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Home My WebLink AboutCOUNCIL - AGENDA ITEM - 11/19/2019 - SECOND READING OF ORDINANCE NO. 138, 2019, AMENDINAgenda Item 8 Item # 8 Page 1 AGENDA ITEM SUMMARY November 19, 2019 City Council STAFF Cameron Gloss, Planning Manager Brad Yatabe, Legal Tom Leeson, Director, Comm Dev & Neighborhood Svrs SUBJECT Second Reading of Ordinance No. 138, 2019, Amending the Zoning Map of the City of Fort Collins by Changing the Zoning Classification for that Certain Property Known as the Hughes Stadium Site Rezoning and Approving Corresponding Changes to the Residential Neighborhood Sign District Map. EXECUTIVE SUMMARY This Ordinance, adopted on First Reading by a vote of 4-3 (Nays: Cunniff, Gutowsky, Pignataro), rezones 164.55 acres located on the west side of Overland Trail and north of CR32, with one condition, and to place the property into the Residential Sign District. City Council initiated the rezoning on July 16, 2019 and directed City staff to prepare a rezoning application and make a recommendation regarding the appropriate zoning. The site is currently zoned Transition (T) and staff recommends placement into the Residential Foothills (RF) and Low-Density Mixed-Use Neighborhood (LMN) zone districts. A recommended condition of the rezone requires that future development in the portion zoned Residential Foothills district meet the requirements of a Cluster Plan pursuant to Land Use Code Section 4.3(E)(2). The request places the property into the Residential Sign District. The Planning and Zoning Board on a 4-2 vote recommended that City Council not adopt the staff proposed zoning and instead zone the property entirely Residential Foothills. STAFF RECOMMENDATION Staff recommends adoption of the Ordinance on Second Reading. ATTACHMENTS 1. First Reading Agenda Item Summary, November 5, 2019 (w/o attachments) (PDF) 2. Ordinance No. 138, 2019 (PDF) Agenda Item 12 Item # 12 Page 1 AGENDA ITEM SUMMARY November 5, 2019 City Council STAFF Cameron Gloss, Planning Manager Tom Leeson, Director, Comm Dev & Neighborhood Svrs Brad Yatabe, Legal SUBJECT First Reading of Ordinance No. 138, 2019, Amending the Zoning Map of the City of Fort Collins by Changing the Zoning Classification for that Certain Property Known as the Hughes Stadium Site Rezoning and Approving Corresponding Changes to the Residential Neighborhood Sign District Map. EXECUTIVE SUMMARY The purpose of this item is to rezone 164.55 acres located on the west side of Overland Trail and north of CR32 (parcel # 9720100913) with one condition and to place the property into the Residential Sign District. City Council initiated the rezoning on July 16, 2019 and directed City staff to prepare a rezoning application and make a recommendation regarding the appropriate zoning. The site is currently zoned Transition (T) and staff recommends placement into the Residential Foothills (RF) and Low-Density Mixed-Use Neighborhood (LMN) zone districts. A recommended condition of the rezone requires that future development in the portion zoned Residential Foothills district meet the requirements of a Cluster Plan pursuant to Land Use Code Section 4.3(E)(2). The request places the property into the Residential Sign District. The Planning and Zoning Board on a 4-2 vote recommended that City Council not adopt the staff proposed zoning and instead zone the property entirely Residential Foothills. STAFF RECOMMENDATION Staff recommends adoption of the Ordinance on First Reading. BACKGROUND / DISCUSSION I. Site History The subject property was annexed into the City of Fort Collins with City Council approval of the Hughes Stadium Site Annexation Ordinance 123, 2018, on October 16, 2018. The property was placed into the Transition (T) zone district. The Hughes property was previously a federally owned parcel that was gifted to the Colorado Board of Agriculture in September 1957 almost 10 years after the Horsetooth Reservoir construction started. The Reservoir was completed in 1949, with the first water storage in Horsetooth Reservoir in January 1951.The BLM first transferred the property to the Department of Health, Education and Welfare and ownership was then transferred to the Board of Agriculture. Other than a gravel pit fronting on Overland Trail that provided extracted materials for the Horsetooth Reservoir construction, and dry land farming on the northernmost twenty acres, the site remained vacant and in an unaltered state until the 1960s. Hughes Stadium, and a large parking lot covering much of the site, was constructed in 1967 and opened in 1968. In addition to football games, the stadium hosted music concerts, rodeos, Ag Days, and other public events. A ATTACHMENT 1 Agenda Item 12 Item # 12 Page 2 regional stormwater detention pond of approximately 27 acres was constructed in 1997 on the east/southeast portion of the site within the rodeo grounds that covered the previously mined area. The detention pond was constructed as a result of the historic flood event and designed to accommodate stormwater flows originating from the site as well as parcels to the north and northwest. In 2011, an 18-hole disc golf course was developed by the City in conjunction with CSU within the detention pond area. CSU closed Hughes Stadium before the 2017-2018 school year, after completion of the on-campus Canvas Stadium. Site demolition and construction materials recycling and disposal was completed April - November 2018. The former stadium foundation remains about 10 feet below the ground surface. Surrounding Zoning and Land Use North South East West Zoning Medium Density Mixed-Use Neighborhood (MMN); County FA-1 - Farming POL (Public Open Lands); County FA-1 - Farming Medium Density Mixed- Use Neighborhood (MMN); County FA-1 - Farming POL (Public Open Lands); County FA-1 - Farming Land Use Single and multi- family residential (Westgate); single- family residential; pasture Pineridge Natural Area; single family house. Single and multi-family residential (Trail West, Willow Lane, Stadium Heights); Drive-in Movie Theater Maxwell Natural Area; vacant (owned by US Bureau of Reclamation) History of Long-Range Plans Pertaining to the Site Designation of the Hughes Stadium site as an area slated for urban growth has changed substantially over the last 50 plus years:  1967-The first “modern” comprehensive plan, “The Plan for Progress” was adopted. The Plan recommended that an expressway be constructed west of Overland Trail connecting the “LaPorte area southerly to the west border of Loveland”. The “CSU Stadium” was noted on the Plan and Light Industrial land uses were recommended north of the Stadium along the west side of Overland Trail.  1974-The City’s first Open Space Plan, and also the first element of a new Comprehensive Plan, was adopted. This Plan provided the initial strategy for acquiring and preserving land for open space (eventually becoming the Natural Areas program). The Open Space Plan recommended acquisition of land areas within the foothills designated for geologic hazard, all of which are located at elevations higher than the Hughes site. (Attachment 1)  1979-Urban Service Area Study; City Council adopted the Land Use Policies Plan and included this land use element in the Intergovernmental Agreement for the Fort Collins Urban Growth Area (UGA) adopted the following year. Properties west of Overland Trail, except for the Miller Property abutting the Hughes Stadium site to the north, were excluded from the UGA at that time. Agenda Item 12 Item # 12 Page 3 8. Design should address compatibility with existing and planned uses on adjacent public and private lands.  