HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 10/22/2019 - HARMONY CORRIDOR PLAN UPDATE-GATEWAY AREADATE:
STAFF:
October 22, 2019
Cameron Gloss, Planning Manager
Tom Leeson, Director, Comm Dev & Neighborhood Svrs
WORK SESSION ITEM
City Council
SUBJECT FOR DISCUSSION
Harmony Corridor Plan Update – Gateway Area.
EXECUTIVE SUMMARY
The purpose of this item is to provide Council an update on the main concepts proposed in an amendment 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. Have the revised draft concepts captured City Council direction provided at the May 14 Work Session?
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.
At the previous City Council Work Session on this item, held on May 14, 2019, Council directed staff to
incorporate the following additional comments into the public process and future drafts of the Harmony Corridor
Plan Update for the ‘Gateway Area’:
• Land Use Intensity: Staff was requested to further explore alternative land use and development pattern
scenarios with lesser intensity. Each of the alternatives should consider impacts to transportation and natural
features. The majority of Council expressed pursuit of a ‘middle pathway’ that would make the Gateway Area
more inviting, but not too developed.
• Design Character: While there was acknowledgement that proposed design standards include naturalistic
elements based on the Poudre River valley character, it was suggested by some members that the design
parameters do not fully take into account the existing open character of the area and that Natural Areas and
Nature in the City concepts could be incorporated more clearly. Some elements of the design standards,
particularly the I-25 and Harmony landscaped edges, regional trail, and sign limits, were viewed positively.
• Review Process: General support was expressed for the Gateway Plan Update community engagement
process used to date. It was suggested that more time and public discussion is needed to examine alternative
scenarios, vet the ideas, and receive comments from the Transportation Advisory Board, Land Conservation
and Stewardship Board and other related Boards and Commissions.
October 22, 2019 Page 2
Alternative Land Use and Development Pattern Scenarios
Staff has prepared four alternative future land use and development scenarios that are distinguished primarily by
differences in density/intensity of development, mix of uses, and amount of open and undeveloped areas, as
summarized below: (Attachment 1)
Scenario A: Base-case (current BINREAC (Basic Industrial and Non-Residential Activity Center) Harmony
Corridor Plan land use designation)
• Mitigate floodplain impacts
• Reflect continuation of the current Harmony Corridor Plan policies and HC zone district standards
• Assumes at least 75% primary employment/industrial uses, with a maximum of 25% secondary
(commercial/retail, housing, public) uses
• 6 story non-residential and 3 story residential building height limit
• 80-foot wide landscaped setback along Harmony Road and I-25
• Habitat buffer surrounding heron rookery
Scenario B: Increased Commercial and Housing with Big Box
• Mitigate floodplain impacts
• Assumes a mixed-use employment district, with a greater retail and commercial (max 50%) and residential
(min 25%) with a minimum of 20% primary employment/industrial uses
• Provides limited big box retail (max cumulative 250,000 square feet)
• Civic/community facilities are viewed independently and are not subject to the use proportions
• Allows potential for drive-through restaurants if screened and in areas subordinate to pedestrian spaces and
focal points
• Average 140-190-foot-wide “naturalistic” landscaped setbacks along Harmony Road and I-25
• 6-story non-residential and 3-story residential building height limit
• Regional trail corridor
• Habitat buffer surrounding heron rookery
Scenario C: Increased Commercial and Housing without Big Box
• Same as Scenario B, but big box and drive through restaurants are prohibited
Scenario D: Reduced Intensity
• Mitigate floodplain impacts
• Mix of concentrated uses with required open space to reduce development “footprint” of buildings and parking
areas
• “Naturalistic” Open land areas constitute at least 40% of the area south of Harmony, between I-25 and
Strauss Cabin Road.
• Assumes a mixed-use employment district, with a greater retail and commercial (max 50%) and residential
(min 25%) with a minimum of 20% primary employment/industrial uses
• Average 140-190-foot-wide “naturalistic” landscaped setback along Harmony Road.
• Maximum height of 5 stories for commercial/retail and 3 for residential
• Regional trail corridor located further from I-25
• Habitat buffer surrounding heron rookery
All the scenarios reflect the removal of two of the three remaining open, unlined water ponds fed by groundwater.
The ponds were created through the extraction of gravel which illegally exposed the groundwater. Under
Colorado law, storing water in a pond requires a storage right unless the pond is included in a plan for
augmentation or substitute water supply plan. The remaining pond area with legal rights for storage is located in
the southeast corner of the “Gateway”, adjacent to which is a great blue heron nest site in a large Eastern
Cottonwood tree near the southeast corner of the pond.
