HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 08/21/2018 - RESOLUTION 2018-072 FINDING SUBSTANTIAL COMPLIANCEAgenda Item 17
Item # 17 Page 1
AGENDA ITEM SUMMARY August 21, 2018
City Council
STAFF
Kai Kleer, Associate Planner
Judy Schmidt, Legal
SUBJECT
Resolution 2018-072 Finding Substantial Compliance and Initiating Annexation Proceedings for the Hughes
Stadium Annexation.
EXECUTIVE SUMMARY
The purpose of this item is to initiate annexation proceedings for the Hughes Stadium Annexation, containing
164-acres, into the City of Fort Collins. The Annexation is located at the northwest corner of South Overland
Trail and Dixon Canyon Road. The Annexation area is owned and administered by Colorado State University
and is the former location of Hughes Stadium. The requested zoning for the property contained within the
annexation area is Transition (T) which is intended for properties for which there are no specific and immediate
plans for development. The surrounding properties are a mixture of recreational, residential and commercial
land uses.
The proposed Resolution makes a finding that the annexation petition substantially complies with the Municipal
Annexation Act of 1965, determines that a hearing should be established regarding the annexation, and directs
notice be given of the hearing. The hearing will be held at the time of First Reading of the annexation and
zoning ordinances; not less than thirty days’ prior notice is required by State law.
This annexation request is in conformance with the State of Colorado Revised Statutes as they relate to
annexations, the City of Fort Collins Comprehensive Plan, and the Larimer County and City of Fort Collins
Intergovernmental Agreement Regarding Growth Management.
STAFF RECOMMENDATION
Staff recommends adoption of the Resolution.
BACKGROUND / DISCUSSION
This is a 100% voluntary annexation for the 164-acre property that, prior to demolition, contained the Colorado
State University’s Hughes Stadium. The subject property is not located within the Fort Collins Growth
Management Area (GMA); however, the proposed annexation lies within a future GMA expansion area as
indicated by the City of Fort Collins Structure Plan. A Growth Management Area amendment is expected to be
processed in conjunction with the City’s update to City Plan which is scheduled for adoption by April 2019.
The City of Fort Collins is authorized to annex outside the GMA pursuant to Section 1, Subsection 8(F) of the
Larimer County and City of Fort Collins Intergovernmental Agreements (IGA) which states:
"The County Agrees that the City, in its sole discretion, (except as provided in Section 8(B) of this agreement)
may annex outside the Fort Collins GMA. The City agrees that proposed annexations outside the GMA will be
sent via Certified Mail to the Board of County Commissioners for review and comment at least thirty-five (35)
days prior to the scheduled public hearing of the annexation before the City Council."
Agenda Item 17
Item # 17 Page 2
On June 22, 2018 a letter (Attachment 4) from Larimer County Community Development was received
waiving formal action as described above.
The Hughes Stadium Annexation gains the required 1/6 contiguity to existing city limits from a common
boundary with the following annexations:
• Becksted Addition; February 1966
• Foothills Annexation; August 1970
• Second Foothills Annexation; March 1971
• Third Foothills Annexation; March 1972
• Mountain Shadows Annexation; April 1972
• Maxwell Open Space Annexation; April 1990
• Pine Ridge Third Annexation; January 1994
• Pine Ridge Fifth Annexation; November 2001
Therefore, the requirement that no less than one-sixth of the perimeter boundary be contiguous to the existing
City of Fort Collins municipal boundary has been satisfied.
The Hughes Stadium Annexation does create an enclave of the property that contains the Holiday Twin Drive-
In theater. An enclave is defined as any unincorporated area is entirely contained within the boundaries of a
municipality, at which time City Council may annex such territory once the subject property is surrounded for a
minimum of three (3) years. Based on the Hughes Stadium Annexation schedule, a future City Council could
consider annexation of the Holiday Twin Drive-In enclave as soon as November 2021.
The requested zoning for this annexation is the Transition (T), zone district. The Transition zone district is
intended for properties for which there are no specific and immediate plans for development. Colorado State
University’s stated objectives for future development of the property are as follows:
• Select a master developer to present a plan that best serves the collective interests of CSU, Larimer
County, and the City of Fort Collins
• Include consideration of opportunities for environmentally conscious development principles
• Include consideration of opportunities for provision of affordable and workforce housing
• Effectively collaborate with the surrounding community
Staff recommends that the property contained within the subject annexation also be placed into the Residential
Neighborhood Sign District. A map amendment will be necessary.