1986-Urban Growth Area (UGA) amendment west of Overland Trail, adding 1,360 acres along the Foothills and creation of a new Residential Foothills (RF) zone district allowing either a standard subdivision of 1 dwelling unit per 2.29 acres or a “Cluster Development Plan with a gross density of 1 dwelling unit per acre. No structure could extend above the 5,250-foot elevation under the RF district.  1992-Natural Areas Policy Plan adopted that built upon the Open Space Plan and Foothills Area Study and was an ‘element’ of the Comprehensive Plan. Maps contained within the Plan do not include the Hughes Stadium site as part of the foothills resource area.  1997-First version of a new Comprehensive Plan, known as “City Plan,” adopted. The original City Plan provided a fundamental shift in the community’s land use planning strategy, one that required the mixing of residential densities and uses within newly developing areas. New land use designations shown on a Structure Plan map were the Low-Density Mixed-Use Neighborhood and the Medium Density Mixed-Use Neighborhood. The Hughes Stadium site was located outside of the Growth Management Area (renamed from the previous Urban Growth Area). o The RF zone district was carried forward into City Plan recognizing the previous analysis and policy direction of the Foothills Area Study. o The Master Street Plan amended to remove the roadway extension of Overland Trail between Drake and Harmony Roads.  2011-City Plan updated along with a parallel effort to update the Transportation Master Plan. Hughes Stadium site identified as an “area for future GMA expansion”. II. Applicable Development Standards Division 2.9 - Amendment of Zoning Map Applicable Code Standard Summary of Code Requirement and Analysis Staff Findings 2.9.2 - Applicability Only the Council may, after recommendation of the Planning and Zoning Board, adopt an ordinance amending the Zoning Map in accordance with the provisions of Division 2.9. Complies 2.9.3 - Initiation An amendment to the Zoning Map may be proposed by the Council, the Planning and Zoning Board, the Director or the owners of the property to be rezoned. On July 16, 2019, City Council initiated the rezoning of the former Hughes Stadium site. Complies 2.9.4 - Text and Map Amendment Review Procedures In order to approve a proposed rezoning of 640 acres of land or less (quasi- judicial) the decision maker must find that it satisfies the following criteria: The proposed amendment is: (a) consistent with the City Comprehensive Plan (City Plan); and/or (b) warranted by changed conditions within the neighborhood surrounding and including the subject property. The Planning and Zoning Board and City Council may consider the following additional factors: (a) whether and the extent to which the proposed amendment is compatible with existing and proposed uses surrounding the subject land, and is the appropriate zone district for the land; (b) whether and the extent to which the proposed amendment would result in significantly adverse impacts on the natural environment, including, but not limited to, water, air, noise, stormwater management, wildlife, vegetation, wetlands and natural functioning of the environment; (c) whether and the extent to which the proposed amendment would result in a logical and orderly development pattern. Complies ATTACHMENT 1 Agenda Item 12 Item # 12 Page 4 III. Rezoning Procedural Overview 1. Neighborhood Meeting (August 8, 2019) If a quasi-judicial map amendment is the subject of a known controversy, a neighborhood meeting may be conducted prior to submittal of a formal development application. Staff convened a neighborhood meeting in accordance with the Land Use Code on August 8, 2019. 2. Application Submittal A formal rezoning application was submitted by City staff on August 23, 2019. Staff performed one round of review through applicable City Departments and referral agencies. 3. Review of Applications All City staff involved in the development review process reviewed the application. 4. Notice (Posted, Written and Published) Posted Notice (REZ190001): March 22, 2019, Sign # 431 Written notice: September 5, 2019, 8,400 letters sent to both owners and renters. Published Notice: Sept 8, 2019 5. Planning and Zoning Board Public Hearing The Planning and Zoning Board conducted a public hearing on September 19, 2019, and made a formal recommendation to City Council. In making its recommendation on a quasi-judicial rezoning, the Planning and Zoning Board must make the following mandatory findings that the proposed amendment is: (a) consistent with the City’s Comprehensive Plan; and/or (b) warranted by changed conditions within the neighborhood surrounding and including the subject property. Further, the Board may consider the following factors: (a) whether and the extent to which the proposed amendment is compatible with existing and proposed uses surrounding the subject land and is the appropriate zone district for the land; (b) whether and the extent to which the proposed amendment would result in significantly adverse impacts on the natural environment, including, but not limited to, water, air, noise, stormwater management, wildlife, vegetation, wetlands and the natural functioning of the environment; (c) whether and the extent to which the proposed amendment would result in a logical and orderly development pattern 6. City Council Public Hearing The City Council will conduct a public hearing and decide on the proposed rezoning based on the quasi- judicial rezoning review criteria. IV. City Plan (Comprehensive Plan) Background City Plan provides the primary adopted plan and policy document applied to rezoning applications. This section summarizes the relevant policies applicable to the rezoning and the ‘place types’ depicted on the recently revised Structure Plan Map. As necessary, this staff report includes analyses related to City Plan. In April 2019, City Council adopted a revised City Plan that repealed and replaced the 2011 version. A. City Plan Outcome Areas The 2019 City Plan is organized based on seven outcome areas that form the basis of the City’s Budgeting for Outcomes (BFO) process. These outcome areas are: 1. Neighborhood Livability and Social Health 2. Culture and Recreation 3. Economic Health 4. Environmental Health 5. Safe Community 6. Transportation 7. High Performing Community ATTACHMENT 1 Agenda Item 12 Item # 12 Page 5 Three core values guide the vision for City Plan: livability, community, and sustainability. Each outcome area has a series of statements indicating how the principles and policies of each outcome area align with the core values. Action plans accompany each outcome area to ensure implementation of City Plan. The applicable vision statements are: 1. Neighborhood Livability and Social Health  Encouraging a welcoming, equitable community that celebrates diversity  Requiring adequate public facilities and infrastructure to serve existing development and new growth  Maintaining our unique character and sense of place  Encouraging the development of quality and affordable housing options for residents of all income levels  Managing where and how the city grows in the future  Reducing the impacts of our built environment on the natural environment  Providing residents with opportunities