HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 05/14/2019 - HARMONY GATEWAY PLAN UPDATEDATE:
STAFF:
May 14, 2019
Cameron Gloss, Planning Manager
WORK SESSION ITEM
City Council
SUBJECT FOR DISCUSSION
Harmony Gateway Plan Update.
EXECUTIVE SUMMARY
The purpose of this item is to provide Council the main concepts proposed in an update to the Harmony Corridor
Plan and corresponding Harmony Corridor Standards and Guidelines that pertains to the “Gateway Area” at I-25
and Harmony Road. The essential policy issue is a change in land use designation from “Basic Industrial Non-
Retail Employment” to “Harmony Gateway”, 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 that help to create a distinct image at Fort Collins’ most prominent entry. The
new standards would require development to form a compact, concentrated pedestrian-oriented district with
extensive river valley landscaping and set design direction for landscaping, buildings, signs and public
improvements throughout the area.
GENERAL DIRECTION SOUGHT AND SPECIFIC QUESTIONS TO BE ANSWERED
1. What is the Council's response to proposed changes to the primary/secondary use requirements within the
“Gateway Area”?
2. What is the degree of support for proposed design principles governing “Gateway” development?
3. Has staff identified all relevant issues associated with a Plan update?
BACKGROUND / DISCUSSION
This item is a staff-proposed update of the 1991 Harmony Corridor Plan that provides specific direction on future
private development standards and public investment within the “Gateway Area”.
The “Gateway Area” is 420-acres located west of I-25, extending one mile north of Harmony Road and one-half
mile to the south.
Existing 1991 Harmony Corridor Plan
The Harmony Corridor Plan (The Plan) was adopted in 1991, for the Harmony Road corridor from College Avenue
to I-25. 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. There were amendments to the Plan in 2006 impacting the use of some properties, including
the Front Range Village shopping center site, yet there were no substantive changes related to the “Gateway
Area”.
The Plan also contains a special chapter (Chapter 5) 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.
May 14, 2019 Page 2
In effect, the existing Gateway Area chapter suggested that special tailoring of the underlying employment-based
land use designation was needed; however, it did not establish a vision or specific strategy for the area over time.
Instead, it explained issues that needed significant follow-up work. It 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.”
It also stated that the starting point for additional work was to be the concept of a gateway entrance integrating
high-quality development with the natural characteristics of the existing landscape.
As the general ideas of the original Plan were explored further in subsequent years, they were clarified into
concepts for a community edge tapering down in development intensity, with the river valley floodplain corridor
helping to preserve the separate identities of Fort Collins and Timnath through “community separators”, 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.
With recent development of a large, multi-phased commercial center (Walmart/Costco/restaurants/inline
commercial), the community separator concept has been lost east of I-25 in the Town of Timnath; however, there
are design elements supporting preservation of the Poudre River Valley landscape that continue to have validity
west of I-25.
Why Update the Plan?
The existing 1991 Plan called for additional work to set a strategy for the “Gateway Area”. The proposed Plan
update would:
• Reflect 28 years of additional work, changed conditions, and new information since the original Plan.
• Reflect aspects of the City Plan Update (2019) regarding compact, mixed-use pedestrian-oriented
development responsive to the needs of employers and the need to improve the linkage between land use
patterns and transportation/transit investment.
Following are some key changes and new information since 1991:
• Since then, the City’s Growth Management 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. In a multi-year process (1997- 2003), the City and Larimer County
purchased the 843-acre Fossil Creek Reservoir Regional Open Space/Natural Area. Eagle View Natural Area
was purchased immediately south of 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’.
• City Natural Area Purchase Declined South of Harmony Road. Around 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 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. There have been subsequent discussions
between area property owners and the Natural Areas program staff, yet the status remains the same.
May 14, 2019 Page 3
• 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. Larimer County
approved a variance for the cell tower (2007) at the southwest corner of I-25 and Harmony Road over the
objections of the City staff.
• 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.
• City Structure Plan (1997). The original City Plan 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.
• Two Community Separator Studies. Reports completed 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 I-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.
• I-25 Land Use Plans Completed. Plans adopted in 2001 (Northern Colorado Regional Plan) and 2003 (Fort
Collins) for land fronting the I-25 Corridor. The Regional I-25 Plan called for a common I-25 development
vision to be created by Northern Colorado communities, but only Berthoud, Windsor and Fort Collins adopted
the Plan. The preferred land use pattern supported development concentrated in mixed-use “activity centers”
that support alternate modes of transportation, and that natural areas, open lands and views were protected
that contribute to the open character of the corridor. Fort Collins also adopted its own subarea plan mirroring
the regional effort and creating complementary design standards.
• Retail Development at Interchanges. During the last two decades, 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, typically wanting to locate at or near
interstate interchanges. The retail evolution continues as a result of online purchase options.
• Major Interstate Development. Retail/commercial activity and competition for sales tax has changed rapidly,
becoming fairly aggressive 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”.
In 2003, the Larimer County Events Center and the Centerra Lifestyle Shopping Center opened, adding
momentum to development pressures along I-25.
A Super Walmart center was constructed in Timnath in 2009 on the northeast corner of the Harmony/I-25
interchange; the floodplain was filled; and the development was built directly against the interchange.
Within the same timeframe, the entire east side of I-25, directly across from the Gateway Area, was replanned
by Timnath for Regional Commercial development, extending one mile southward from Harmony Road along
I-25, thus significantly undermining Community Separator concepts for this area. Costco opened in 2014,
with restaurants and freestanding retailers added since that time.
May 14, 2019 Page 4
• Taller Buildings (2000s). Taller buildings began to emerge along I-25 in Northern Colorado, with the 8-story
Embassy Suites constructed next to the Larimer County Events Center and other 6-story buildings planned
nearby.
• Ridgeline Development. Development has occurred 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 gateway.
• Colorado Department of Transportation (CDOT) Highlights Harmony Road. A multi-year process spanning
2007-2010. 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.
• In 2008, the Riverwalk Project (later renamed Nine Bridges) was proposed on 268 acres at the southwest
quadrant of the Harmony interchange that included residential, commercial and employment uses with a
channelized water feature/riverwalk passing through the property. The property was annexed after City
Council approved a series of emergency ordinances to block Timnath’s annexation of the former Riverwalk
site. The annexation issue was resolved through mediation. The development plan did not move forward, and
the property was later sold.
As part of Riverwalk, and different land use proposals for the other privately-owned properties on the south
side of Harmony Road, additional work in the area has included:
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
o consideration of various economic land use and development approaches.
• Bustang, CDOT’s interregional express bus service, began its north terminus in Fort Collins during 2016. The
Harmony Transit Center becomes one of the area’s key pick-up and drop-off sites.
• Harmony 23 residential development (2018). A 368 unit-apartment complex was constructed on 23 acres at
the southwest corner of Harmony and Strauss Cabin Roads. The development plan received a modification
to the 25% secondary use limitations. One key attribute to the site design is the retention of the wetland at the
corner of Harmony and Strauss Cabin and installation of cottonwoods and other river landscaping within an
expanded setback.
• City Plan Update (April 2019). City Plan’s land use map (City Structure Plan) continues to designate the
Gateway Area for Parks and Natural/Protected Lands north of Harmony (except for the State Lands parcel)
and the balance as a Mixed Employment district. The long-range transportation plan calls for high-frequency
transit along Harmony Road and designates the southwest corner of the interchange as an activity center.
One of the short-term, high-priority implementation actions of the City Plan Update is to assess our land
supply to ensure that land is available to support business needs and to create a more detailed vision for the
community’s gateways.
• Larimer County denied a variance request in April 2019 for a freestanding electronic message center sign on
the north side of Harmony Road, 1/8 mile west of I-25. The proposed sign would have been non-compliant
with the proposed Design Standards and Guidelines
May 14, 2019 Page 5
Proposed Harmony Gateway District Vision
The changes, issues, and additional work noted above, have led to a more refined future vision of this area.
The proposed vision 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
community, and I-25.
While this proposed vision reflects a shift in the basic concept for the mix of uses, three other aspects are
consistent with the City’s existing vision for the area: first, a focus on the overall landscape treatment to highlight
the river valley setting; second, an approach to development quality that is different from typical commercial
highway interchanges; and lastly, attention to private and public improvements that will match the desire for an
attractive Fort Collins entry.
The proposed vision would move the existing Plan forward to fulfillment of its call for additional work to set a
strategy for the area. And finally, it would fit with numerous aspects of City Plan regarding integration of efficient
land use, the environment, and transportation choices.
The Update to Chapter 5 of the Harmony Corridor Plan describes ten basic design elements that apply to future
development and public investment and that are implemented through metrics contained within Standards and
Guidelines:
1. Naturalistic River Valley Landscape
Cottonwood groves, willows, and other native plantings will form the most dominant aspect of the area’s
image as seen by users of Harmony Road and drivers on I-25. Under this approach, a naturalistic river valley
landscape, instead of buildings and signs, becomes the primary view that’s experienced.
