amendment of the 1991 Harmony Corridor Plan, along with its Standards and
Guidelines. This would also involve a related amendment to the City Structure Plan. The amendment
involves a 540-acre `Gateway District' at the I-25 interchange, west side. It would change the land use
designation in the subject area from `Basic Industrial Non-Retail Employment' to a new mixed-use
`Harmony Gateway District'. The essential policy question is this shift in allowed land uses in
developable portions of the area. The rest of this item consists of supporting concepts, details, and
updated information.
Background/Discussion
This proposed plan amendment was first presented to the Board in December 2007. The process was
stopped in early 2008 due to an annexation dispute involving the Town of Timnath and an
ownership/development team. The area has since been annexed into Fort Collins, and the process is again
underway, picking up where it left off.
Location
A location map of the subject area is included at the end of this memo. The area, proposed to be called
the Harmony Gateway District, extends along both sides of Harmony Road from I-25 to the edge of the
Cache La Poudre River valley, marked by a bluff just over a half-mile west of I-25. The area is a river
floodplain landscape of low-lying land and open water that has been completely altered by gravel mining.
The northern portion of the area is now the Arapaho Bend Natural Area, and the Eagle View Natural Area
adjoins the Gateway District on the south, directly across Kechter Road. The Gateway District would
provide future trail linkage between the Fossil Creek and Poudre River trails.
of
F„ 6rt Collins
Existing Harmony Corridor Plan
The Plan was adopted in 1991 for Harmony Road from College Avenue to I-25. It describes a special
"Gateway Area" at the Harmony/I-25 Interchange, including the north and south sides of Harmony.
The existing Plan is available on the web at:
fcgov.com/advanceplanning/pdf%harmony-corridor-doc.pdf Note that Chapter 5 of the Plan addresses the
subject"Gateway Area".
The Plan did not establish a vision or strategy for the area. Instead, it explained issues that were still in
flux or needed significant follow-up work. It also described "Alternative Gateway Concepts", and
concluded that:
"Additional work is required to develop a strategy for shaping the future of this important segment of the
community."
It also stated that the starting point for further work was to be "Alternative A", which described "a
gateway entrance integrating quality development with the natural characteristics of the existing
landscape." The proposed amendment is almost entirely consistent with this general idea as described.
These general ideas have been explored extensively in further work since the 1991 Plan. They were
developed into concepts for a city edge tapering down in development intensity, with the river valley
floodplain corridor helping to preserve the separate identities of Fort Collins and Timnath, and providing
scenic, recreational, educational, habitat, and water management functions. The concepts include limited
development that would be integrated and unobtrusive in the landscape, with low-intensity commercial
activity consisting mostly of employment, along with some limited secondary uses (hotel, convenience
shopping, day care, etc).
The City Structure Plan reflects these concepts and this approach to development, showing the subject
property as a combination of Employment, Poudre River Corridor, and Rural Lands.
Changed Conditions,and New Issues
Over the past six to seven years, concepts about this city edge have been cast in a completely different
light by major changes in Timnath and the region along I-25. The changes detract from concepts for open
lands, limited development, and physical and visual separation between Fort Collins and Timath. I-25 is
quickly becoming the main commercial corridor in Northern Colorado, and the land directly across I-25
from the Gateway District has been planned for Regional Commercial development in Timnath. The
context that led to the City's existing plans has changed substantially, in the opinion of staff.
Following are some key changes and new information since 1991:
• The portion of the Gateway Area north of Harmony Road was purchased as a City Natural Area
(Arapaho Bend).
• Gravel mining operations were completed in the 265-acre portion of the area south of Harmony Road
and east of Strauss Cabin Road, leaving a completely altered landscape with extensive open water in
gravel pit ponds.
2
`o�_rt Collins
• This portion of the area south of Harmony Road was offered and considered for purchase as City
Natural Area, for Community Separator and viewshed purposes. Habitat was not considered a
significant purpose, due to the gravel mined landscape. The City studied the opportunity, but declined
to purchase the property, due to costs and liabilities of mining permit closeout, water augmentation,
and site restoration, given numerous other higher-priority demands on the Natural Areas Program.
• Eagle View Natural Area was purchased immediately south of the area across Kechter Road.
• A large, visually prominent cel-phone tower was built adjacent to the interchange on the south side
of Harmony Road in the Gateway Area under County zoning.