CITY FINANCIAL IMPACTS
There are virtually no financial impacts associated with this 164-acre annexation.
BOARD / COMMISSION RECOMMENDATION
The Planning and Zoning Board will conduct a public hearing of the annexation and zoning request on
September 20, 2018. The Board’s recommendation will be forwarded to City Council as part of the First
Reading of the annexation and zoning ordinances on October 2, 2018.
Agenda Item 17
Item # 17 Page 3
PUBLIC OUTREACH
The City of Fort Collins Land Use Code and the Colorado Revised Statutes do not stipulate that a
neighborhood meeting be held in conjunction with a voluntary annexation.
However, prior to the formal submittal of the Hughes Stadium Annexation, Colorado State University and
consultants, CAA ICON, hosted two listening sessions at the Drake Centre on September 20, 2017 and
October 18, 2017. The meeting offered five “listening” stations where either staff or consultants were available
to interact and receive feedback (Attachments 5&6) on the following five topic areas; redevelopment process,
existing site, land use context, community needs & values and transportation (Attachment 7).
In addition to the in-person events, Colorado State University hosted an online form that started on August 28,
2017 and is still available today. During the period between August 28, 2017- December 21, 2017 more than
100 community members were able to communicate their ideas, questions and concerns (Attachment 8).
Combined, approximately 700 comments, questions and/or concerns were logged by CSU and CAA ICON.
The resulting feedback is described by three primary themes:
1. Open Space: Preservation of open space and access to natural/recreational opportunities.
2. Housing: Mix of choices, low density, workforce housing, innovative and affordable
3. Neighborhood Center: neighborhood-oriented services
Additional public outreach will be required prior to the submittal of a development application/request for
zoning to the City of Fort Collins.
ATTACHMENTS
1. Hughes Annexation Petition Cover Letter (PDF)
2. Hughes Stadium Annexation Petition (PDF)
3. Hughes Stadium Draft Annexation Map (PDF)
4. Larimer County IGA Memo (PDF)
5. September 20, 2017 Listening Session Feedback (PDF)
6. October 18, 2017 Listening Session Feedback (PDF)
7. Sept & Oct Listening Session Exhibits (PDF)
8. Aug 28 - Dec 21, 2017 Online Feedback (PDF)
9. Vicinity Map (PDF)
Office of the Vice President for University Operations
318 Administration Building
6001 Campus Delivery
Fort Collins, Colorado 80523-6001
(970) 491-5257
FAX: (970) 491-2254
http://admin.colostate.edu/
July 18, 2018
Hand Delivered
Mayor Wade Troxell
Mayor Pro Tern Gerry Horak
City Manager Darin Atteberry
281 N. College Avenue
Fort Collins, CO 80522
Re: Annexation of Hughes Stadiurn Property
Dear Mayor Troxell, Mayor Pro Tern Horak, and City Manager Atteberry:
The purpose of this letter is to request that the City of Fort Collins annex the Hughes Stadiurn property
(approximately 164 acres) owned by the Board of Governors of the Colorado State University System.
The Petition for Annexation and related fees and supporting documents are being submitted to the City
contemporaneously with this letter.
As I believe you are aware, the University has initiated an RFQJRFP process to select a developer to re
develop the Hughes property. Since it is unclear as to how the property will ultimately be developed,
the University is requesting, based on City staff recommendation, a Transition (T) zoning district as the
initial zoning applied to the property upon annexation. The most likely scenario for development is
believed to be a mix of residential uses with potentially some neighborhood commercial, if feasible.
We believe that this annexation supports and is consistent with the City’s current City Plan, and hope
that the City will support and assist with this request and you will initiate whatever course of action is
needed to allow for this Annexation process.
Fred Haberecht with CSU Facilities Management and Rick Callan with CSURF Real Estate have been
designated by the University to work with the City on this project. Feel free to contact either of them, or
myself, if needed.