2. Landscaped Setbacks Along Harmony and I-25 for Visual Image and Character
These newly landscaped areas along streets will be designed to screen parked vehicles and intentionally
frame intermittent views of buildings and their signage as part of the image of buildings sited within a
landscape.
3. Unified Harmony Road Gateway Streetscape
In the gateway area, streetscape enhancements will be an extension of naturalistic landscaping in abutting
land uses.
As much as possible within space constraints, informal groupings of trees including cottonwoods will span
across sidewalks which will be detached and slightly meandering in conjunction with naturalistic grading.
4. Fort Collins Entryway Signs
A landscaped native stone sign wall or other complementary entry sign would reinforce the gateway
impression and will be carefully considered, sited and designed considering relationships to similar initiatives
at other City gateways. The Fort Collins entry sign would be installed on the north side of Harmony Road in a
location readily visible to motorists.
5. Habitat Protection and Mitigation
Riparian landscaping will contribute to a larger continuous corridor of riparian habitat in rural and open lands
across the larger southeast edge of Fort Collins.
City, State, and Federal regulations already govern impacts to existing habitat that would likely occur with
development. They generally emphasize protection in place but also allow for alternative mitigation of
losses if necessary.
On the south side of Harmony Road where greater land use changes are expected, the changes will
include habitat improvements to mitigate expected losses associated with filling ponds and future
development.
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6. Regional Trail Corridor
A landscaped trail corridor thirty to fifty feet wide (or more) will run like a ribbon through the south side of
Harmony road to assist in linking trails and Natural Areas to the north and beyond the Gateway toward the
south-the Poudre River Trail in Arapaho Bend Natural Area on the north, and Fossil Creek Trail in Eagle
View.
7. Mobility Hub
City Plan identifies the Harmony interchange area as a Mobility Hub recognizing its long-term potential to offer
transfers, drop-offs, a station for bus rapid transit (BRT), intersecting multi-use trails, and regional bus transit
in addition to its park-n-ride function.
8. Limitations on Commercial Signs
Commercial signs within the Gateway will be consistent with the Plan’s character elements as well as
compliant with the City’s Sign Code. Present code provisions prohibit off-premise signs (billboards) and
places limitations on sign size, height, and manner of display.
9. Stealth Wireless Telecommunication Facilities
New standards would prohibit conventional wireless and other telecommunication towers, unless in those
cases where they are screened, roof-mounted equipment or are “stealth” installations located within church
steeples, grain silos or other similar structures common to the area’s landscape.
10. Unique Land Use and Development Standards
Development Standards and Guidelines (discussed more fully in the following section) provide clear direction
for future development:
o The intention is to promote a mixed-use activity center within the ‘Gateway Area’ on the south
side of Harmony. While retail uses are included, and a degree of visibility to traffic is important,
the proposed vision 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 a pedestrian-oriented development. Under the proposal, the mix of uses would be limited to
the following distribution:
Residential 25% maximum
Retail and Commercial 60% maximum
Employment 30% minimum
o 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 community as well as a destination in itself.
o A primary orientation to pedestrians and bicyclists would mutually support public transit planned
for Harmony Road and I-25 and allow the gateway area to become less dependent on car traffic
over time.
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. The document includes provisions for required actions known as “standards”
(denoted +), and suggested actions which are known as “guidelines” (denoted o).
A new section would be added to the document, in conjunction with the Plan amendment, to address defining
aspects of development including:
• Required Mix of Uses
• Limitation on Large Retail Establishments
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• Framework of Streets, Drives, and Walkways
• Building Grouping and Orientation - Streets and Waterway
• Parking Located to Support the Pedestrian District
• Transit-Ready Design
• Building Character to Enhance the Pedestrian District
• Landscape Setbacks Along Harmony Road and I-25
• Landscaping for River Valley Character
• Trail Connections
• Commercial Sign Limitations
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.
Community Engagement
Three public events have been held this year to review the status of the Gateway Plan Update. These events
included:
Workshop 1 (January 15) Establishing the Starting Point
This workshop provided an assessment of relevant Harmony Corridor Plan policies and Land Use Code
standards, and opportunities and constraints that began the discussion of issues facing the area. The inventory
covered topics such as:
• Land use summary of existing Structure Plan and Harmony Corridor Plan land use designations, Harmony
Corridor zone district use standards, and recommendations from the City Plan Update draft;
• Natural Resources identifying natural features and conditions such as Poudre River floodplain/floodway,
riparian and wetland areas, natural habitat and physical features.
• Transportation System including existing and future access and circulation within the Harmony Gateway.
• Appearance and Design summary of existing Land Use Code and Harmony Corridor Standards and
Guidelines requirements and previous viewshed analyses.
Workshop 2 (January 30) Concepts and Vision
The staff team prepared initial concepts based on public and stakeholder input from the Public Workshop 1,
analyzed pros and cons, and worked with citizens in a second hands-on workshop setting to identify additional
concepts, and-finally-define a preferred direction for amending the Harmony Corridor Plan. Several tools were
May 14, 2019 Page 8
used, including GIS mapping and hand drawn sketches, that illustrate the various design and land use options. A
consultant illustrator was on-hand to allow participants to “draw” their ideas.
Open House (February 27) Refining the Vision
Maps and illustrations were refined, along with initial draft Chapter 5 Harmony Gateway text describing the
direction provided in the first two workshops.
Community Comments
Individuals and members from the group, Advocates for Our Gateway provide a series of comments that can be
summarized under the following major topics:
• Expansion of the Gateway Boundary ½ mile further to the South
Earlier versions of the Harmony Gateway Amendment expanded the current ‘Gateway Area’ boundary one
half mile further to the south, bringing the south boundary to Kechter Road and including land zoned Rural
Lands (RL). Objections were received about the appropriateness of expanding the gateway. Based on citizen
concerns, the expanded area has been removed from consideration so that the Gateway Area boundary
remains unchanged.
• Update to the Harmony Corridor Plan Unnecessary
There has been a general perspective expressed that the Harmony Corridor Plan does not need to be
updated and that existing standards reflect present community values. Some citizens contend that the area
south of Harmony Road should remain in an undeveloped state, including existing wetlands, ponds and the
floodway/floodplain boundary configuration.
• Changes do not Support Community Separation
Development South of Harmony Road will not support the Community Separator Concept or provide
adequate protection of the Poudre River as a resource.
• Lack of Support Toward Greater Retail and Residential Uses
A shift toward greater retail and residential uses South of Harmony Road is inappropriate in that the area is
within a flood plain and development will negatively impact natural habitat and features.
• Heron Rookery
Development could have a negative impact on the Heron Rookery located roughly in alignment with Rock
Creek Drive.
Next Steps
The next steps in the process of preparing a package of final Plan updates for Council consideration include:
• Public Open House in Late May (TBD)
• Planning and Zoning Board and Natural Resource Advisory Board Recommendations in June
• Council Hearing: July 16
May 14, 2019 Page 9
ATTACHMENTS
1. Harmony Gateway Plan (draft) (PDF)
2. Harmony Corridor Standards and Guidelines (draft) (PDF)
3. Harmony Corridor Plan, Chapter 3 (PDF)
4. Powerpoint presentation (PDF)
1
5
HARMONY GATEWAY AREA
Updated 2019
“The goal of gateway planning is to arrange the landscape with a sense of arrival and a positive image of the place”
Michael Barrette
DRAFT – May 1, 2019
ATTACHMENT 1
2
3
CHAPTER OUTLINE
INTRODUCTION pp 5-10
The Setting
Harmony Corridor Plan Background
General Direction for the Gateway Area
Existing Conditions Issues
Changed Conditions and
New Information Since the Original
1991 Plan
VISION FOR THE GATEWAY AREA
pp 11-23
Overview
Naturalistic River Valley Landscape
Landscaped Setbacks Along Harmony
and I-25 For Visual Image and
Character
Unified Harmony Road Gateway
Streetscape
Fort Collins Entry Sign
Habitat Protection and Mitigation
Regional Trail Corridor
Mobility Hub
Limitation on Commercial Signs
Stealth Wireless Facilities
Land Use and Development—South
Side of Harmony Road
Land Use and Development—North
Side of Harmony Road
GOALS p 23
POLICIES and IMPLEMENTATION
p 24
4
The Gateway Area comprises about 450 acres extending one mile north and one-half mile south of
Harmony Road
5
INTRODUCTION
This updated Chapter 5 builds upon ideas
and recommendations of the original 1991
Harmony Corridor Plan considering over 25
years’ worth of new information and
changed conditions.