• A commercial landscape nursery operation opened under County zoning on the south side of
Harmony Road.
• The Transportation Transfer Center(TTC) was built in the Gateway area on the north side of
Harmony Road, by the City and the Colorado Department of Transportation (CDOT), on land
purchased from the Natural Areas Program.
• The City's 1997 Comprehensive Plan update known as City Plan designated Harmony Road as one of
four Enhanced Travel Corridors for high-frequency transit in the long-term structure of the city.
• City Plan's land use map (City Structure Plan) envisioned a low-intensity"soft edge" of the city in the
Gateway District area, suggesting that development intensity would generally taper down to a fairly
open river valley landscape, helping to preserve the separate identities of Fort Collins and Timnath.
• Two Community Separator studies were conducted, in 1999 and 2003. These studies convened
multiple jurisdictions, explored issues, and described opportunities for preserving distinct visual and
physical separation and identity of Fort Collins, Timnath, and Windsor in and around the Gateway
District area.
• The 2003 Fort Collins-Timnath-Windsor Community Separator Study specifically identified a
Separator opportunity consisting of the Poudre River floodplain corridor, which forms a broad swath
around all corners of the I-25/Harmony interchange.
• The Separator studies generally described possible implementation actions, which would require
increasing cooperation and decreasing competition for sales tax among regional cities and towns at
their edges along I-25.
• The retail industry has seen the evolution of"big box" superstores, power centers, lifestyle shopping
centers, and mixed use "town center" developments, all creating increasingly regional market
characteristics.
• In 2003, the Latimer County Events Center and the Centerra Lifestyle Shopping Center opened.
• Retail/commercial activity and competition for sales tax has changed rapidly, becoming fairly
aggressive out along I-25. The interstate has become a focus of annexations and development, with
advocates of regional metropolitan development widely promoting I-25 as "Northern Colorado's Main
Street". ,
• Fort Collins' position in the regional retail trade area has weakened significantly since 2001.
3
C4 of
Fo`r Collins
• Soon after the Separator studies were done, the floodplain at the northeast corner of the interchange
was filled to create a site for a Super Wal Mart and associated commercial pads in Timnath, directly
against the interchange.
• Within the same time frame, the entire east side of I-25 directly across from the Gateway District was
re-planned for Regional Commercial development, extending one mile southward from Harmony
Road along I-25, superceding the Separator concepts for this area.
• Development has begun to occur and will continue along the top of the bluff, or river valley wall,
immediately west of the Gateway Area. Significant building mass is highly visible, and dimishes the
potential for scenic vistas looking west across the river valley to the mountains beyond.
• CDOT undertook an Environmental Impact Statement process evaluating alternative transportation
scenarios for I-25 and related north-south transportation facilities between the Denver Metro area and
North Front Range. The Harmony interchange is shown as a significant hub for future bus transit on
both I-25 and Harmony Road.
• Taller buildings began to emerge along I-25 in Northern Colorado, with an 8-story hotel under
construction near the Larimer County Events Center and other 6-story buildings planned nearby at the
time of this writing.
• Owners of property on the south side of Harmony Road have worked with City staff over a span of
many years to explore possible approaches to City purchase and/or development.
• Property owners, professional consultants, prospective developers, and City staff have evaluated
several land use proposals for the south side of Harmony Road, based on restoring gravel mined land
and ponds, addressing floodplain issues, developing appropriate land uses, and exploring possibilities
for City purchase of certain property. These efforts produced significant information and
understanding, but none yielded a workable strategy for the area until the current Gateway District
vision emerged.
Harmony Gateway District Vision
The most significant change is the vision for land use, which would be translated into regulations for
development, called standards in the Harmony Corridor Standards and Guidelines document. The
current plan designation for land uses requires at least 75% of any development plan to consist of
"Primary Uses" which include office, institutional, light industrial and similar employment uses, and then
allows up to 25% "Secondary Uses" that support the Primary Uses including limited convenience retail,
day care, residential, hotel, and others.
The proposed amendment would allow a much wider mix of uses in pedestrian-oriented development.
In support of this land use change, additional Plan language and development standards would guide
various aspects of development to implement the vision.