October 22, 2019 Page 3
Scenario Analysis Metrics
A range of metrics were used to evaluate each scenario in the areas identified below. These metrics include:
• Transportation Impacts - trip generation and traffic patterns based on the mix and intensity of land uses.
• Open Areas - Ratio of open, undeveloped area to developed area, amount of contiguous naturalistic
landscape, and degree of landscape screening from adjacent roadways.
• Placemaking - Mix of uses, potential for *”third places”, quantity of active public space, and degree that site
and building design reflects a human scale.
*“third places” = locations where people can readily connect with each other that are not their home (‘first’
place) or work (‘second’ place). Examples are restaurants, pubs, churches, recreation centers and parks,
civic and cultural uses.
Scenario A Base-
Case
Scenario B Increased
Commercial and
Housing with Big Box
Scenario C Increased
Commercial and
Housing without Big
Box
Scenario D Reduced
Intensity
TRANSPORTATION
Estimated Traffic Generated by Use Mix in addition to existing 40-50,000 Average Daily Trips
within the Harmony ‘Gateway’ Area
25,000 Average Daily
Trips
45,000 Average Daily
Trips
22,000 Average Daily
Trips
16,000 Average Daily
Trips
Traffic Patterns
Residential uses generate traffic largely within peak hours (out in the morning and in during the
evening); Employment uses also generate traffic primarily within the peak hour (in-commute in the
morning and out-commute in the evening); and Commercial uses generate low volumes in the morning,
higher mid-day and substantially more in the evening (equal in/out pattern).
OPEN AREAS - SOUTH OF HARMONY/WEST OF I-25
Approximate Acreage of Naturalistic Landscape
20 Acres 45 Acres 46 Acres 57 Acres
Percentage of Naturalistic Landscape
14% of area 32% of area 32% of area 40% of area
Landscape Screening from Adjacent Roadways
Moderate High High Very High
PLACEMAKING
Mix of Uses
Low High High High
Potential for Third Places
Low Moderate High High
Quantity of Active Public Spaces
Low Moderate High High
Human Scale Buildings and Site Design
Moderate Moderate High High
Community Engagement
During September and early October, staff presented the draft scenarios and accompanying Plan Amendments,
and Standards and Guidelines in work sessions to six advisory boards and commissions. These include the Land
Conservation and Stewardship Board, Planning and Zoning Board, Natural Resources Advisory Board, Economic
Advisory Commission and Water Board. Overall, each of the boards have expressed a preference for Scenario D
or a derivation. More specific comments from members included:
October 22, 2019 Page 4
• A request for clear delineation of areas required as a more naturalistic landscape versus more manicured
landscaped areas.
• Support for as much contiguous naturalistic landscape that can provide some degree of ‘community
separation’, provide a community amenity and protect functional values of the River Valley, i.e.-water passage
and recharge, and wildlife habitat).
• Discussion of other possible public uses within the area, including an expanded/relocated Park-n-Ride facility,
and purchase of public conservation easements or open space (Natural Areas).
• Maximize investment in the regional trail system within the entire ‘Gateway’ area and locate the trail away
from I-25, if possible, to enhance user experience and incorporate into urban uses.
A facilitated public workshop about the future of Fort Collins’ I-25 Gateways will be held on October 21 that will
focus primarily on the major gateway areas along I-25 including Harmony Road, Prospect, and Mulberry. City staff
will showcase different future design options for these community gateways that promote attractive entries. The
input received from the workshop will inform the development of a preferred direction of the Harmony “Gateway”
and revised development standards and guidelines. Given the timing of the workshop relative to the Council work
session, staff will provide a “read-before” memo summarizing the Gateway Workshop findings on Tuesday,
October 22.
Next Steps
Public hearings with boards and commissions to prepare City Council recommendations:
• Land Conservation and Stewardship Board-November 13, 2019
• Natural Resources Advisory Board, Economic Advisory Board and Transportation Board-November 20, 2019
• Water Board and Planning and Zoning Board-November 21, 2019
• City Council consideration of First Reading-December 17, 2019
ATTACHMENTS
1. Harmony Gateway Diagrams (PDF)
2. Powerpoint presentation (PDF)
Scenario A: Base-case
Retail/
Commercial
Retail/
Commercial
Arapaho Bend
Natural Area
80’
+
floodplain
mitigation
area as req’d
Cottonwood Groves
w/intermittent views
Residential
Residential
Employment/
Industrial
Employment/
Industrial
Employment/
Industrial
Harmony Road
Strauss Cabin Rd.