6
Harmony Road, formerly State Highway 66,
smooths out the topography of the bluff
North side of the road: Arapaho Bend Natural Area
The Setting
The Gateway Area extends along both
sides of Harmony Road from I-25 to the
edge of the Cache La Poudre river valley,
defined by a bluff just over a half-mile west
of I-25.
The bluff, also known as the valley wall, is
a result of the river’s down-cutting action
as it meandered within its floodplain for
many thousands of years. While it is a
notable geographic feature from a
historical perspective, it simply presents a
modest hill for users of Harmony Road.
Lying within the river valley below the
bluff, the area consists of low ground,
ponds, and wetland areas—all remainders
from extensive past gravel mining
operations.
The Gateway Area is an exceptional
location due to high values the community
places on the Cache La Poudre River
corridor and also on the Harmony Road
interchange with I-25 as the most-traveled
entryway into the city.
This juxtaposition creates the unique
opportunities and significance that make
the Gateway Area a prominent aspect of
the Harmony Corridor Plan.
The types of development that highway
interchanges typically attract do not mesh
well with the community’s values regarding
this unique opportunity.
The challenge is to balance different and
sometimes competing objectives for land
use and development.
Harmony Corridor Plan Background:
General Direction for the Area
The Harmony Corridor Plan, adopted in
1991, identified the ‘Gateway Area’
but did not establish a vision or strategy
for the area. Rather, it explained issues
What’s A Community Gateway -- Why Is It
Important?
Community plans commonly address prominent
entryways as special opportunities to cue entry into and
departure from the given city. A well-planned gateway
can:
• Contribute to a sense of community with a look and
feel of local values, civic intention, and pride
• Offer a sense of arrival and welcome for visitors
• Offer a familiar and welcoming feel for residents,
signifying home in a positive way
• Avoid homogenous highway-oriented corporate
character that blurs local identity
• Invite attention to the city as a place to visit, in
addition to being an area to drive through
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that were still in flux at the time and
described alternative concepts. It
concluded that:
“Additional work is required to develop a
strategy for shaping the future of this
important segment of the community.”
The starting point for additional work was
to be the concept of a well-planned and
attractive entrance to Fort Collins
integrating quality development with
naturalistic characteristics and features of
the river valley landscape.
This concept was described as ‘Alternative
A’ in the original plan. Key points are:
• Incorporate wetlands, lakes and
drainageway areas as an elaborate open
space network laced with an extensive
system of trails.
• Blend development into naturalistic
landscaping, favoring light industrial
and office uses and discouraging
commercial uses unless they can be
blended unobtrusively into the
naturalistic setting.
• Provide significant setbacks from streets
for any development forming a
greenbelt around the interchange.
• Establish standards for architecture and
landscape plans emphasizing naturalistic
character.
• Ownership, maintenance and liability
issues would need to be negotiated and
could include re-investment of tax
dollars created by development,
dedication of land by property owners
or developers, and public funding.
The Harmony Corridor Plan’s
overarching direction for land use along
the entire corridor included the Gateway
Area. That is, the area was designated as
‘Basic Industrial Non-Retail Employment’
for future development with an emphasis
on business park-type employment uses
and avoidance of highway commercial
“strip” type development with a generous
landscaped setback area along the roadway.
However, while the corridor-wide
employment designation was applied to the
Gateway Area, the area is also highlighted
separately and prominently throughout the
plan in addition to having its own chapter.
The area is distinct and different from the
uplands to the west which comprise the
rest of the corridor.
The plan’s direction for additional work
based on ‘Alternative A’ included a listing
of Implementation Actions—giving
direction on the additional work needed.
Over the past 25-plus years, a large body
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passage of flood flows with virtually no
development permitted.)
The river itself is the north edge of the
gateway area. It angles southeastward to
cross I-25 a half-mile north of the
interchange. It then continues east in the
Town of Timnath.
However, limited flow capacity under the
I-25 bridge crossing would cause flood
flows to back up behind the bridge in a
flood event and break out of the river
channel to flow down through Gateway
Area across Harmony Road.
The Colorado Department of
Transportation (CDOT) and the City are
exploring possibilities for a new I-25
bridge together with downstream flood
improvements that could allow flood flows
to remain in the river channel and remove
the floodway from the Gateway Area.
Unless and until such a solution is reached,
no residential development is allowed in
the floodway and any other development
would face the very difficult challenge of
showing no adverse impact on adjacent
properties. This would not be feasible for
any significant development in the
Gateway Area.
However, developers may propose to
channelize and realign the floodway by
completely reshaping the landscape to
create developable land. The necessary
filling and grading would require a
significant technical process with the City
and FEMA.
Floodway issues are a complex
interjurisdictional matter beyond the scope
of this Harmony Corridor Plan. Any
solution would require a multi-year process
of engineering, design, coordination and
permitting.
This plan update establishes a vision and
strategy for land use and development in
the event that floodway constraints are
removed in a separate process.
Gravel Pit Ponds
In 2019, the five gravel pit ponds on the
south side of Harmony Road are in varying
states of compliance with State water law.
These ponds are unintentional residual
results of past gravel mining and were
never intended to be the permanent land
use on the property.
The technical complexity of the water
issues are beyond the scope of this plan,
similar to the floodway issues noted above
and are interrelated with the floodway
issues.
For planning purposes, these ponds should
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more intentional habitat improvements as
part of a whole reshaped landscape.
Existing Land Uses
The north side of Harmony Road mostly
consists of the City’s Arapaho Bend
Natural Area and the Transportation
Transfer Center (TTC or park-n-ride), a
joint facility of the City and CDOT that
was carefully carved out of the Natural
Area.
The commercial property abutting the
northwest corner of the interchange is not
within the City Limits.
On the south side of Harmony Road, the
gas station and adjacent cell tower are not
within the City Limits.
A plant nursery business was established
under County jurisdiction prior to
annexation and has since been annexed
along with the remainder of the gateway
area on the south side of Harmony. The
remainder of the south side comprises
gravel-mined property with no economic
use at the present time.
Changed Conditions Since the Original
1991 Plan
Major changes and new information since
1991 have informed the planning process
for the Gateway Area plan update in 2019.
Prominent examples include:
• Jurisdiction over Harmony Road was
transferred from the Colorado
Department of Transportation to the
City of Fort Collins, and the
designation as a State Highway was
removed.
• Gravel mining operations were
completed, throughout the gateway
area, altering the landscape so that no
natural qualities remain and leaving pits
to become ponds.
• The portion of the Gateway Area on
the north side of Harmony Road was
purchased by the City as the Arapaho
Bend Natural Area. (With the
exception of the commercial property
abutting the northwest corner of the
interchange which remains under
County jurisdiction at the present
time.)
• The Transportation Transfer Center
(TTC, aka park-n-ride), was built on
the north side of Harmony Road, by
the City and CDOT (on land
purchased from the Natural Areas
Program). The TTC and Arapaho
Bend protected wetland, wildlife and
vegetative interest described in the
original 1991 plan.
10
• A large, visually prominent cell phone
tower was built adjacent to the
interchange on the south side
of Harmony Road in the Gateway Area
under County zoning.
• The City’s 1997 Comprehensive Plan
update known as City Plan designated
Harmony Road as one of four
Enhanced Travel Corridors for
future high-frequency transit in the
long-term structure of the city.
• City Plan’s land use map (the City
Structure Plan map) envisioned a
‘Green Edge’ of the city along the low-
lying southeastern edge of city
including the Gateway Area, suggesting
that development intensity would
generally taper down to a fairly open
and rural landscape, helping to
preserve the separate identities of Fort
Collins and Timnath.
• The City and County twice extended
Fort Collins’ Growth Management
Area southward from its boundary at
the time of the original Harmony
Corridor Plan ½ mile south of
Harmony Road. At the present time it
extends 3 ½ miles further south to the
SH 392/Carpenter road interchange
area.
• Two Community Separator studies
were conducted, in 1999 and 2003,
describing potential opportunities for
preserving distinct visual and physical
separation and identity of Fort Collins,
Timnath, and Windsor. These studies
were a forum for discussion of
cooperative land use planning among
jurisdictions and property owners.
• The 2003 Fort Collins-Timnath-
Windsor Community Separator
Study specifically identified the Poudre
River floodplain corridor which forms
a broad swath around the I-
25/Harmony interchange, between
Fort Collins and Timnath, as a primary
opportunity.
• 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 saw the evolution
of “big box” superstores, power
centers, and lifestyle shopping centers,
all serving an increasingly regional
market.
11
• Soon after the Separator studies were
completed, Timnath re-designated the
east entire east side of I-25 directly
across from the Gateway Area for
Regional Commercial development,
extending from the interchange one mile
southward, negating the Separator
concepts for that area. Walmart,
Costco, and associated commercial pads
were developed.