The proposed Plan amendment reflects a paradigm shift in some ways. This area has been seen as a City
Edge and a potential Community Separator, but changing conditions in the region have undermined those
concepts to a degree, and a vision has been emerging to recast privately owned portions of the area as an
activity center and transit hub. Under the proposed amendment, urban development would create a
unique shopping/employment/living/recreational destination.
4
City
F6rrt Collins
Key ideas for the Harmony Gateway District are: to emphasize and capitalize on the opportunities of
reshaping the existing gravel mine landscape,to create a high quality gateway, to create a focused node of
business activity, and to create a pedestrian district with mutually supportive mixed uses and a distinct
sense of place. The district would, in turn, mutually support evolution of public transit on the two
corridors and at the Transportation Transfer Center as a future transit hub.
The Harmony Gateway District Vision outlined below is the-basis of the proposed plan amendment.
South Side of Harmony Road (290 acres):
• The gravel pit landscape would be completely reshaped to create waterways, canals, and bridges
as centerpieces for development. Development would provide walkways and pedestrian spaces
along new waterways, some of which could form a"riverwalk".
• Waterways would also provide naturalistic riparian landscaped areas on the opposite bank from
the "riverwalk" side, providing a basic level of aquatic and bird habitat as well as a different type
of image.
• The Gateway District would be a pedestrian district with visually interesting multi-story urban
development, diverse businesses,jobs, urban styles of housing, and amenities for pedestrians.
• The primary orientation to pedestrians would support public transit and allow the District to
become less dependent on car traffic over time.
• Trails would connect the Poudre River and Fossil Creek trails to the north and south respectively.
• Varied building heights up to six stories would be allowed, as they are throughout the Harmony
Corridor.
• The development concept would encourage redevelopment of the existing cel tower along with the
existing gas station on the south side of Harmony Road, to complement the gateway concept.
North Side of Harmony Road (15 acres):
• The vision includes future redevelopment of the commercial building supply yard and vehicle
storage yard. The concept is to redevelop the commercial property and further enhance the TTC
as a mixed-use transit hub.
Harmony Gateway District Standards and Guidelines
The Harmony Corridor Plan is accompanied by a companion Standards and Guidelines document. This
document supplements the already high standards found in the Land Use Code to specifically implement
the Plan as development occurs over time.
A new section would be added to the document, in conjunction with the plan amendment, to address the
following aspects of development:
5
City of
�`rJ%°ll ns
Land and Water (reshaping the gravel mined landscape, ponds, and pits), Mixed Land Uses, Framework
of Streets and Walkways, Building Placement and Orientation, Parking to Support the Pedestrian District
Layout, Transportation System (to support the pedestrian district and transit), Building Character,
Building Height, and Trails.
Relationship to Natural Areas
The Gateway District vision described above would juxtapose a focused node of development at the
interchange with Natural Areas.
At one time, development of the property appeared to offer an opportunity for mutually beneficial
landscape enhancements in the Eagle View Natural Area to the south. The Natural Areas Program desires
to reshape the land and a ditch channel that runs through it, by removing a significant amount of soil to
enlarge and realign the channel. A large amount of fill material is needed for development in the
Gateway District, and it once appeared that the mutual needs and desires could be met in a win-win
scenario, with excavated material from Eagle View used as fill in the Gateway District. However, it now
appears that the fill is not needed, and so this opportunity may no longer exist. Staff will bring more
information to the meeting.
In any case, this opportunity would involve partnership with a developer working on an actual
development plan, and not the Harmony Corridor Plan amendment per se.
City Council Work Session
A Work Session is scheduled for May 11, 2010. The purpose will be to inform and update Council about
.the plan amendment, and seek feedback and direction on draft material.
6
`ort Collins
Location Map
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City Limits ' l
ATTACHMENT 9
Excerpt
NATURAL RESOURCES ADVISORY BOARD
MINUTES
Regular Meeting DRAFT
April 21,2010
Harmony/1-25 Gateway Area _4
City Planner Clark Mapes presented information regardinga proposed amendment to the
City's Harmony Corridor Plan. This proposed plan amendnentwas presented to the
'
NRAB in December, 2007 and March, 2008. Howeverjb e�ecausof an annexation dispute
with Timnath, it was put on hold in 2008. The dispute has since beef,settled and the land
has been annexed into Fort Collins. The Harmony Corridor Plan am n ment is again
�A# ITEM
underway. Clark was present at this meeting tbWinform the board and get,fee ack in
preparation for a City Council Work Session"Mdy 11 201.O Clark would Min06
g this back
to the Board , with the actual revised plan docut, orec
menommendation in June.