to live healthy, safe, and active lifestyles  Preserving historic resources and character-defining features that make Fort Collins unique  Promoting the use of sustainable-building and site-design techniques  Creating a distinctive and attractive community that is appealing to workers, visitors, and residents 2. Culture and Recreation  Increasing access to arts, culture and recreation opportunities for all residents and visitors  Encouraging a welcoming, equitable community that celebrates diversity 3. Economic Health  Reducing identified barriers of workforce attraction and retention, including access and affordability of housing and childcare  Environmental Health  Providing access to natural areas and environmentally sensitive community separators to create opportunities to experience nature  Protecting, enhancing and restoring ecosystems in both urban and natural contexts  Providing affordable and equitable access to nature and the environment  Protecting and improving the quality of our air, water and night skies 4. Safe Community  Using ecosystem services and other natural functions of the environment to enhance our safety and help protect us from natural hazards  Mitigating risks posed by natural hazards to businesses and property  Encouraging healthy living through active transportation and physical activity  Guiding development away from high-risk areas 5. Transportation  Adapting to changes in technology, demographics and mobility-as-a-service with new transportation modes and partnerships  Identifying the types of transit services that can grow and leverage changing transportation technologies, while still providing access to a broad section of the community to critical transit services  Integrating land use and transportation planning and investments  Providing a safe, convenient and connected transportation network for all modes  Building an equitable bicycle and pedestrian network to serve residents of all ages and abilities  Designing the City’s transportation facilities and network to be reliable, affordable, efficient, connected and comfortable 6. High Performing Community ATTACHMENT 1 Agenda Item 12 Item # 12 Page 6  Ensuring that all members of the community are involved in decision making  Maintaining efficient and effective local government processes that reduce barriers to innovation and economic development  Using a triple bottom line that incorporates equity and considers the social, economic and environmental impacts of decisions. B. Trends and Forces Report A report was prepared during the first phase of the City Plan Update that highlighted major trends and key issues facing the community. This Trends and Forces Report highlighted those choices and trade-offs that needed to be explored in light of both trends and existing conditions. Of these trends, one of the major areas of focus for the City Plan update was the challenges that Fort Collins faces in the provision of housing.  Since 2000, Fort Collins and Larimer County have produced more jobs than housing units, and the jobs- housing imbalance has recently accelerated. At the same time, rents and home prices in Fort Collins have been increasing faster than wages.  The demographic composition of Fort Collins is changing dramatically. The population is aging (particularly those over the age of 65) and will represent a larger percentage of the City’s population in the future. However, younger adults are also moving to Fort Collins in increasing numbers, attracted by employment opportunities and quality of life. This trend is expected to continue. As a result, the composition of demand for housing in Fort Collins will undoubtedly shift. Some of these shifts are being driven by younger residents who prefer different housing options and from older residents who no longer have the desire and/or ability to maintain their single-family home.  The difficulty providing additional housing to meet our needs is increasingly constrained by a limited supply of vacant land.  Based on current trends, our supply of vacant land will be exhausted by 2040.  Unlike the Hughes property, most of the vacant land in the GMA is not served by City sewer and water utilities. This dynamic could impact the availability, timing, and pricing of future development. This need for additional housing and a greater range of housing choice has become a growing community concern over the last decade given changes to the jobs-housing balance and demographics. Public engagement during the City Plan Update, which included the participation of nearly 4,000 members, consistently showed housing availability and affordability as the top-cited community challenge. This has also been borne out in results of recent Community Surveys where citizens have rated our housing affordability lower than national and Front Range benchmarks. C. Structure Plan Map The Structure Plan Map in City Plan provides a framework for the ultimate buildout of Fort Collins. It focuses on the physical form and development pattern of the community, illustrating areas where new greenfield development, infill, and redevelopment is likely to occur, as well as the types of land uses and intensities to encourage. The Structure Plan:  Guides future growth and reinvestment and serves as official Land Use Plan for the City;  Informs planning for infrastructure and services;  Fosters coordinated land use and transportation decisions within the city and region; and  Helps implement principles and policies. The Growth Management Boundary (GMA) was expanded during the 2019 Update to include the Hughes Stadium site because of City Plan conclusions provided in 2011 and for the need of additional housing described in the Trends and Forces Report. The revised GMA boundary is reflected on the Structure Plan Map. ATTACHMENT 1 Agenda Item 12 Item # 12 Page 7 One of the most significant changes to the 2019 City Plan from the 2011 version is the use of “place types” on the Structure Plan Map to describe future development character rather than land use districts. “Place type” descriptions provide a set of visual and narrative criteria to describe the look, feel, and general character of a part of the community. Thirteen (13) place types, describing three types of neighborhoods, eight districts, and two open lands categories are depicted on the Structure Plan. Two place types are designated on the Hughes Stadium site: Suburban Neighborhood on the west half and Mixed-Use Neighborhood on the east half which are generally described below. 