• CDOT undertook an Environmental
Impact Study process evaluating
alternative transportation scenarios for
I-25 and related north-south
transportation facilities between the
Denver Metro area and North Front
Range, showing the Harmony
interchange as a significant hub for
future bus transit.
• 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.
• Development along the top of the
river valley wall has significantly altered
the potential for scenic views looking
west across the river valley to the
mountains beyond, as described in the
original 1991 plan.
• Property owners, professional
consultants, prospective developers, and
City staff have evaluated several land
use initiatives for the south side of
Harmony Road. These were based on
reclaiming gravel-mined land and ponds,
completely reshaping the floodplain,
developing employment-based 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 land use and
development.
• Most of the property in the Gateway
Area on the south side of Harmony
Road was annexed with the exception
of the existing gas station property.
• Eagle View Natural Area was
purchased immediately south of the area
across Kechter Road.
• An Overall Development Plan (ODP)
was approved for the south side of
Harmony Road based on the
requirement for 75% Primary uses. A
Convenience Shopping Center was
subsequently approved under the ODP
as a Secondary use. The ODP presumes
filling of ponds and complete reshaping
12
Gateway Area Looking West
Overview
Property owners, community members, decision makers, and various other
stakeholders, both public and private, need a shared understanding of how
continuing changes should be channeled to contribute to a positive vision.
The original 1991 Harmony Corridor Plan set a direction and starting point:
to create a community entryway that integrates quality development into a
naturalistic landscape with riparian characteristics associated with the river valley.
Office and light industrial uses were encouraged; commercial uses were discouraged
unless they could be shown to blend unobtrusively into the naturalistic setting.
That general direction has remained valid. 25-plus years of changes, new
information, and public discussion have built on that starting point and reaffirmed
the essential ideas to make the most of the unique opportunity to form a Fort Collins
gateway and a special destination over time with distinct local character derived from
juxtaposing a naturalistic landscape and Fort Collins’ values for livability, community
and sustainability in development.
The community’s vision for this entryway includes specific acknowledgement and
direction that is notably different from typical commercial development oriented to
interstate highway exits. Rather, the vision is to provide relief from the attention-
grabbing approach common in recent development along I-25.
13
ESSENTIAL HARMONY GATEWAY DESIGN ELEMENTS
Implemented as part of the Harmony Corridor Plan update and related Standards
and Guidelines, ten basic design elements will apply to future development within
the Gateway Area:
1. Naturalistic River Valley Landscape
2. Landscaped Setbacks Along Harmony and I-25 for Visual Image and
Character
3. Unified Harmony Road Gateway Streetscape
4. Fort Collins Entryway Signs
5. Habitat Protection and Mitigation
6. Regional Trail Corridor
7. Mobility Hub
8. Limitations on Commercial Signs
9. Stealth Wireless Telecommunication Facilities
10. Unique Land Use and Development Standards
1. Naturalistic River Valley Landscape
Cottonwood groves, willows, and other native plantings will form the most
dominant aspect of the area’s image as seen by users of Harmony Road and drivers
on I-25. Under this approach, a naturalistic river valley landscape, instead of
buildings and signs, becomes the primary view that’s experienced.
Example of a landscape-dominant entryway corridor
14
2. Landscaped Setbacks Along Harmony and I-25 for Visual Image and
Character
Where buildings and parking lots are developed, landscaped setback areas will be
provided that average at least 140-190 feet wide along Harmony Road and I-25.
These newly landscaped areas along streets will be designed to screen parked vehicles
and intentionally frame intermittent views of buildings and their signage as part of
the image of buildings sited within a landscape, rather than maximizing attention-
grabbing visual statements orientated directly to people traveling on the roadways.
As such, the setback can undulate, with some buildings and parking areas
encroaching into that space if parking is fully screened and encroaching buildings are
well-integrated into the landscape.
I-25 Landscape Setback Concept
Grading in these setback areas will be informal and have vertical undulation,
reflecting landforms shaped by river movement to complement plantings and
reinforce the naturalistic landscape. Grading should be at a scale perceivable to
drivers at speeds and volumes on Harmony and I-25.
Grading may double as critical floodway and/or drainage facilities and a trail corridor
depending on outcomes of separate efforts regarding floodway solutions.
15
Harmony Streetscape with Naturalistic Landscaping Concept
3. Unified Harmony Road Gateway Streetscape
Perhaps the strongest and most direct impression that can be made for people
moving through or coming to the area is the Harmony Road streetscape.
This streetscape includes the street edges as experience by users of the street, and
medians. It includes improvements with the City right-of-way and improvements as
part of abutting land uses.
In the gateway area, streetscape enhancements will be an extension of naturalistic
landscaping in abutting land uses.
As much as possible within space constraints, informal groupings of trees including
cottonwoods will span across sidewalks which will be detached and slightly
meandering in conjunction with naturalistic grading.
Landscaped medians reduce the scale of the large roadway and add beauty.
For motorists entering the city, medians and streetscape improvements on the north
side of Harmony Road would have the highest visibility.
16
Harmony Road Streetscape, Landscape Setback Area, and New Street at Park-n-Ride Signal Concepts
4. Fort Collins Entry Sign
Streetscape design projects will explore the most complementary way to include an
entry sign in conjunction with the landscaping. For years, public interest has been
expressed in a clearer message to motorists that they are entering Fort Collins, at all
major highway entry areas.
In the public planning process for the Gateway Area, community members’ input
clearly indicated that any attention-grabbing sign, monument, sculpture or similar
entry feature is not important in favor of a naturalistic landscape to move through.
A landscaped native stone sign wall or other complementary entry sign would
reinforce the gateway impression and will be carefully considered, sited and designed
considering relationships to similar initiatives at other City gateways. The Fort
Collins entry sign would be installed on the north side of Harmony Road in a
location readily visible to motorists.
5. Habitat Protection and Mitigation
Riparian landscaping will contribute to a larger continuous corridor of riparian
habitat in rural and open lands across the larger southeast edge of Fort Collins.
17
City, State, and Federal regulations already govern impacts to existing habitat that
would likely occur with development. They generally emphasize protection in
place but also allow for alternative mitigation of losses if necessary.
On the south side of Harmony Road where greater land use changes are expected,
the changes will include habitat improvements to mitigate expected losses
associated with filling ponds and future development.
Newly created ponds, channels, and landscape areas would be part of the framework
for development and would be extensively landscaped with native river valley
plantings. This would provide a basic degree of urban habitat, mainly for birds and
small aquatic species.
With sweeping reshaping of the most or all of the landscape, there are apparent
opportunities for improvements to go beyond minimal mitigation of losses and
achieve significant enhancement over unintentional and unsanctioned status of
the habitat that has formed in the gravel-mined landscape.
6. Regional Trail Corridor
A landscaped trail corridor thirty to fifty feet wide (or more) will run like a ribbon
through the south side of Harmony road to assist in linking trails and Natural
Areas to the north and beyond the Gateway toward the south—the Poudre River
Trail in Arapaho Bend Natural Area on the north, and Fossil Creek Trail in Eagle
View.
The corridor will be an integral part of the formative framework of public space
into which buildings and parking lots will fit. The corridor may be located within
required landscaped setbacks.
The developer(s) will coordinate with the City Parks Department on appropriate
design, including alignment, width, surface materials and details.
18
Trail Corridor Concept, North Portion of South Side of Harmony
7. Mobility Hub
City Plan identifies the Harmony interchange area as a Mobility Hub recognizing its
long-term potential to offer transfers, drop-offs, a station for bus rapid transit (BRT),
intersecting multi-use trails, and regional bus transit in addition to its park-n-ride
function.
This recognition centers around the TTC; but if any significant development is
brought to fruition on the south side of Harmony as envisioned, it will complement
the functioning of the TTC starting with a BRT stop and a comfortable pedestrian
crossing of Harmony Road. Such development could add options such as car shares,
electric charging, and shuttles or shared vehicles to connect across Harmony.
8. Limitations on Commercial Signs
Commercial signs within the Gateway will be consistent with the Plan’s character
elements as well as compliant with the City’s Sign Code. Present code provisions
prohibit off-premise signs (billboards) and places limitations on sign size, height, and
manner of display.
Requests for modifications and/or variances to the Sign Code will be evaluated
against adopted Harmony Gateway policies. Further, any Planned Unit Development
19
(PUD) application would be required to submit a Uniform Sign Program specifying
sign type, heights, sizes, placement and lighting.
9. Stealth Wireless Telecommunication Facilities
Making a provision for wireless telecommunication facilities (typically cell towers)
balances the needs for residents and the travelling public to have adequate
telecommunication services while still protecting key views and upholding the
naturalistic design character of the Gateway. New standards would prohibit
conventional wireless and other telecommunication towers, unless in those cases
where they are screened, roof-mounted equipment or are “stealth” installations
located within church steeples, grain silos or other similar structures common to the
area’s landscape.