AM
Discussion "'
wwlfth
• In answer to Liz Pruessner wholaskedlif there is ari existing development plan
with a developer, Clark stated there is an ownership development team that
W10 ANN
recently annexed:the key privately owned.pafvc- this.area. The land was placed
into a holding/transitiongone and tlieyhave to zone it into a real zone within one
year. The tedh ifeels this=kind of vision is viable in the market and is working
M
with staff fo;develop thistkind of visionL AMR- �There is no real development plan, only
general con epts`t at w d g ntoo the Harmony Corridor Plan.
• Liz;asked,what wo ��uld be the maxim4fpopulation and businesses in this area.
Clark saidlstaff wouldtlike to see at least 100 units of residential. And there
appears to bey room fo np to about 3 million square feet of non-residential.
Q
• Harry Edwards asked if Fort Collins really needs more commercial space right
now since there is approximately one million square feet of commercial property
vacan4in northern Colorado. Clark said that is not a driving reason for this
AWN
proposal�This is more about adding something that would be different and unique
because of I 25
• In response to--,. Fquestion about zoning it to keep it natural, Clark said there is no
"natural" zoning designation. There is such a thing as agricultural or rural zoning,
but that has not been considered. It's already designated for potential
employment development.
• Phil Friedman asked for an equivalent example of what the "regional
commercial" development proposed on the east side of I-25 south of Timnath
would look like. He also wondered if it will it compete with Centerra. Clark gave
the example of the Costco complex in Larkridge, north of Denver on I-25, as the
type of development that is proposed. Clark feels that all commercial locations
1
compete with each other to some degree, but that hasn't been quantified with this
area.
• Glen Colton wanted to know if sales tax revenue is driving this. Clark stated no,
and retail will not likely be the driver of this. It might be recreational because the
development team is working with a recreational company regarding the
possibility of a major regional recreational destination such as a four-rink ice
facility with some retail and office facilities.
• Glen then asked, since the intent is not increased sales tax, why are we
considering something of this scale. Glen thought trying to increase sales tax was
a better argument for development than just putting in a high-density development
for uniqueness-sake. He made the following suggestion;
o The City should do a financial/infrastructure;analysis of sales tax potential
r go
and the cost of how much services and transportation the City would have
WON-M
to provide.
o The development of Front Range Village gave up emplb ment
development for retail and wonderedPwhy the City does n t just do the
A
same here with a low-scale 2-story retail like Hewlett Packard4eathered
MS@ J
out into the interstate. �� y
o Since Timnath chose to develop along 172 and not keep a community
separator, that should-be more of an impetus to keep Fort Collins side of
Y
1-25 more natural.
RON-
o To develop this area as proposed would change the character of Fort
Collins. He suggests going with th&drigmal vision of keeping it more
natural with dw scale employment near western part.
• To answer SteveMmbros4Clark MapeOW
s stated the area under consideration is
currently zoned."transitional." This is a holding zone for properties whose
owners aree wing to anne but which don t have agreement on the appropriate
zoning for use fthe property.�If the amendment is not adopted, future zoning
wo�uljmt likely b Harmony Conrdor with employment designation and
would be visually the same as the current Harmony Corridor. Special
designation dbMut.a tl%gateway area would be unclear, or at least be left with
IMM- � b l
som%kge questions about it.
• Sf&e Ambrose asked where the water will come from. Clark stated it will be
group,ater that migrates through the gravel. It is nova flowing river. However,
it is notstagnanths the water in the ponds that are there now. .
• John Ba holow as d why the gravel pit in the southern area was "lined". Clark
stated it was lie with a clay liner on top of bedrock so groundwater would not
come into it. As a separate but related matter, Utilities is interested in buying it to
help the City of Fort Collins comply with its requirements for in-stream flows.
o Harry Edwards asked if there would there be recreational opportunities in
this reservoir. Clark said no, it's not that kind of facility, but there would
be pedestrian trails and walkways. Harry said it sounds like an eyesore.
o Clark pointed out Natural Resources is partnering with this project and it
would be landscaped to specs around the edge. He was not sure how
visible it would be from the street.