1. Suburban Neighborhood Place Type Density Between 2 and 5 principal dwelling units per acre Principal Land Use Single-family detached homes Supporting Land Use Parks and recreational facilities, schools, places of worship, accessory dwelling units in some locations (where permitted by underlying zoning) Key Characteristics/Considerations Comprised of predominantly single-family detached homes Neighborhood Centers may serve as focal points within Single-family Neighborhoods (see Neighborhood Mixed-Use District) Amenities and infrastructure encourage walking and biking, but transit service is typically more limited Typical Types of Transit: Limited local bus service with frequencies of approximately every 60 minutes; some locations may also be served by flex services 2. Mixed Neighborhood Place Type Density Between 5 and 20 principal dwelling units per acre (typically equates to an average of 7 to 12 dwelling units per acre) Principal Land Use Single-family detached homes, duplexes, triplexes and townhomes Supporting Land Use Accessory dwelling units, small-scale multi-family buildings, small-scale retail, restaurants/cafes, community and public facilities, parks and recreational facilities, schools, places of worship Key Characteristics/Considerations (New Neighborhoods) Provide opportunities for a variety of attached and detached housing options and amenities in a compact neighborhood setting; some neighborhoods also include (or have direct access to) small-scale retail and other supporting services Neighborhood Centers should serve as focal points within Mixed-Neighborhoods (see Neighborhood Mixed- Use District) Typically located within walking/biking distance of services and amenities, as well as high frequency transit Mixed-Neighborhoods built in a greenfield context should include a mix of housing options (lot size, type, price range, etc.). Where townhomes or multi-family buildings are proposed in an existing neighborhood context, a transition in building height, massing, and form should be provided along the shared property line or street frontage. As existing neighborhoods change and evolve over time, rezoning of some areas may be appropriate when paired with a subarea or neighborhood planning initiative. Typical Types of Transit In areas on the lower end of the density range, service will be similar to Single-Family Neighborhoods; as densities approach 20 dwelling units per acre, fixed-route service at frequencies of between 30-60 minutes D. Use of the Structure Plan in a Rezoning Evaluation City Plan sets specific direction on how the Structure Plan is to be used when evaluating a rezoning: ATTACHMENT 1 Agenda Item 12 Item # 12 Page 8 “How to Use the Structure Plan The Structure Plan establishes a broad vision for future land uses in Fort Collins. In most cases, land use categories generally follow existing parcel lines, roadways, and other geographic boundaries. If the place type boundary shown on the Structure Plan map does not follow an existing parcel line, the actual delineation of place types will be established at the time of a proposed rezoning and development submittal. Underlying zoning was reviewed and considered as updates to the Structure Plan were made to ensure that consistency between planned land uses and zoning could be maintained to the maximum extent feasible. However, in some instances, place type categories do differ from underlying zoning, as was necessary to meet the broader objectives of the Plan. To fully achieve the Plan’s objectives, rezoning may be required when some properties develop or redevelop in the future. Future zone changes should generally adhere to the place type boundaries depicted in the Structure Plan, but flexibility in interpretation of the boundary may be granted provided the proposed change is consistent with the principles, goals, and policies contained in this Plan. Density ranges outlined for each place type category are based on gross acreage and are intended to address overall densities for a particular area rather than for individual parcels. The Structure Plan is not intended to be used as a standalone tool; rather, it should be considered in conjunction with the Transportation Plan, and the accompanying principles, goals, and policies contained in this Plan”. E. City Plan Principles and Policies The rezoning application must also be evaluated based upon the principles and policies found in City Plan. The most applicable principle and policies highlighted below reflect expressed community values related to open land preservation, support for natural ecosystems, the efficient use of urban land and the need to supply housing to meet both immediate and future needs. Principle ENV 1: Conserve, create and enhance ecosystems and natural spaces within Fort Collins, the GMA and the region. POLICY ENV 1.1 - PUBLICLY CONTROLLED OPEN LANDS Maintain a system of publicly controlled natural areas to maintain the integrity of wildlife habitat and conservation sites, protect corridors between natural areas, conserve outstanding examples of Fort Collins’ diverse natural heritage, and provide a broad range of opportunities for educational, interpretive and recreational programs to meet community needs POLICY ENV 1.2 - LAND CONSERVATION AND STEWARDSHIP Continue to acquire, manage, maintain and enhance public open lands and natural areas in accordance with the City’s Natural Areas Master Plan to ensure the protection of plants and animals in need of conservation and their associated ecosystems; support biodiversity; control the invasion and spread of non-native plants; improve aesthetics; and provide opportunities for appropriate public use. ATTACHMENT 1 Agenda Item 12 Item # 12 Page 9 POLICY ENV 1.3 - NATURE IN THE CITY  Conserve, protect and enhance natural resources and high-value biological resources throughout the GMA by:  Directing development away from natural features to the maximum extent feasible;  Identifying opportunities to integrate or reintroduce natural systems as part of the built environment to improve habitat in urbanized areas and expand residents’ access to nature;  Utilizing green infrastructure to manage stormwater and increase greenspace in public rights-of-way and as part of public and private development; and  Supporting the use of a broad range of native landscaping that enhances plant and animal diversity. POLICY ENV 1.6 - WILDLIFE CORRIDORS Conserve and enhance wildlife movement corridors through a network of public open lands and natural habitat buffers along natural features such as streams and drainageways. Policy LIV 1.6 - ADEQUATE PUBLIC FACILITIES Utilize the provision of public facilities and services to direct development to desired location, in accordance with the following criteria: Direct development to locations where it can be adequately served by critical public facilities and services such as water, sewer, police, transportation, schools, fire, stormwater management and parks, in accordance with adopted levels of service for public facilities and services. Principle LIV 5: Create more opportunities for housing choices. Policy LIV 5.1 - HOUSING OPTIONS To enhance community health and livability, encourage a variety of housing types and densities, including mixed- used developments that are well served by public transportation and close to employment centers, shopping, services and amenities. Policy LIV 5.2 - SUPPLY OF ATTAINABLE HOUSING Encourage public and private sectors to maintain and develop a diverse range of housing options, including housing that is attainable (30% or less of monthly income) to residents earning the median income. Options could include ADUs, duplexes, townhomes, mobile homes, manufactured housing and other “missing middle” housing types. Policy LIV 5.3 - LAND FOR RESIDENTIAL DEVELOPMENT Use density requirements to maximize the use of land for residential development to positively influence housing supply and expand housing choice. V. ZONING SCENARIOS Based on the two “place types” described in City Plan, as well as the site context and evaluation of public comments received through the community engagement process, five prospective zoning districts were considered: Residential Foothills (RF), Urban Estate (UE), Low-Density Mixed-Use Neighborhood (LMN), Medium-Density Mixed-Use Neighborhood (MMN) and Public Open Lands (POL). Five options were developed that combined these first four districts as ‘scenarios’ that were included in the public evaluation. The Public Open Lands district was not brought forward as this district is limited to publicly owned property. The five scenarios are reflected in Attachment 7. ATTACHMENT 1 Agenda Item 12 Item # 12 Page 10 1. RF zoning on western half and LMN zoning on eastern half, with a requirement that the RF-zoned area meet the standards for a “cluster plan”. 