10. Land Use and Development Standards
South Side of Harmony Road
This ½ mile area has been zoned for development in the Basic Industrial Non-Retail
Employment Activity Center land use designation and has the potential for
significant future development if the floodway can be removed and gravel pit ponds
filled.
The entire gravel-mined floodplain landscape is completely reshaped from the
current gravel pit configuration, filling the ponds to eliminate non-compliant water
surface water exposure, and to create land enabling development of more intentional
uses of the property.
Naturalistic river valley landscaping dominated by groupings of cottonwoods and
willows create a significant riparian greenbelt image along Harmony Road and I-25
to complement and contribute to the larger swath of open and rural lands at this
southeast edge of the city. The intent is to complement the image and experience
created by riparian tree groves on the north side.
Groupings of evergreen trees screen parking and help to frame selective intermittent
visibility of buildings and their signage and add winter interest. Future development
will include an interesting, walkable mixed-use destination with buildings brought
together along sidewalks and other walkways and outdoor spaces. While most
people will arrive by private vehicle, the pattern will make it convenient and inviting
to ‘park once’ and walk within the area.
Because of the focus on a pedestrian framework, development is mutually
supportive of public transportation, by being convenient for walking, transit use,
and bicycling upon arrival.
20
Buildings Brought Together in a Walkable, Mixed-Use Area
Beyond the visual image, it reflects multiple community values regarding livable,
sustainable community development. Its character defines it as a gateway to Fort
Collins and a unique shopping/employment/living destination in the region and
state.
Mixed Land Uses
A diverse mix of businesses, jobs, and urban housing at relatively high densities,
allowing as many opportunities for cross-use as possible within walking distance.
This mix offers a chance for people to live, work, and visit with minimal
dependency on cars.
Uses could include retail, anchor retailers, office and institutional buildings,
corporate and light industrial employment, lodging and hospitality uses, and a
variety of urban styles of housing.
The mix of uses would be limited to the following distribution (as a percentage of
net developable acreage):
Residential: 25% minimum
Retail and commercial: 60% maximum
Employment: 30% minimum
21
(office, light industrial, institutional)
Public Space Framework of Streets
Buildings and parking lots will be fitted into a well-planned framework of public
space, with blocks formed by streets, or pedestrian ‘spines’ in lieu of streets. ‘The
term ‘streets’ is inclusive of street-like private drives.
Pedestrian Crossings of Harmony and Strauss Cabin Roads
Prominent pedestrian crossings are provided at Strauss Cabin & Harmony Roads
that link east-west and north-south pedestrian movements. The Strauss Cabin
traffic signal engineering and intersection geometry favor travel on foot and
pedestrian
activity.
Strauss Cabin Pedestrian Crossing Concept at Apartments on West Side
Buildings and Parking Lots
Buildings and their entrances are brought together along streetfronts that may
combine with a trail corridor and small park and public spaces and define the
district.
22
Building Fitted in and Brought to Streetfronts
Accordingly, parking is either distributed along active pedestrian streets, or
consolidated in lots or structures that do not interrupt the pedestrian and visual
environment. Landscape plantings internal to parking lots reflect the plant pallet
for the naturalistic river valley landscape.
North Side of Harmony Road
The existing land use and development noted in the previous Existing Conditions
section is likely to remain within a reasonable planning time horizon. The park-n-
ride could potentially expand to a degree or add a parking structure as part of long-
range plans for a Transit Hub, but its essential footprint, function, streetscape, and
naturalistic landscape will remain consistent with the overall vision.
TTC (Park-n-Ride) Landscape Setback Character
The commercial property abutting the interchange, under County jurisdiction,
appears unlikely to request annexation and redevelopment within a planning time
23
frame. In the meantime, it will remain a reminder of a past era when it was zoned
for commercial uses at an outlying highway exit beyond the City Limits.
Northeast Commercial Corner Abutting the Interchange
DEVELOPMENT STANDARDS TO IMPLEMENT THE STRATEGIES
Architectural, site, landscape and sign plans will be subject to design standards and
guidelines that emphasize a distinct place and image consistent with the vision.
PUBLIC SPACE MANAGEMENT
Trail corridor and other open spaces: ownership, maintenance and liability issues
would have to be negotiated. Retaining significant amounts of open space may
require the expenditure of public funds or a reinvestment of tax dollars created by
the development.
GATEWAY AREA GOALS
1. Emphasize opportunities of the river valley setting.
2. Express a positive image, community values, and a distinct local feel.
3. Create a distinct image along I-25.
4. 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.
5. Take advantage of future public transportation systems along Harmony Road
and I-25 by creating a Transit Hub.
6. Create a pedestrian district south of Harmony Road including diverse businesses,
jobs, urban styles of housing and city amenities.
24
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 continued master planning efforts in the gateway area.
GW-4 Establish design standards and 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 wetlands
and wildlife habitat.
GW-7 Support a balanced transportation system within the context of a pedestrian
district that prioritizes pedestrian, transit and bicycle use as well as driving.
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
Gateway Plan adoption by City Council.
2. GATEWAY PLANNING PHASE TWO
The City should continue the gateway planning effort through the following design
and coordination activities:
DESIGN
• Adopt Harmony Corridor Gateway Design Standards and Guidelines.
• Design a Fort Collins entry sign and develop a funding mechanism.
• Develop a conceptual plan for a regional multi-purpose trail.
• Design a naturalistic landscape design for the Harmony and I-25 rights-of-way.
COORDINATION
• Coordinate with the Natural Resources Department both in regard to the
environmental management plan and the prioritization of wetlands.
• Coordinate with the long-range planning efforts of other City departments –
Transportation, Parks and Recreation, Water, Wastewater and Stormwater Utilities.
• Coordinate with the Colorado Department of Transportation in regard to
decommissioning of frontage roads, and landscaping in the highway right-of-way.
HARMONY
CORRIDOR
Standards
And
Guidelines:
DRAFT
May 1, 2019
NEW STANDARDS AND GUIDELINES
In the Harmony Corridor Standards and Guidelines, page 51, add a new Section
V. HARMONY GATEWAY AREA.
This Section will follow the current Section IV. SHOPPING CENTERS.
ATTACHMENT 2
V. HARMONY GATEWAY AREA
The Harmony Gateway Area is an exceptional location due to high values the community
places on the Poudre River valley and its premiere location at the Harmony Road and I-
25 interchange.
The intent for the Gateway District is to capture the special opportunity to integrate a
mixed-use employment activity center within a landscape that expresses community
values for environmental features and the larger corridor of open and rural lands edge of
the City along the river corridor and Fossil Creek Reservoir in southeast Fort Collins.
Future development shall form a ‘sense of place’ derived from the river valley setting.
Development shall be programmed and designed with an emphasis on landscape
development to emphasize a sense of place derived from the river valley setting.
These Standards and Guidelines are to ensure that as development and redevelopment
occurs as part of the Gateway Area, it fulfills the vision described in Chapter 5 of the
Harmony Corridor Plan for the area.
The Gateway Area comprises two distinct areas:
• North of Harmony Road
• South of Harmony Road
Design Standards and Guidelines
1. Naturalistic Landscape Development: River Valley Character and Image
Landscaped Setback Area - Harmony Road and I-25.
The intent is to create the effect of Harmony Road passing through a larger river valley
landscape that spans across Harmony Road with buildings and parking lots carefully
clustered and integrated unobtrusively within the landscape and not merely lining the
street with landscaping along buildings and parking lots.