Interstate 25
80’
*
825’
heron rookery
habitat buffer
ATTACHMENT 1
Scenario B: Increased Commercial and Housing with Big Box
140 - 190’
+ floodplain
mitigation
area as req’d
Retail/
Commercial
Retail/
Commercial
Retail/
Commercial
Trail Corridor Linking
Poudre and Fossil
Creek Trails
Cottonwood Groves
w/intermittent views
Mixed Use/
Residential
Residential
Residential
Employment/
Industrial
Harmony Road
Strauss Cabin Rd.
Interstate 25
140 - 190’
*
825’
heron rookery
habitat buffer
Arapaho Bend
Natural Area
140 - 190’
+ floodplain
mitigation
area as req’d
Retail/
Commercial
Retail/
Commercial
Retail/
Commercial
Trail Corridor Linking
Poudre and Fossil
Creek Trails
Cottonwood Groves
w/intermittent views
Residential
Residential
Residential
Employment/
Industrial
Harmony Road
Strauss Cabin Rd.
Interstate 25
140 - 190’
*
825’
heron rookery
habitat buffer
Arapaho Bend
Natural Area
Scenario C: Increased Commercial and Housing without Big Box
140 - 190’
+ floodplain
mitigation
area as req’d
Retail/
Commercial
Retail/
Commercial
Retail/
Commercial
Trail Corridor Linking
Poudre and Fossil
Creek Trails
Cottonwood Groves
w/intermittent views
Mixed Use/
Residential
Residential
Residential
Employment/
Industrial
Harmony Road
Strauss Cabin Rd.
Interstate 25
140 - 190’
*
825’
heron rookery
habitat buffer
Arapaho Bend
Natural Area
Scenario D: Reduced 6ntensity
1
Harmony Gateway Plan Update
City Council Work Session 10-22-19
ATTACHMENT 2
2
Direction Sought
Have the revised draft concepts captured City Council
direction provided at the May 14 Work Session?
3
ABCD
Base-case > Commercial/Housing
with Big Box
> Commercial/Housing Reduced Intensity
Habitat Protection
5
Floodway
(Dark Blue)
Floodplain
(Light Blue)
North
Floodplain
Impacts
Mitigated
Naturalistic landscaping and grading for noise and
visual control for Gateway Area appearance
Buildings clustered internally to
form a walkable Place within the area
Framed views of buildings
Scenarios B, C, D
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
Scenarios B, C, D
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
Scenarios B, C, D
9
Mixed - Use
Employment
10
Gateway Plan Update Schedule
11
A – Base-case
75% Primary Use (Employment)
minimum
25% Secondary Use
(Commercial/Residential) maximum
80-foot landscape setbacks along
Harmony & I-25
1. Transportation
25k ADT/ heavy peak hour
2. Open Areas
20 ac/14% naturalistic landscape
3. Placemaking
Lowest rated
12
B – > Commercial/Housing
with Big Box
• 20% Employment minimum
• 50% Commercial maximum
• 25% Residential minimum
• 250,000 sq. ft. Big Box maximum
• Drive-through restaurants
1. Transportation
45k ADT
2. Open Areas
45 ac/32% naturalistic landscape
3. Placemaking
Greater Opportunities
13
C – > Commercial/Housing
• 20% Employment minimum
• 50% Commercial maximum
• 25% Residential minimum
1. Transportation
22k ADT
2. Open Areas
45 ac/32% naturalistic landscape
3. Placemaking
Greater Opportunities
14
D – Reduced Intensity
• 20% Employment minimum
• 50% Commercial maximum
• 25% Residential minimum
• 1 story lower height for
Commercial/mixed-use
1. Transportation
16k ADT
2. Open Areas
57 ac/40% naturalistic landscape
3. Placemaking
Greater Opportunities
Gateway Plan Update Schedule
I-25 Gateways Public Workshop- October 21
City Council Work Session- October 22
Public Hearings/recommendations
- LCSB– 11/13
- NRAB, EAC & Transportation Board – 11/20
- Water Board and P&Z– 11/21
City Council 1st
Reading – December 17
15
16
Direction Sought
Have the revised draft concepts captured City Council
direction provided at the May 14 Work Session?