Sincerely,
_)
Lyr)Johnsor9ß
ATTACHMENT 1
PETITION FOR ANNEXATION
THE STATE BOARD OF AGRICULTURE OF COLORADO, NOW KNOWN AS THE BOARD
OF GOVERNORS OF THE COLORADO STATE UNIVERSITY SYSTEM, ACTING BY AND
THROUGH COLORADO STATE UNIVERSITY (hereinafter referred to as the “Petitioners”) hereby
petition the Council of the City of Fort Collins, Colorado for the annexation of an area, to be referred to
as the Hughes Stadium Annexation to the City of Fort Collins. Said area, consisting of approximately
One Hundred Sixty Four (164’) acres, is more particularly described on Attachment “A,” attached
hereto.
The Petitioners allege:
1. That it is desirable and necessary that such area be annexed to the City of Fort Collins.
2. That the requirements of Sections 31-12-1 04 and 31-12-105, C.R.S., exist or have been
met.
3. That not less than one-sixth (1/6) of the perimeter of the area proposed to be annexed is
contiguous with the boundaries of the City of Fort Collins.
4. That a community of interest exists between the area proposed to be annexed and the
City of Fort Collins.
5. That the area to be annexed is urban or will be urbanized in the near future.
6. That the area proposed to be annexed is integrated with or capable of being integrated
with the City of Fort Collins.
7. That the Petitioners herein comprise more than fifty percent (50%) of the landowners in the
area and own more than fifty percent (50%) of the area to be annexed, excluding public
streets, alleys and lands owned by the City of Fort Collins.
8. That the City of Fort Collins shall not be required to assume any obligations respecting the
construction of water mains, sewer lines, gas mains, electric service lines, streets or any
other services or utilities in connection with the property proposed to be annexed except as
may be provided by the ordinance of the City of Fort Collins.
Further, as an express condition of annexation, Petitioners consent to the inclusion into the
Municipal Subdistrict, Northern Colorado Water Conservancy District (the “Subdistrict”) pursuant to §37-
45-136(3.6) C.R.S., Petitioners acknowledge that, upon inclusion into the Subdistrict, Petitioners’ property
will be subject to the same mill levies and special assessments as are levied or will be levied on other
similarly situated property in the Subdistrict at the time of inclusion of Petitioners’ lands. Petitioners agree
to waive any right to an election which may exist pursuant to Article X, §20 of the Colorado Constitution
before the Subdistrict can impose such mill levies and special assessments as it has the authority
to impose. Petitioners also agree to waive, upon inclusion, any right which may exist to a refund pursuant
to Article X, §20 of the Colorado Constitution.
WHEREFORE, said Petitioners request that the Council of the City of Fort Collins approve the
annexation of the area described on Attachment “A.” Furthermore, the Petitioners request that said area
be placed in the T-Transitional Zone District pursuant to the Land Use Code of the City of Fort Collins.
revised 3 ‘31 08
ATTACHMENT 2
(Check
box
if
applicable).
The
Petitioners
reserve
the
right
to
withdraw this
petition
and
their
signatures
therefrom
at
any
time
prior
to
the
commencement
of
the
roll
call
of
the
City
Council
for
the
vote
upon
the
second
reading
of
the
annexation
ordinance.
Individual
Petitioners
signing
this
Petition
represent
that
they
own
the
portion(s)
of
the
area
described
on
Attachment
‘A”
ATTACHMENT “A”
LEGAL DESCRIPTION OF THE ANNEXATION
A parcel of land situate in the East Half of Section 20, Township 7 North, Range 69 West of the 6th P.M.,
being more particularly described as follows:
Considering the East line of the Northeast Quarter of said Section 20 as bearing South 00°1625 West and
with all bearings contained herein relative thereto:
BEGINNING at the Southeast corner of Foothills Annexation to the City of Fort Collins, recorded at Book
1439 Page 17 Larimer County Clerk and Recorder, said corner also being the Northwest corner of Becksted
Addition to the City of Fort Collins recorded at Reception No. 910170 Larimer county Clerk and Recorder;
thence along the West line of said Becksted Addition, said line also being the East line of said Section 20,
South 0016’25’ West, 1,390.85 feet to the East Quarter corner of said Section 20, said point also being the
Northwest corner of Mountain Shadows Annexation to the City of Fort Collins recorded at Book 1500 Page
6 Larimer County Clerk and Recorder; thence along the West line of said Mountain Shadows Annexation,
said line also being the East line of said Section 20, South 00°17’42” West, 690.54 feet to a point on the
Northerly line of Pine Ridge 5th Annexation to the City of Fort Collins recorded at Reception No.