• Landscaped Setback. A landscaped setback area for buildings and parking lots
averaging 140 feet in depth for parking lots and 190 feet in depth for buildings
shall be provided from the edge of vehicular travel lanes along Harmony Road
and I-25. (+)
1. Minimum landscaped setback depth shall be 70 feet for parking lots and 95
feet for buildings, with the following exceptions: Where depth is less than the
required average,
a. Site grading and planting shall fully screen parking lots and the site
rather than providing increased visibility; and,
b. Buildings shall be designed and integrated into the landscape (+)
• Harmony Road Setback Exception: Within 300 feet of the signalized
intersection at the Transportation Transfer Center (park-n-ride) and the Strauss
Cabin Road intersections, buildings and parking lots shall have a minimum
setback of 80 feet. (+)
This landscaped setback area shall include groupings of native cottonwoods willows,
evergreens and other plant materials consistent with the River Valley landscape in
conjunction with other native and xeric plantings appropriate to specific positions within
the landscape plan. (+)
Parking lots are encouraged to be located between buildings and Harmony Road
and I-25 to buffer internal pedestrian-oriented development, but they shall be screened
from view with dense plantings in the setback area which may include berms, evergreens
near the parking lot, walls, fences, or a combination, to provide 75% screening of parking
lots from the ground up at the edge of the parking lot as seen from the Harmony Road
and I-25 roadway travel lanes. (+)
Where landscaped setbacks are at or above the minimum, openings of up to 175 feet
between trees and dense landscape clusters shall be permitted for carefully managed,
commercially-adequate visibility of building and their signage. (+)
Potential Channelized Floodway. If the Poudre River floodway is channelized within
the Harmony Road and I-25 setback area, the channel and adjacent upland areas shall be
designed to complement and reinforce the overall naturalistic landscape with informal,
undulating grading of landforms, to the maximum extent feasible and within engineering
requirements, not rigidly-engineered geometric grading. (+)
In the programming and design of naturalistic river valley landscaping, maintenance
must be an equal consideration in conjunction with design including irrigation, weed
control, tree trimming, shrub and plant pruning, and replacement and reseeding. (o)
Incorporation of water, drainage channels, and/or wetlands is strongly encouraged in
landscape areas along Harmony Road and I-25 to further reinforce the distinct landscape
setting. (o)
Landscaping Development: River Valley Character and Image Landscaping should
be developed to express xeriscape principles and characteristics appropriate to the North
Front Range. More lush plantings that requiring significant watering, such as flower beds
and lawns, should be limited to appropriate high-use areas. (o)
2. Mixed-Use Employment Activity Center Within the Landscape Setting --
South Side of Harmony Northern Portion
Development of buildings, parking lots and other site improvements will result in a
unified mixed-use employment activity center. Within this mixed-use employment activity
center shall be a framework of streets and public spaces that provide for an attractive,
cohesive and walkable area that reflects the unique site context.
Public Space Framework. A framework of streets, street-like private drives,
walkway spines and a trail corridor shall be established to form sites for buildings and
parking lots with the emphasis on forming a distinct overall sense of place into which
buildings and parking lots fit. (+)
Permitted Uses. All individual uses permitted in the Harmony Corridor (HC) Zone
District shall be permitted in the Gateway Area subject to the following minimum and
maximum Secondary Use limitations. (+) The use percentages may be measured using 1)
acreage, and/or 2) building square footage of any completed development and any
approved PUD, ODP or PDP.
• Retail/Commercial Limitation. Retail and commercial uses shall not exceed
60% of development on the south side of Harmony Road.
• Minimum Employment Use Requirement. Office, light industrial, and
institutional non-retail employment uses shall occupy at least 30% of
development on the south side of Harmony Road.
• Minimum Residential Use Requirement. Residential uses shall occupy at least
25% of development on the south side of Harmony Road.
• Civic Uses Effect on Calculations. Civic uses such as parks and recreation
space, community facilities, a trail corridor, and other public uses are not subject
to the Harmony Corridor land use limitations. Such uses, if developed, may be
applied toward the minimum employment or residential use requirements.
Additional uses shall be permitted: Artisan and photography studios and galleries;
Limited and Unlimited indoor and outdoor recreation facilities; Dog day-care facilities;
Grocery stores; Supermarkets; Exhibit halls; Funeral homes; Parking lots and garages;
Small scale reception centers; Large Retail Establishments; Gasoline stations,
Entertainment facilities and theaters, Day Shelters, Drive-thru restaurants, and Vehicle
sales, leasing and rentals with outdoor storage and open air farmers’ markets. (+)
Large Retail Establishments
Large Retail Establishment Size Limitations. Total floor area of large retail
establishments (over 25,000 square feet) in the gateway area shall not exceed
250,000 square feet. (+) Large retail establishment shall mean a retail
establishment in a single building occupying more than twenty-five thousand
(25,000) gross square feet of floor area. Movie Theaters, recreational,
entertainment and indoor recreational uses, and similar shall not be classified as
large retail establishments and shall not count towards this limitation.
Large Retail Establishment Exceptions. In instances where these large retail
establishments (over 25,000 SF) are developed as part of a vertical mixed-use
building, there is no limit to the number or size of such establishments and shall
not apply to Large Retail Establishment Size Limitations.
Architecture and Design Features
Large Retail Establishments are subject to all development standards in Section
3.5.4(D) of the Land Use Code except the parking lot location standards of
3.5.(C)(3)(b), which shall be compliant with the following building placement
standard (+)
Building Placement
Large Retail Establishments located within a mixed-use building or block shall
be placed and designed with a main entrance facing and abutting a street sidewalk
in the overall framework of the area. (+)
Drive-in and Drive-thru restaurants. Drive-in and Drive-thru restaurants and
accessory drive-thru facilities for other uses shall be permitted only if located in screened
locations and in areas that are subordinate to pedestrian spaces, facilities, and focal
points. (+)
3. Buildings within an Employment Activity Center
Building Grouping and Orientation – Public Space Framework. Buildings and their
entrances should be brought together along the overall public space framework. Each
building should contribute to and reinforce the overall goal of creating a walkable
destination with a primary orientation to the overall framework and other buildings
nearby; and orientation to individual parking lots secondary. (o)
Buildings should offer attractive pedestrian-scale features and outdoor spaces to
complement the streetscape. (o)
Maximum Height. 6 stories. (+)
Building Character.
The architectural program for the District shall emphasize high-quality building materials
providing visual interest for pedestrians and that complement the colors and textures of
the Poudre River Corridor (e.g., natural or cultured stone, brick, textured concrete
masonry units with architectural finishes, stucco, high quality precast and prestressed
architectural concrete, architectural metals, glass, timbers); and architectural lighting. (+)
Mixed Use Dwellings are encouraged to add vitality and charm to the sense of place, add
interest to the buildings, and reveal and capitalize on specialized residential products
uncommon in suburban markets. (o)
4. Parking Lots
Off-street parking shall be consolidated into shared parking lots as needed to not interrupt
pedestrian frontages in the public space framework. (+)
Locating large parking lots between buildings and the landscape setback areas along
Harmony Road and I-25 is encouraged to consolidate vehicular impacts of both parking
and traffic on the roadways away from the internal pedestrian-friendly public space
framework.
Parking Lot Design to Support River Valley Landscape Image. In the outer portions
of any parking lots abutting the landscape setback areas along Harmony Road and I-25,
parking lot islands should be wide enough to allow integration of Cottonwood trees and
other river landscape materials into the parking lot construction. (o)
In these outer portions of parking lots, islands and drainage areas should be depressed
and designed to catch and filter runoff, with direct surface connections to the landscape
setback areas for integration if a viable stormwater engineering design can be
incorporated. (o)
5. On-Street Parking
On-street parking should be maximized on non-arterial streets scaled and designed to
reinforce the distinct pedestrian orientation of the District. (o)
6. Bus Transit. Accommodation should be provided for bus stops and routes linking the
mixed-use employment center to transit service on Harmony Road. Final transit stops
and route configuration is subject to the review and approval of TransFort. (o)
7. Trail Corridor. Development shall provide an area for a trail corridor, which may be
located within the landscape setbacks, and assists to link the Fossil Creek and Poudre
River Trails to the south and north of the District respectively. Alignment and design
shall be determined in collaboration with the City. (+)
8. Commercial Signs. Signs should be designed and oriented to reduce visual clutter
along I-25 and Harmony Road. (o)
Signs shall be designed to achieve a high level of visual compatibility with building
architecture and the site characteristics of the Poudre River valley using similar form,
color, materials, detailing and lighting. (+)
Wall signs should be designed as an integral element of the architecture, with the sign
shape and materials complementing the architectural style and features. (o)
Internally-illuminated signs should not create glare that would distract motorists or
pedestrians, nor should the degree of illumination contribute to night sky light pollution.
(o)
Signs shall be permitted within Harmony Road and I-25 landscape setbacks, compliant
with required sign setbacks, and shall integrate into the landscape character, as
appropriate. (+)
Two types of signs are prohibited within the Harmony Gateway:
1. Off-premise advertising (billboards); and
2. Electronic Message Center (EMC) signs (+)
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
ATTACHMENT 3
INTRODUCTION
The national image enjoyed by Fort Col-
lins as an excellent place to live and do
business is well deserved. Few cities in
the nation have a more spectacular set-
ting, a more qualified work force, or a
more pleasing climate. The Harmony
Corridor f a key opportunity to maintain
and enhance the community’s positive
image and quality of life.
As the Harmony Corridor emerges as a
focus of development activity in south-
east Fort Collins, this is an opportune
time to look at current development
trends and determine what specific fu-
ture land uses would be most desirable
to complement other development in the
area.
ISSUES
The issues surrounding future land use
in the Harmony Corridor appear to fo-
cus on the need to manage development
to achieve a level of quality consistent
with the economic, environmental, visual
and other “quality of life” objectives of
the community; while guiding the corri-
dor to become a major business center
in northern Colorado that attracts desir-
able industries and businesses and, at the
same time, provides effective transitions
from residential neighborhoods.