2. RF zoning on western half and MMN zoning on eastern half, with a requirement that the RF-zoned area meet the standards for a “cluster plan”. 3. UE zoning on western half and MMN zoning on eastern half, with a requirement that the UE-zoned area meet the standards for a “cluster plan”. 4. UE zoning on western half and LMN zoning on eastern half, with a requirement that the UE-zoned area meet the standards for a “cluster plan”. 5. UE zoning on western half and a mix of MMN and LMN zoning on eastern half, with a requirement that the UE-zoned area meet the standards for a “cluster plan”. Article 4 of the Land Use Code provides use and development standards pertaining to various zone district and the review process applicable to each use type. Allowed uses are as follows: Article 4 of the Land Use Code provides use and development standards pertaining to various zone district and the review process applicable to each use type. Allowed uses are as follows: BDR = Basic Development Review Type 1 = Administrative Review Type 2 = Planning & Zoning Board Review Land Use Residential Foothills (RF) Urban Estate (UE) Low-Density Mixed-Use Neighborhood (LMN) Medium- Density Mixed-Use Neighborh ood (MMN) Public Open Lands (POL) Accessory buildings BDR BDR BDR BDR BDR Accessory uses BDR BDR BDR BDR BDR Farm animals Type 1 Type 1 Prohibited Prohibited Prohibited Urban agriculture BDR BDR BDR BDR BDR Agricultural activities Prohibited Prohibited Prohibited Prohibited Type 2 Off-site construction staging BDR BDR BDR BDR BDR Wireless Telecommunication Equipment BDR BDR BDR BDR BDR Neighborhood Parks BDR BDR BDR BDR BDR Cemeteries Prohibited Prohibited Prohibited Prohibited Type 1 Short term primary rentals Prohibited BDR BDR BDR Prohibited Shelters for victims of domestic violence BDR BDR BDR BDR Prohibited Parks, recreation and other Open Lands Type 1 Type 1 Type 1 Type 1 Type 1 Single-family detached dwellings Type 1 Type 1 Type 1 Type 1 Prohibited Residential Cluster Developments Type 1 Type 2 Prohibited Prohibited Prohibited Single-family attached dwellings Prohibited Type 1 Type 1 Type 1 Prohibited Two-family dwellings Prohibited Type 1 Type 1 Type 1 Prohibited Group homes for up to 8 occupants Prohibited Type 1 Type 1 Type 1 Prohibited Group homes with More than 8 occupants Agenda Item 12 Item # 12 Page 11 Land Use Residential Foothills (RF) Urban Estate (UE) Low-Density Mixed-Use Neighborhood (LMN) Medium- Density Mixed-Use Neighborh ood (MMN) Public Open Lands (POL) Places of worship or assembly Type 1 Type 2 Type 1 Type 1 Prohibited Community facilities Prohibited Prohibited Type 1 Type 1 Type 2 Neighborhood support/recreational facilities Prohibited Prohibited Type 1 Type 1 Prohibited Seasonal overflow shelters Prohibited Prohibited Type 1 Type 1 Prohibited Minor public facilities Type 1 Type 1 Type 1 Type 1 Prohibited Wildlife rescue and Education centers Type 2 Type 2 Type 2 Prohibited Type 2 Convenience retail w/o fuel sales Prohibited Prohibited Prohibited Type 2 Prohibited Restaurant, limited Mixed-use Prohibited Prohibited Prohibited Type 1 Prohibited Golf courses Type 2 Type 2 Type 2 Prohibited Type 2 Childcare centers Prohibited Type 2 Type 1 Type 1 Prohibited Bed and Breakfast 6 or fewer beds Type 2 Type 2 Type 1 Type 1 Prohibited Plant nurseries & greenhouses Type 2 Type 2 Prohibited Prohibited Prohibited Farmer’s Market if in a park or central feature Prohibited Prohibited Prohibited Type 1 Prohibited Large/farm animal Boarding Prohibited Type 2 Prohibited Prohibited Prohibited Adult day/respite Care Prohibited Type 2 Type 1 Prohibited Prohibited Small-scale reception centers Prohibited Type 2 Prohibited Prohibited Prohibited Resource extraction Prohibited Type 2 Prohibited Prohibited Prohibited Composting facilities Prohibited Type 2 Prohibited Prohibited Type 1 Accessory buildings/ uses <2,500 sq. ft. Prohibited Type 2 Type 2 BDR Prohibited Accessory buildings/ uses >2,500 sq. ft. Prohibited Type 2 Prohibited BDR Prohibited Neighborhood Center With at least 2 Commercial/service uses Prohibited Prohibited Type 1 Prohibited Prohibited Personal/business service shops Prohibited Prohibited Prohibited Type 2 Prohibited Offices, financial Services, clinics Prohibited Prohibited Prohibited Type 2 Prohibited Small and medium- Scale solar energy systems Type 2 Type 2 Type 2 Type 2 Prohibited Resource recovery Prohibited Prohibited Prohibited Prohibited Type 2 All uses that are not expressly allowed as permitted uses above are prohibited Staff recommends Option 1 that provides the combination of the RF (conditioned upon the requirement for a cluster development plan) and LMN zone districts. Clustering on the RF portion of the site will provide more Agenda Item 12 Item # 12 Page 12 The RF District provides two options for development: single-family houses on individual lots at least 2.29 acres in size, or single-family houses clustered at a gross density of one unit per acre. Three development plans have been approved and constructed within the Residential Foothills Zone: Burns Ranch at Quail Ridge, The Ponds at Overland, and Bella Vira. All portions of these developments lying within the RF zone district have been ‘cluster developments’. Of these projects, the Ponds at Overland (1995) was the most controversial during the development review process. The project was approved as a cluster plan of 284 single family lots on 284.23 acres, with clustering at 3 to 5 units per acre on developed portions of the property. An appeal of the Planning and Zoning Board approval of the project to City Council from a citizen’s group “Friends of the Foothills” showed objections based on perceived negative impacts of density, site grading, aesthetics to the foothills, traffic congestion, storm drainage, wildlife habitat, trail access, and to impacts to noise, air, and community stress levels. Low-Density Mixed-Use Neighborhood (LMN) District The Low-Density Mixed-Use Neighborhood (LMN) district was created in 1997. The LMN district became the predominant zoning district applied to vacant undeveloped parcels since that time. The purpose of the LMN District expressed in the Land Use Code: The Low-Density Mixed-Use Neighborhood District is intended to be a setting for a predominance of low-density housing combined with complementary and supporting land uses that serve a neighborhood and are developed and operated in harmony with the residential characteristics of a neighborhood. The main purpose of the District is to meet a wide range of needs of everyday living in neighborhoods that include a variety of housing choices, that invite walking to gathering places, services and conveniences, and that are fully integrated into the larger community by the pattern of streets, blocks, and other linkages. A neighborhood center provides a focal point, and attractive walking and biking paths invite residents to enjoy the center as well as the small neighborhood parks. Any new development in this District shall be arranged to form part of an individual neighborhood. For the purposes of this Division, a neighborhood shall be considered to consist of approximately eighty (80) to one hundred sixty (160) acres, with its edges typically consisting of major streets, drainageways, irrigation ditches, railroad tracks and other major physical features. VI. REZONING EVALUATION As stated, rezoning requests are principally evaluated based on compliance with City Plan and/or changed conditions within the neighborhood surrounding and including the subject property, although other factors may be considered. A. Mandatory Requirements 1. Consistency with City Plan (Zoning Map Amendment Requirement) The proposed RF and LMN zoning district boundaries coincide with the Suburban Neighborhood and Mixed Neighborhood ‘place type’ designations found on the City Plan Structure Plan Map and strike an appropriate balance between adopted City Plan Environmental and Livability principles and policies. 