2
• Joe Piesman stated this is a 100 year floodplain and thought the state of Colorado
was going to have new regulations on floodplains that would that endanger
development. Clark pointed out the floodway would be reshaped to channelize it.
It could be reduced to about 200-300 feet wide. It would be done to have
permanent water, to make it a feature. Water would be about 8 feet below the
surrounding area to accommodate floodwater within the banks of the new
channel. As an example of how it is possible to do this kind of major reshaping of
the land, he noted the Timnath Walmart created a raised development pad with a
reservoir next to it.
• Joe also asked for clarification of who owns the property and why it is conditional
zoning. Clark answered that the owners wanted to womore on the zoning to
determine right zoning approach.
• Ethan Billingsly pointed out the proposed amendment sounds like creating a
1142021
second, smaller, downtown area. He wondered ifthe Downtown Business
Association would want this competition -
• Clark stated that the DBA and DDA weremformed about this concept two years
ago and at that time it was not a big issue with them. However, theMeN s one
specific issue in that there was some discussion ab dva performing arts center—
Downtown people definitely oppose that o cept th re because they want the
Downtown to house the next,performing arts=center. A couple of downtown
business owners did express�interest'n having a second
• To answer John Bartholow, Clark stated'the bluf s etabout 40-50 feet higher
than the subject area depending p.where'you are withiri`the area.
�^
• Phil wondered, give&the,past disp�ute��th Timnath,;and since there is no
coordinated vision i�n the N 5 interchange, it seems to him that no matter what
Fort Collins does Timnathtwill do whatvthey want. How does that fit into the big
picture Clark did not know what wo6ld4happen with the regional commercial
Na-_%, Asp, W
areas on the east side o ftI 25 !�lo anssweer�a follow up question, Clark noted that, a
hand=of/cooperation has been offeredCto Timnath if there is any interest in
coordmatiori
rGlen Colton staled the Arapaho Bend gravel pit was landscaped well and is not
V TO
unsightly. Howeve'r•, he isNconcerned that six-story buildings will block the view
of the bluff and mountains.
o Clark pointed out the reservoir would provide '/2 mile of open view. But it
isetrue, inAedeveloped part of the area the views would be views of the
de've_lopment, not long open landscape vistas. Part of the vision is to
cons i e parking and have intensive landscape with groves of
cottonwoods. Since the original Harmony plan was drafted, there is
potential future development including a major hotel and other major
structures by private developers planned along the top of the bluff. The
vision also includes redevelopment of the gas station and the storage yard
property on the north side owned by the state land board.
• Liz Pruessner thanked Clark Mapes for his presentation and anticipates his
returning to the NRAB in June.
3
ATTACHMENT 10
Land Conservation & Stewardship Board
Wednesday, April 14,2010
Excerpt- Harmony/1-25 Gateway Area
• Mapes: We came to this Board two years ago with this item. This is about the
Harmony Corridor Plan, specifically an amendment, to chapter 5, which covers
the gateway area at the Harmony/I-25 interchange on the west side.
Mapes showed the Board the original location of the area in the 1991 plan.
• Mapes: One particular question for the Board tonight is:&s the Board feel it's
appropriate to make a recommendation to Council before "final'amendment?
• Stanley: I feel it's appropriate because it's next to natural>areas, and at one point
this area was identified as one of the higher community separators.
• Mapes: I'll be going back to the Boards in June getting recommendations from
this Board, the Natural Resources Advisor arT, Planning and Zoning Board,
and the Transportation Board. At the second meeting in August I'would�take the
documents to Council. ��
Mapes: The essential policy question is about land us6in the developed portions or
privately owned portions of this gate ayea. Currently t looks like the southern area
will be purchased by City Utilities, andluussed a reservoir with natural landscape around
the area.
The Poudre River crosses in the northern=p"artwhereth is a spill way in the 100
year flood plan.,_Jae fisting plan incI ed a m p hat extends from College to I-
25. This areawould`b basic industal-nonretail employment designation,
INK W
including office;institutional, light industrial, and landscape business type area.
� r
The shift in landluse thatlis,envisioned regarding the amendment would allow a
a-
more complete range�of mixed�us—eitith no limits as opposed to the 75 percent
employmerifluses an& percent limited to secondary uses.