Another important issue is the concern
that the Harmony Corridor should not
develop as a typical commercial “strip”
with frequent curb cuts, inadequate land-
scaping, and highly fragmented develop-
ment lacking coordinated site planning.
Finally, the corridor offers unique oppor-
tunities to attract desirable industries and
uses that can provide long-term economic
stability for the community. Fort Collins
has the opportunity to choose which in-
dustries are important for its future.
These choices will set the direction for
the community’s economy for the next
forty years. In this regard, the issue ap-
pears to focus on the need for more pre-
dictability in guiding industries and busi-
nesses choosing to locate in the corridor
area.
CURRENT LAND USE POLICIES AND
REGULATIONS
The City’s LAND USE POLICIES
PLAN and LAND DEVELOPMENT
GUIDANCE SYSTEM (LDGS) are the
two documents which have been used
most frequently to guide the planning and
development of the corridor for the past
ten years. The LAND USE POLICIES
PLAN (1979), an element of the City’s
environmental protection, and locational
policies for specific land use classifica-
tions. The LAND USE POLICIES
PLAN does not dictate specific kinds or
specific locations of land uses that could
occur in the community, but does pro-
vide general guidance, with special em-
phasis that development be well-designed
and mitigate any negative impacts before
they be allowed to develop.
Once the Harmony Corridor Plan is
adopted, it will serve as an element of the
COMPREHENSIVE PLAN and will
supplement the LAND USE POLICIES
PLAN for this section of the community.
The LDGS, on the other hand, is not a
Plan. It is a land use regulatory mecha-
nism, like zoning, which is used to imple-
ment the goals, objectives and policies of
the LAND USE POLICIES PLAN and
the COMPREHENSIVE PLAN.
The LAND USE POLICIES PLAN
promotes the maximum utilization of
land within the corridor, higher density
development, phased growth, a mix of
uses and concentrated building activity.
The availability of public facilities, includ-
ing streets, sewer, water, natural gas, and
electricity, establishes the corridor as a
preferred location for intense urban ac-
tivity including a mix of residential, in-
dustrial, commercial and recreational uses.
Properly designed, multiple use develop-
ments make sense from both a public and
private standpoint. People can and should
have the opportunity to live near where
they work, where they shop where they
go out to eat, and where they find recre-
ation. The auto becomes less necessary,
thereby relieving the transportation sys-
tem and reducing air pollution. Direct-
ing growth to those areas of the commu-
nity where utilities are already in place,
saves money and makes more efficient use
of the existing public investment in in-
frastructure improvements.
The adopted LAND USE POLICIES
PLAN also encourages a variety of retail
activity in the corridor, including commu-
nity and regional shopping centers.Strip
commercial development is discouraged in
the LAND USE POLLICIES PLAN.
Transitional land uses or areas are also
provided for in the Plan to be located
between residential and commercial area
except in specified areas where a mix of
residential and commercial uses are
encourage in a live-work environment.
All residential areas are encouraged to
include a mix of single family and multi-
3-4
residential development in the area has
also been very good. The challenge at
hand is to determine if any additional
land use policies are needed which could
improve upon, reinforce and enhance the
pattern of land use occurring within the
corridor.
PLANNING FOR
THE FUTURE
INTRODUCTION
Both the City Council and the Planning
and Zoning Board have the responsibil-
ity and the authority to undertake the
preparation of long range plans and poli-
cies. This planning effort offers an op-
portunity to establish a refined vision for
the corridor. It includes creating a desir-
able living and working environment for
future inhabitants, an exciting gateway
into the community, as well as an impor-
tant center for business and commerce.
The land use plan for the Harmony Cor-
ridor is intended to improve upon, rein-
force and enhance the City’s COMPRE-
HENSIVE PLAN. It offers a vision of a
future that many people and interests
can identify with and seek to implement.
THE PROCESS
Several different land use alternatives
were considered before finally arriving at
the recommended one. These alterna-
tives ranged considerably in intensity of
development, character and practicality.
They were reviewed by the property own-
ers in the study area and the general pub-
lic. The recommended land use plan was
synthesized by staff based on several
months of public review and comment at
a variety of forums.
The land use plan is depicted on Map 10.
The intent of the land use plan and map
is to provide for an orderly, efficient and
attractive transition of vacant rural land
to urban use; and to:
(a) Maximize the use of existing services
and facilities (streets and utilities).
(b) Promote the development of the
corridor as a high quality, self-con-
tained and compact business center.
(c) Provide for the location of industry
and business in the city by identify
ing prime locations for such uses.
(d) Provide shopping and service areas
convenient to both residents and em-
ployees of the corridor.
(e) Provide for a variety of housing
types.
(f) Preserve and protect existing residen-
tial neighborhoods from intrusive or
THE VISION
The vision for the corridor area is that it
become a major business center in north-
ern Colorado attracting a variety of busi-
nesses and industries serving local as well
as regional markets. It should also include
a mixture of land uses including open
space, residential, office, recreational, and
retail activities.
The focus of most development activity,
especially commercial, should be at the
major street intersections. The intensity
of land use should decrease as distance
from Harmony Road increases and as the
distance from the major intersections in-
creases. To promote pedestrian, bicycle
and transit use, development in the area
should be compact. Buildings, spaces and
street frontages should be well-designed
and of high quality materials and work-
manship.
Business and industry provide the major
economic focus of the corridor area. The
land use mix also includes a variety of
commercial uses to meet tenant and
neighborhood resident needs.
Community and regional commercial ac-
tivities are introduced in well-planned
shopping centers, industrial parks and
mixed-use areas designed to draw
shoppers from the surrounding
community and region.
Free-standing highway related commer-
cial (convenience stores, fast food restaurants,
gas stations and the like) are not
permitted to locate outside of planned
shopping centers or industrial parks. Only
neighborhood scale shopping centers are
allowed in residential areas, although this
restriction does not apply in certain
mixed-use areas.
Hotels to serve business tenants within
the park will grow in importance. These
hotels will be sited near major
employment hubs, and in most cases be
visible from Harmony Road.
Low intensity retail, restaurants, day care
facilities, health clubs, personal service
shops, business services (print shops, of-
fice supply, etc.), banks and other similar
commercial activity is concentrated in at-
tractively designed centers, integrated
into planned industrial parks and into
designated mixed-use areas.
Buffer areas (transitional land uses, linear
greenbelts, or other urban design
elements) are provided to serve as
cushions between the adjacent residential
neighborhoods and the commercial
areas. The existing, low density residential
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.
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 All retail and commercial land uses, except those permitted as secondary uses in the Basic
Industrial and Non-Retail Employment Activity Centers, shall be located in Mixed-Use Activity
Centers which comprise different types of shopping centers. All shopping centers, except
neighborhood convenience shopping centers, shall be limited to the locations shown 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 neighborhoods, 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.
LU-4 Allow a broader range of land uses within the Gateway Area as shown on Map 10. The portion of
the Gateway Area zoned H-C Harmony Corridor permits a mix of all uses allowed in the “Basic
Industrial and Non-Retail Employment Activity Centers” plus additional complementary uses that
fit into the urban design framework. All uses including the individual uses in Convenience
Shopping Centers may occur throughout the area. Retail and commercial uses shall occupy no
more than 60% of the mix of uses in the Overall Development Plan or Planned Unit Development
as applicable.
Development in the area is intended to form a mixed-use place to attract employment uses with the convenient
mixing of uses as an amenity. Retail and commercial uses are allowed in any portion of the area because
development will be coordinated to minimize impacts on sensitive uses such as residential uses and on visual quality.
The focus within the Gateway Area will be on naturalistic landscaped edges along I-25 and Harmony Road; and on
urban design of pedestrian-friendly placemaking in areas of building development. Building development will be
clustered away from I-25 and Harmony Road and designed to blend unobtrusively into the landscape setting.
LU-5 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.
LU-6 Locate a broader range of land uses in the areas of the Harmony Corridor 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-7 Retail and commercial land uses are intended to be concentrated in shopping centers within the
Harmony Corridor. Neighborhood convenience shopping centers shall also be permitted in the
Basic Industrial and Non-Retail Employment Activity Center as described in LU-2. Retail and
commercial land uses will be allowed in the Gateway Area both within shopping centers and as
components of mixed-use development.
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.
LU-8 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-9 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.
Potential
Lifestyle/Regional
Shopping Center
HARMONY CORRIDOR PLAN
3-10
LAND USE PLAN MAP 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 adopt design standards and guidelines which reinforce the dis-
tinctiveness and quality of the corridor area.
3. 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.
4. 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.
5. The City should establish means of effectively encouraging industries and busi-
nesses to locate in the Harmony Corridor.