2. Warranted by changed conditions within the neighborhood surrounding Not applicable. B. Additional Factors that May Be Considered 1. Compatibility with existing and proposed Uses (Additional Considerations per LUC) The proposed zoning district boundary demarking the east/west zoning split aligns with the longitudinal boundary of Residential Foothills (RF) zoning to the north that governs development on The Ponds at Overland and Bella Vira neighborhoods. This zoning configuration, along with the condition that any future development ATTACHMENT 1 Agenda Item 12 Item # 12 Page 13 be a “cluster plan”, provides a clear transition from the City of Fort Collins natural areas along the foothills and higher residential densities permitted along Overland Trail. Abutting neighborhoods to the north and east are of a similar residential density and housing type mix as permitted in the LMN-zoned portion of the site. 2. Adverse Impacts to the Natural Environment (Additional Considerations per LUC) The property has been substantially altered from its natural condition; therefore, the rezoning will not result in negative impacts to natural vegetation or surface water patterns. Site modifications began in the 1940’s when a portion of the property fronting Overland Trail was mined for gravel used in the Horsetooth Reservoir construction. The site was later cleared of natural vegetation, stream channels were removed, and the site regraded to accommodate construction of Hughes Stadium and a heavily compacted parking area covering more than 100 acres. Except for trees and shrubs planted approximately 10 years ago by CSU to enhance property aesthetics, vegetation consists largely of invasive weedy species like cheatgrass, Canada thistle, mullein, kochia, bindweed, and puncture vine. No cost analysis has been conducted with respect to restoring the site to its original, natural condition, although, anecdotally, the costs appear to be significant. The Natural Areas Department (Department) considers numerous criteria when prioritizing a site for acquisition as a natural area. The Department may only acquire land from a willing seller if using dedicated program funds. The following criteria are considered: current and potential wildlife habitat values; access to nature for the community; value as buffer or addition to an existing natural area; existing condition of property and the cost to restore; other conservation values such as scenic, community separator, agriculture, cultural resources; alignment with City Plan goals and the Natural Areas Master Plan; and, education opportunities. The City did not attempt to purchase the site as there is not a willing seller and the criteria for acquisition have not been met. From the perspective of Natural Areas staff, there would be significant opportunity costs associated with a purchase. For example, funds directed to the Hughes site would not be available for conservation in northeast Fort Collins which has no natural area sites. The Hughes site, on the other hand, has nearby natural areas of over 1,000 acres with nearly 10 miles of trail as well as a large community park. There will be little to no impacts to wildlife as no wetlands exist on the site and it provides limited resident wildlife habitat. Clustering of development within RF-zoned areas provide an opportunity to connect with wildlife movement corridors. Prior to any future development on the site, an Ecological Characterization Study must be prepared by a professional qualified in the areas of ecology, wildlife biology or other related discipline. The study must identify areas with wildlife, plant life and/or natural characteristics in need of protection. The existing stormwater detention area known as the “rodeo pond” fronting Overland Trail has been sized to accommodate local and regional stormwater runoff regardless of the zoning districts designated on the property. No evidence suggests that permitted density/activity under the proposed zoning will result in adverse impacts to air quality when considering the regional impacts on Fort Collins’ air quality. The biggest air quality problem near the Front Range foothills is ozone during the warmer months. Ozone patterns are the result of urban emissions (vehicles, industry and oil & gas operations being the largest contributors) photochemically aging as they travel west during the daytime upslope winds. This ozone impact would not be the result of new construction on the Hughes site, just of transport of emissions from the Front Range urban corridor. Particulate matter (PM2.5/PM10) levels along the Foothills are some of the lowest in the community and generally lessen further from the I-25 corridor. 3. Logical and Orderly Development Pattern The proposed amendment would result in a logical and orderly development pattern by:  Providing a density and intensity gradient and land use transition between the developed character along Overland Trail to the natural character of the Maxwell Natural Area abutting to the west. ATTACHMENT 1 Agenda Item 12 Item # 12 Page 14  Placing the lowest housing density and opportunities to retain more land in an open state on the west portion of the site.  Placing comparable residential density along the east and northeast portions of the site towards existing residential neighborhoods of similar density and housing mix.  Orienting the LMN zone district toward Overland Trail which will provide a “neighborhood center” serving the site and nearby residences.  