• -Stanley- Havesy ugeceive'anyplans from developers?
• apes: There is anew ownership and development team (not Stoner), and they
are working with s'tafff on concepts, but they don't have a plan.
• Dcl IN visio is this? Who proposed it?
• Mapes his would e the City's vision for the area. It's the City's Harmony
Corridor Phan Staff is bringing this forward as the City's vision. We are talking
with the ownerhip/development team. Over the years several developers have
asked the City what sort of land use the City would support. With constant work
since 1991, nothing else ever came together in a complete vision that staff felt
they should bring forward.
• Mills: What is the City's vision for a natural connection or balanced connection?
• Mapes: The edges of the new waterway would be a combination of both hard and
soft edges. Developers would be encouraged to included additional bodies of open
water.
• Grooms: Is the City trying to rezone that corner because the developers want it to
be rezoned? What is the justification for rezoning?
1
• Mapes: The owners recently annexed this, and placed it in a zone district that
doesn't allow any development-it's essentially a holding zone. There is a
requirement for it to be rezoned into a"real" zone by this October. There's a
need to update the 1991 plan to clarify what zoning will require. As a staff we
agree with the developers that a single use office park vision is not a better
designation for this area.
• Grooms: That was 20 years ago, what will happen 20 years from now? Who is
staff, you and your team?
• Mapes: Staff from a number of departments have been involved in
this...Stormwater,Natural Areas, on up to the City Managers office, down
through the departments. AN
• Mapes: The 1991 plan has a chapter explaining alternathv concepts. One was to
integrate quality development with natural characters-egof existing landscape.
A-7
That alternative should be the starting point of further work other was to
purchase for City open space. Also, a null alternative to allow5market to decide
what to put there, which was expected to bestypical highway exit commercial
development. The plan didn't set a vision in place,�but it describe hese
alternatives and with that general langu gee recom riding this furthe ork.
• Grooms: Can you give an example of anothomm my that has do e this.
• Mapes: To me, Vail Village hates aspects that come�close-multi story buildings in
the 4,5, 6 story range, a pedestfianAstrict, a waterway through it, parking
organized to support the pedestrian district. Of coursethere are differences with
the tourism economy, but in term%of p eal sale, there are similarities.
I_A11
• Mills: I can see what you mean, that makes sense..-..another place like that is
Whistler. _
• Mills: In 199 d e thing�n planning was sprawling office parks. Mixed use is
now the thing%Vlulberry_-has been destroyed as a gateway and Prospect has
issues. This is ari pportunity for a solidFp nning technique.
• Knowlton The idea�hatt it will b a= edestrian center is absurd. This is on the
-.tip, �p
edge of a soon���be eight lane arterial and interstate highway. We have a
wntown andsdonot nee anew Downtown, but if we did this would not be the
F
"RI
best place to put one,. This is the eastern most suburb of Fort Collins. The whole
thing depresses me
• Mapes'=_Should we stick with the basic industrial office idea?
• Knowl NWe should do our best to minimize development there and what
ft developm nhou d be allowed to occur and it should be as insignificant as
possible. Nota 1 buildings, least amount of residential area and no big apartment
buildings.
• Grooms: We have questions from an absent person. She asked about view shed
and why six story buildings are allowed in this area.
• Mapes explained changes in the viewshed up along the top of the river valley
bluff, and along the Timnath side of I-25 across from the area.
• Mapes: We are proposing a vision combination of natural area and river valley
open lands, which would be more than half of the area. This concept would be
next to a mixed pedestrian district. The idea is that this would not become like
other commercial exits. The pedestrian district would allow multi-story
2
buildings.The landscaping imagery that will be built into the plan and standards
will be groves of Cottonwoods.
• Gaughan: In my vision the mass transit will happen either along 287 or along I-
25. Can you wait to see what is going to happen? I agree with Linda Stanley, that
if everything goes to the rail corridor for mass transit, this would be absurd,
however if the mass transit goes along I-25 it would be workable.
• Mapes: CDOT has a preferred alternative. The one thing you can do to make
transit more feasible is make development pedestrian orientated. Looking ahead,
the best thing you can do with development is to make it compact, pedestrian
orientated and mixed.
• Knowlton: Could the new zoning allow only a three story b dings or pockets
where six story buildings are allowed? A �
• Mapes: Yes, we are considering standards to require a mix of heights so it isn't all
6- story or all 1-story.