6. The City should explore local landmark district designation of existing historic
structures.
7. 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.
1
Harmony Gateway Plan Update
City Council Work Session 5-14-19
ATTACHMENT 4
2
Direction Sought
1. What is the Council’s response to the proposed primary/secondary use
requirements within the ‘Gateway Area’?
2. What is the degree of support for proposed design principles governing
‘Gateway’ development?
3. Has staff identified all relevant issues associated with a Plan update?
Harmony Corridor Plan
3
Harmony Corridor Plan- 3 elements
4
1.Chapter 5 – Gateway
2.Standards (Mandatory) and Guidelines
(Suggested)
3.Chapter 3 – Land Use
5
5
Land Use Designation:
75% ‘Primary’
Land Use Designation:
75% ‘Primary’
6
25% Secondary
Retail, Residential, other Non-Primary Employment
25% Secondary
Retail, Residential, other Non-Primary Employment
Harmony ‘Gateway’ Boundary
7
1 Mile
1/2 Mile
8
Land Use
Natural Resources
Appearance and Design
Transportation
An Incomplete Harmony Corridor Gateway Vision
History - Harmony Gateway Area Planning
9
Harmony Corridor Plan (1991, 2006)
+
City Plan (1997; 2004/2011/2019 updates)
+
Fossil Creek Reservoir Area Plan (1998)
+
Northern Colorado Community Separator Study (1999)
+
Poudre River Natural Areas Management Plan (2002; 2011 update)
+
I-25 Plans - Regional Plan (2001) / Fort Collins I-25 Plan (2003)
+
Fort Collins-Timnath-Windsor Community Separator Study (2003)
+
Land Conservation and Stewardship Master Plan (2004)
+
Natural Areas Master Plan (2014)
10
North
Community Separator
Study (2003)
11
Eagle View
Natural Area
Fossil Creek
Reservoir
Regional Open Space
North
2255
Harmony Road Timnath
WalMart
Costco
Fossil Creek
Reservoir
Natural Area
Arapaho Bend
Natural Area
12
Floodway
(Dark Blue)
Floodplain
(Light Blue)
North
What can be built in the Gateway Area today?
13
1. Harmony Corridor – Basic Industrial and
Non-Retail Activity Center (Purple)
• 75% Employment uses + 25% other
Secondary Uses
2. Commercial - Larimer County (White)
3. Natural Areas, Parks, public uses (Green)
14
State Land Board Parcel
• Retail & Supply Yard,
Office, Outdoor Storage
• 7 Acres
• Commercial Zone in
County
• Commercial on City
Structure Plan
North
2255
Harmony Road
Timnath
Commercial branding streetscape features, manicured landscaping
Landscaped city sign, commercial development with standards
City sign, dominant landscaping, median trees
Maintained landscaping, city wayfinding branding
Graphic Metal Sign
Commercial development with standards
Employment development, suburban streetscape
Pedestrian-oriented destination Pedestrian-oriented destination parking
Employment development, predominate landscape setting
Employment and hotel, naturalistic landscape highway setting
A ‘Fort Collins Gateway’:
What has meaning? What’s worth effort and
investment?
What’s ‘quality development’ in this context? What’s ‘naturalistic river valley landscaping’?
Streetscape Urban Design
Riparian landscape edge Riparian landscape edge
Riparian landscape edge and City sidewallk
Community Gateway – What is it?
Native,informal landscaping within development
Architectural scale, materials, roof forms, pedestrian streetfront
Naturalistic landscape edge, shopping center
Naturalistic landscape edge, shopping center
Workshops- What We Heard
16
• NOT the typical I-25 Gateway
• Development blends with natural qualities
• Meet stormwater requirements
• Protect heron rookery and natural habitat
• Address roadway speed, safety and volume issues
• Need trail system
• Some support for primary: secondary use ratio amendments; not a consensus
10 Design Elements:
1. Naturalistic River Valley Landscape
2. Landscaped Setbacks Along Harmony and I-25
3. Unified Harmony Road Gateway Streetscape
4. Fort Collins Entryway Signs
5. Habitat Protection and Mitigation
6. Regional Trail Corridor
7. Mobility Hub
8. Commercial Sign Limits
9. Stealth Wireless Facilities
10. Unique Land Use and Development Standards
Naturalistic landscaping and grading for noise and
visual control for Gateway Area appearance
Buildings clustered internally to
form a walkable Place within the area
4
Framed views of buildings
Naturalistic Landscape/Landscape Setbacks I-25 and Harmony
Hidden Parking Lots
Establish a new
naturalistic landscape
along Harmony to
express river valley
setting w/
a level of nature to
complement north
side of Harmony
Whole new re-shaped and re-graded
landscape setting
Unified Harmony Road Streetscape and Landscape Setback Area
Redevelop gas station to complement a
new sense of place. Possibly relocate
closer to Park-n-Ride corner
Streetscape: add trees closer to
street, and meander sidewalk
away from street
Streetscape:
landscaped
median
Wide naturalistic
Landscape ~
140’ to screened parking
190’ to buildings
(buildings face internal
pedestrian streets)
~ average 190’
Highlight this main signalized crossing with new street name,
medians, building uses on s. side with closer setbacks
to invite pedestrians crossing
Harmony Road Streetscape, Landscape Setback Area, and New Street at Park-n-Ride Signal
Entryway Sign
Habitat Protection
Trail corridor south of Harmony
connecting Poudre and
Fossil Creek trails
Establish and maintain
naturalistic landscaping
Buildings oriented internally and
Juxtaposed with naturalistic
landscape setting
Regional Trail Corridor
Mobility Hub
Limit Commercial Signs
Land Use and Design Standards
that Create a Walkable-Mixed Use Place
• Retail and Commercial 60% maximum
• Employment 30% minimum
• Residential 25% maximum
Buildings clustered and
Parking lots located to
form a village-style
mixed-use place within
the landscape setting
27
Gateway Plan Update Schedule
Bringing 10 Elements
Together
29
30
Gateway Plan Update Schedule
31
Direction Sought
1. What is the Council’s response to the proposed primary/secondary use
requirements within the ‘Gateway Area’?
2. What is the degree of support for proposed design principles governing
‘Gateway’ development?
3. Has staff identified all relevant issues associated with a Plan update?
uses in the surrounding neighborhoods
are maintained and enhanced. As
business activity expands, new housing
stock of a mix of types and densities is
introduced as integral parts of the
business and industrial parks and mixed-
use areas.
disruptive development.
family dwelling units of differing types
and densities. Other uses such as parks
and schools are also expected to develop
in the future to serve the expanding
residential areas.
Since the late 1970’s, development in the
Harmony Corridor has been especially
attractive and sensitive to the unique char-
acteristics and importance of the area.
The decision by Hewlett-Packard to lo-
cate in this corridor has had the positive
effect of attracting other light industries
and office users. The quality of recent
commercial and
COMPREHENSIVE PLAN, is the offi-
cial statement of long range planning
policy regarding a broad variety of land
use planning issues including growth
management,
of the floodplain.
• An apartment complex was built at the
southwest corner of Strauss Cabin Road.
• Regional traffic volumes continue to
increase dramatically on Harmony,
Strauss Cabin, and Kechter Roads.
VISION FOR THE GATEWAY AREA
• In 2003, the Larimer County Events
Center and the Centerra Lifestyle
Shopping Center opened.
• Retail/commercial activity and
competition for sales tax has changed
rapidly and becoming increasingly
aggressive along the I-25 corridor. 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. The City of Fort
Collins faces increasing competition for
regional retail purchases; this has
translated into a decrease in retail sales
inflow and increased retail sales leakage
since 2001.
• The portion of the Gateway Area on
the south side of Harmony Road was
considered for purchase as City
Natural Area for Community Separator
and viewshed purposes starting in the
late 1990’s. Habitat was not considered
a significant purpose due to the gravel
mined landscape. The City considered
the opportunity on multiple occasions
be considered as likely to be completely
changed with exposed water significantly
reduced by filling and grading.
The habitat value associated with the
ponds has been increasing with time as
wetlands develop around the edges in
addition to the habitat value of open water.
Anticipated future changes to the property
would necessarily involve at least some
degree of loss of habitat and such changes
require mitigation of the habitat loss under
City Land Use Code standards. Because
the existing conditions are the
unintentional results of complete human
alteration of the land, mitigation
requirements would offer opportunities for
of that work along with new information,
changed conditions, developer initiatives,
studies and analysis has led to this 2019
amendment which sets forth a vision to
fulfill the direction of the original plan.
EXISTING CONDITIONS ISSUES
Poudre River Floodway
In 2019, nearly all of the property in the
Gateway area is within a 100-year
floodplain of the Poudre River, and
significant portions of the area are within a
floodway (a mapped area reserved for the