Allowing housing opportunities on the site where a full range of urban services- arterial streets, water, sanitary sewer, storm drainage, electric power, schools and trails- are either presently available or can be provided. Specifically, to transportation, the City’s Master Street Plan will serve as a guide as it anticipated adequate arterial capacity for growth in the area. If and when a development plan is submitted, a detailed traffic review will be required and all Transportation Level of Service (LOS) standards must be met. Transportation-related impacts may require improvements to the transportation system both adjacent and off-site for vehicular, bicycle, pedestrian and transit modes. VII. Condition of Approval Land Use Code Section 2.9.4(I) allows conditions of approval to be imposed upon a rezoning. Staff recommends that Council impose the condition of approval that any development within the portion of the property zoned as Residential Foothills (R-F) be developed in clusters pursuant to Land Use Code Section 4.3(E)(2). Staff is recommending this condition of approval to provide a clear transition from the City of Fort Collins natural areas along the foothills and place higher residential densities permitted along Overland Trail. Clustering on the RF portion of the site will provide more habitat for wildlife corridors along the foothills, require less new utility and street infrastructure, and better maintain a more ‘open’ character. CITY FINANCIAL IMPACTS No significant impacts as the request is limited to rezoning. BOARD / COMMISSION RECOMMENDATION The Planning and Zoning Board conducted a public hearing of the rezoning request on September 19, 2019, and recommended, on a 4-2 vote, that City Council not adopt the proposed zone districts. Alternatively, the Board recommended that the property be rezoned to Residential Foothills (RF) with the requirement that future development meet the requirements of a Cluster Plan pursuant to Land Use Code Section 4.3 (E)(2). Planning and Zoning Board Hearing minutes are provided as Attachment 26. PUBLIC OUTREACH I. Neighborhood Meeting Staff convened one neighborhood meeting in accordance with Land Use Code Section 2.9.4(B) on August 8, 2019. A neighborhood meeting to discuss potential redevelopment of the Hughes site was also held on April 4, 2019, and Colorado State University held two Listening Session (September 20, 2017, and October 18, 2017). See Attachments 10-22 for the two neighborhood meeting summaries, individual public comments and the Listening Session Feedback summaries. II. Public Comments A consistent theme throughout the public process has been the preference expressed by community members that the site be retained in an undeveloped state and that views to the foothills be protected. Comments range from the acquisition by a public agency as a protected Natural Area or Open Space to expanded use as a recreational site. ATTACHMENT 1 Agenda Item 12 Item # 12 Page 15 During the rezoning neighborhood meeting, attendees expressed an overall preference for as much open space as possible on the site to protect resources within the Maxwell Natural Area to the west, create a buffer for wildlife in the area, protect views of the foothills for surrounding neighborhoods and keep the traffic impact low. A slight preference for “clustering” on the western edge of the site was indicated. Responses at the Hughes Stadium Open House on the question about which three characteristics are most important for the site: III. Scenarios Feedback Of the 5 Scenarios presented at the neighborhood meeting (Attachment 7), support for Scenario 1 was most prominent among attendees. Many comments related to Scenario 1 involved a desire for as much open space as possible within the zone district configuration presented in Scenario 1. Many comments included a desire for a “6th scenario,” zoned as “Public Open Lands” or “POL” only. Several comments requested that at least half of the site be designated as Public Open Lands. Comments also included a desire for even lower development density than Scenario 1 allows. Some of these concerns were expressed in conjunction with a concern regarding traffic congestion and stress on existing road infrastructure in the area, including pedestrian and bicycle infrastructure. Several comments expressed a desire for affordable housing on the site. Some benefits mentioned regarding Scenario 1 were made in contrast to the other Scenarios; across several Scenarios, comments regarding a desire for the lower-density option (Scenario 1) were expressed. These comments were made in conjunction with a desire to preserve views of the foothills with lower density housing, a desire to keep development at 2 stories and a desire for low impact on existing wildlife in the area. A small number of comments expressed interest in high-density housing options, citing the need for different housing types and sizes correlated to affordability. In order to understand the preferred site zoning after presenting the scenarios, staff presented a half sheet empty site outline to allow attendees to draw in their preferred site zoning.  Many drawings indicated a desire for “Public Open Lands” or POL across the entire site.  Several other drawings indicated a preference for some development on the site with a protective naturalistic or open space buffer along the western edge of the site. ATTACHMENT 1 Agenda Item 12 Item # 12 Page 16 ATTACHMENTS 1. 1974 Open Space Plan Map and Recommendations (PDF) 2. Foothills Issues Report (PDF) 3. Hughes Proposed Zone Districts (PDF) 4. Structure Plan Map (PDF) 5. City Plan Place Type Summaries-Suburban and Mixed Neighborhoods (PDF) 6. Article 4 Use and Development Standards for RF and LMN zone districts (PDF) 7. Maps of 5 Zoning Districts Scenarios Considered (PDF) 8. Memo-Air Quality Impacts of Foothills Development (PDF) 9. Rezoning Neighborhood Meeting Presentation (PDF) 10. Public Comments Summary, September 3, 2019 (PDF) 11. Staff presentation to Boards and Commissions (PDF) 12. Hughes Scenarios Sticky Note Feedback (PDF) 13. Scenario 1-5 Sticky Note Feedback (PDF) 14. Hughes Zoning Drawings from Neighborhood Meeting (PDF) 15. Site Characteristics Most Important to Participants at Neighborhood Meeting (PDF) 16. Summary of Scenario Comments (PDF) 17. Other Comments from Neighborhood Meeting (PDF) 18. Citizen Comments Received (PDF) 19. Planning Action to Transform Hughes Sustainably (PATHS) comments (PDF) 20. OurCity Webpage comments (PDF) 21. First Neighborhood Meeting Comments (PDF) 22. Neighborhood Listening Session Attendee Feedback, September 20, 2017 (PDF) 23. Planning and Zoning Board Minutes, September 19, 2019 (PDF) 24. Letter Regarding Emergency Access at Proposed Hughes Stadium Development (PDF) 25. Powerpoint presentation (PDF) ATTACHMENT 1 -1- ORDINANCE NO. 138, 2019 OF THE COUNCIL OF THE CITY OF FORT COLLINS AMENDING THE ZONING MAP OF THE CITY OF FORT COLLINS BY CHANGING THE ZONING CLASSIFICATION FOR THAT CERTAIN PROPERTY KNOWN AS THE HUGHES STADIUM REZONING AND APPROVING CORRESPONDING CHANGES TO THE RESIDENTIAL NEIGHBORHOOD SIGN DISTRICT MAP WHEREAS, Division 1.3 of the Fort Collins Land Use Code (the “Land Use Code”) establishes the Zoning Map and Zone Districts of the City; and WHEREAS, Division 2.9 of the Land Use Code establishes procedures and criteria for reviewing the rezoning of land; and WHEREAS, on October 16, 2018, City Council approved Ordinance No. 123, 2018, annexing the Hughes Stadium Annexation property (the “Property”) consisting of approximately 164.56 acres into the City; and WHEREAS, on October 16, 2018, City Council approved Ordinance No. 124, 2018, to place the Property into the Transition (T) zone district upon annexation; and WHEREAS, on July 16, 2019, City Council adopted Resolution 2019-084 to initiate the rezoning of the Property and directed City staff to prepare a rezoning application on behalf of the City and make a recommendation to the Planning and Zoning Board and City Council regarding the appropriate zoning for the Property, all in accordance with Land Use Code Section 2.9.4; and WHEREAS, City staff submitted an application for rezoning requesting that the Property be rezoned as “Low Density Mixed-Use Neighborhood (LMN) on the east half of the property and Residential Foothills (RF) on the west half of the property, with a condition that residential units be clustered and 50% of the area be retained in an 'open' condition” (the “Proposed Rezoning”); and WHEREAS, on September 19, 