• Ellis: What is the reason for not includingsthe limits on the mixedfuse and what's
to prevent this from going all residentialf all commercial?
• Mapes: We are working on basic requirement in themix with required
percentages so that doesn't happen.
• DeBell: Will you require that,the developers themselves be integrated?
• Mapes: We are thinking that employment and lighttindustrial uses would be
allowed to be single use in a build_gRil and resid tial would be require to
locate in mixed or multi-story buildings THis is most likely in areas right around
the waterway. a
• Grooms: The reside n�t`iaharea will clea lr y impact,,thie 1-25 interchange and
entrance in to-and off of-,Harmony; what is the developer contributing to the fund
of mass tran o%road i provements Aat gill eventually be needed?
• Mapes This fallssunder the.standard City requirements for developers.
• Germany This seemstto be a strange,conversation to be having. The vision that I
would have islthhat this¢issla community separator. This is way out of the gate and
lift
Abeyond that, because developers own the land and have plans. I appreciate the
rk�put into the for dvelopment and that you are thinking about the
character of the lands: The big vision is not something I agree with.
Mapes review ed'the commity separator history to the Board.
• DeBell: Itlgve the dea of the mixed use but do not understand why we need to put
all of this iis�location.
• Gaughan: One reply to that is, somebody owns this and it could go one way or the
other. When exiting I-25 you see a gas station and bus station, most people don't
see Arapaho Bend Natural Area. Incorporating community with the natural feel is
a good thing.
• Mapes: Two things; 1) again, what should be done here? 2) Staff sees this as an
opportunity to make a distinct place, that says something about Fort Collins and
that you would see as you enter the city.
• DeBell: Rarely have I seen the actual development look anything like the
renderings.
3
•, Mapes discussed the competing objectives that get debated when actual
development plans come in for review. The question still comes back to,what
should the vision be?
• Germany: There is going to be a massive amount of traffic through there
especially with the big box stores across I-25. You need to create something with
specialties like small shops.
• Gaughan: This is a new concept for travelers. People can get off I-25 and stretch
their legs and walk the dog and dine or shop.
• Mills: The biggest control for development is the market. To make it worth the
cost, can you sell units? The vision is long range and market factors now are
different than years ago. Vail or Whistler,they have a draw=What is the draw
here? ,
i
• Mapes: This area will probably need an anchor and=there is a potential anchor that
-
is considering the area-a large recreational destination use"h/th multiple sheets
of ice
• Stanley: I think about the City's budget andff this area is based" on residential
then it will be a drain. We shouldn't bas everything on sales tax l ke Imnath
does.
Long ago I left the dream behind that this wonl'd�be a community separator, it's
too expensive and there are other areas that the-N.atural Areas can purchase. I'm
lam
glad that you are looking at o&wptions, but I personally don t like the idea of
six story buildings in that location� �
ft�
• Knowlton: If this happens, a top goal wodUbe to make`it look different and
r - r
better than what is on the other side.of.the road sort-of a precious little gem that
is not what you normally expect to see-in highway-exit locations, so that people
AN-
know that thisl�is Fo Collins a World=Class Community.
• Mapes Thii sums up exactly what is being-proposed.
• Gaughan: I lik oyoo YY f he box-pinking, but my worry is that transit will
be pushed to the wes�tV d nobody will be interested in that location.
fth
4
ATTACHMENT
Proposed
Harmony Corridor Plan Amendme
` Harmony Gateway Area '
at I-25/Har idoly, West Side
Looking West From Interchang
The Essential Policy Question
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The Essential Policy Question
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Questions for •
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Plan
25
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Existing Plan
"Additional work required to develop a
strategy for the 'Gateway Area "'
A gateway entrance integrating quality
development with natural characteristics
of the landscape is the starting point for
work
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Combination
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17
• A mixed pedestrian district
• Not like other commercial exits
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Proposed Visi
• Waterway- Based
• Pedestrian District jj/����� "
• Multi Story, Mixed
• Trail Links
• One of Very Few Opportunities
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Water Edges
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Road Edge Landscape
vision examples
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vision examples
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Potential Scale
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Proposed HarkL-
fillridor Plan
Amend
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28
♦ B
♦ Public O n House in May/ dune
October 5