2019, the Planning and Zoning Board on a 4-2 vote recommended that City Council not adopt the Proposed Rezoning and instead that Council rezone the Property entirely as Residential Foothills (R-F); and WHEREAS, City staff is recommending that City Council implement the recommended condition by requiring that residential development on the Residential Foothills zone district portion of the Property meet the requirements for Site Design for Residential Cluster Development set forth in Land Use Code Section 4.3(E)(2); and WHEREAS, after publishing public notice on Sunday, October 13, 2019, City Council held a public hearing on November 5, 2019, to consider the rezoning as set forth herein and at that hearing City staff and members of the public provided information and testimony. -2- NOW THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT COLLINS: Section 1. That the City Council hereby makes and adopts the determinations and findings contained in the recitals set forth above. Section 2. That City Council, after considering at the November 5, 2019, hearing the Planning and Zoning Board recommendation, the testimony of the public and City staff, and the information provided for the hearing, hereby finds that the Proposed Rezoning is: (1) Consistent with the City's Comprehensive Plan; (2) Is compatible with existing and proposed uses surrounding the Property and is the appropriate zoning for the Property; (3) The proposed zoning would not result in significantly adverse impacts on the natural environment; (4) Would result in a logical and orderly development pattern. Section 3. That City Council hereby rezones the western half of the Property as Residential Foothills (R-F) zone district and the eastern half of the Property as Low Density Mixed-Use Neighborhood (LMN) as follows: A north to south dividing line (“Dividing Line”) shall be established on the Property with such line running parallel to and 1368.63 feet west of, as measured perpendicularly, the eastern line of the southeast quarter of Section 20, Township 7 North, Range 69 West of the Sixth Principal Meridian, City of Fort Collins, County of Larimer, State of Colorado. The portion of the Property located west of the dividing line shall be designated as Residential Foothills Zone District and the portion of the Property located east of the dividing line shall be designated as Low Density Mixed-Use Neighborhood District (L-M-N). Section 4. That Council imposes the following condition of approval upon this rezoning pursuant to Land Use Code Section 2.9.4(I): All residential development occurring on the portion of the Property zoned Residential Foothills (R-F) shall be residential cluster development in compliance with the version of Land Use Code Section 4.3(E)(2), Site Design for Residential Cluster Development, in effect on the effective date of this Ordinance and attached to this Ordinance as Exhibit “A”. However, any Land Use Code section or defined term referenced within Land Use Code Section 4.3(E)(2) shall be to the version of such section or defined term in effect at the time such section or defined term is applied to any development application for any portion of the Property zoned Residential Foothills. -3- Section 5. That Council finds that the condition of approval imposed in above Section 4 is necessary to accomplish the purposes of the Land Use Code, specifically, Land Use Code Section 1.2.2(A), (C), (D), (I), and (N), and is consistent with City Plan. Section 6. That Council finds that the rezoning and condition of approval adopted herein are in the best interests of the citizens of Fort Collins. Section 7. That the Residential Neighborhood Sign District Map adopted pursuant to Section 3.8.7(E)of the Land Use Code be, and the same hereby is, changed and amended by showing that the above-described property is included in the Residential Neighborhood Sign District. Section 8. The City Manager is hereby authorized and directed to amend said Zoning Map in accordance with this Ordinance. Introduced, considered favorably on first reading, and ordered published this 5th day of November, A.D. 2019, and to be presented for final passage on the 19th day of November, A.D. 2019. __________________________________ Mayor ATTEST: _____________________________ City Clerk Passed and adopted on final reading on this 19th day of November, A.D. 2019. __________________________________ Mayor ATTEST: _____________________________ City Clerk habitat for wildlife corridors along the foothills, require less new utility and street infrastructure, and better maintain a more ‘open’ character. Common open space areas could be sited to contribute to a larger network of green spaces adjacent the site. Further, the LMN portions of the site provide an opportunity to create a new neighborhood that provides a wide variety of housing choices that are fully integrated into the surrounding community. The LMN district has the capacity to provide a small neighborhood center that provides a focal point for residents and services benefitting the surrounding area. Residential Foothills (RF) District The Residential Foothills zone district predates the original City Plan and Land Use Code (1997) and has its origins in the Foothills Area Study (1982) embodied in the first Intergovernmental Agreement (IGA) between the City and Larimer County. The IGA restricts all development below a datum of 5,250 feet in elevation, above which no structure can project, to protect the community’s foothills backdrop. The Study concluded that the Foothills area should be changed from a Rural designation to a Rural Non-Farm designation and residential density allowed to increase from 1 unit/35 acres to 1 unit/2.2.9 acres. ATTACHMENT 1 Prohibited Prohibited Type 2 Type 2 Prohibited Multi-family dwellings >8 units per building, > 50 units, or >75 bedrooms Prohibited Prohibited Type 2 Type 2 Prohibited Long-term care facilities Prohibited Prohibited Type 2 Type 2 Prohibited Mixed-Use Dwellings Prohibited Prohibited Type 1 Type 1 Prohibited Mobile Home Parks Prohibited Prohibited Type 2 Type 2 Prohibited Extra Occupancy Rentals >4 tenants Prohibited Prohibited Type 1 Type 1 Prohibited Fraternity and sorority houses Prohibited Prohibited Prohibited Type 2 Prohibited Minor public facilities Prohibited Type 1 Type 1 Type 1 Prohibited Public and private Elementary, Intermediate and High school education Type 1 Type 2 Type 1 Type 1 Prohibited ATTACHMENT 1  1982-Foothills Area Study. Five privately held parcels west of Overland Trail were surveyed, four of which were recommended for inclusion in the UGA and changed in designation from Rural to the Rural Non-Farm designation and the maximum residential density increased from 1 unit per 35 acres to 1 unit per 2.29 acres. The study established the following guidelines (suggested) and standards (required) for the foothills area: 1. Public water and sewer utilities will be required. (standard) 2. Structures should be placed below the 5,200’ elevation line in order to avoid physical constraints and ridgelines, and to facilitate water service. 3. Underground utilities will be required. (standard) 4. Development should be designed to conform to the terrain of the area. 5. Design should demonstrate a concern for the view of the foothills as well as from the foothills. 6. Design should take into account the unique micro-climate of the area, particularly high winds. 7. Design should consider wildlife habitat. ATTACHMENT 1