2001113963 Larimer County Clerk and Recorder; thence along said Pine Ridge 5th Annexation the following
three (3) courses and distances, North 89°42’16” West; thence, South 00°1742” West; thence, South
782911” West, 1,114.50 feet to a point on the Northeast corner of Pine Ridge 3rd Annexation to the City
of Fort Collins, recorded at Reception No. 99006010 Larimer County Clerk and Recorder; thence along the
Northerly line of said Pine Ridge 3rd Annexation, said line also being the Northerly right of way line of
Dixon Canyon Road, South 782911” West, 948.91 feet; thence departing said line of Pine Ridge 3rd
Annexation, and continuing along said Northerly right of way line, said line also being the Northerly line of
State Board of Agriculture Lands as recorded at Reception No. 10510582, South 78°2953 West, 623.65
feet; thence departing said line, and along the Easterly line of said State Board of Agriculture Lands, North
003058 East, 878.03 feet to the Southeast corner of Maxwell Open Space Annexation to the City of Fort
Collins recorded at Reception No. 90017479 Larimer County Clerk and Recorder; thence along the East line
of said Maxwell Open Space Annexation, North 00°3143 East, 1,573.16 feet; thence departing said line,
and along the line of said State Board of Agriculture Lands the following six (6) courses and distances, North
57°47’42’ East, 65.46 feet; thence along a curve concave to the Northwest having a central angle of
25°26’23’, an arc length of 149.40 feet with a radius of 336.48 feet, and the chord of which bears North
45°04’30” East, 148.18 feet; thence along a curve concave to the Northwest having a central angle of
31°4257, an arc length of 133.40 feet with a radius of 240.99 feet, and the chord of which bears North
16°3204’ East, 131.70 feet; thence, North 0030’42” East, 111.20 feet; thence along a curve concave to the
East having a central angle of 23°27’51”, an arc length of 96.85 feet with a radius of 98.85 feet, and the
chord of which bears North 11°4737 East,
96.17 feet; thence, North 86°25’25” East, 1,487.45 feet to the Southwest corner of Foothills 3rd Annexation
to the City of Fort Collins recorded at Book 1497 Page 190 Larimer County Clerk and Recorder; thence along
the South line of said Foothills 3rd Annexation, North 86°2525’ East, 25.79 feet to the Southwest Corner of
Foothills 2nd Annexation to the City of Fort Collins recorded at Book 1456 Page 668 Larimer County Clerk
and Recorder; thence along the South line of said Foothills 2nd Annexation, North 86°25’25 East, 446.63
feet to the Southwest Corner of Foothills Annexation to the City of Fort Collins recorded at Book 1439 Page
17 Larimer County Clerk and Recorder; thence along the South line of said Foothills Annexation, North
8625’25 East, 479.58 feet to the Point of Beginning.
The above described tract of land contains 7,130,110 square feet or 163.68 acres, more or less, and is
subject to all easements and rights-of-way now on record or existing.
revised 33108
ATTACHMENT “B”
STATE OF COLORADO )
)ss
COUNTY OF LARIMER
The undersigned, being first duly sworn upon his oath states:
That he was the circulator of the attached Petition for Annexation and that each signature therein
is the signature of the person whose name it purports to be.
Circulator’s Signature
.C4I CM
Subscribed and sworn to before me this / 7 day of , 2 1)
/
by (cc/?A .
WITNESS my hand and official seal.
,c2
__________
Commission Expiration Notary Public
KATHI L.MCDONALD
NOTARY PUBLIC
STATE OF COLORADO
NOTARY ID #20044005075
MY COMMISSION EXPIRES 02-12-2020
revised 3/31/08
ATTACHMENT
“C”
ATTORNEY CERTIFICATION
‘
C
/
an
attorney
licensed
to
practice
in
the
State
of
Colorado,
hereby
certify
that,
as
of
the
date
of
this
certificate,
the
signers
of
this
Annexation
Petition
for
the
area
referred
to
as
the
Hughes
Stadium
Annexation
to
the
City
of
Fort
Collins
are
the
owners
of
real
property
in
the
area
proposed
for
annexation.
ATTACHMENT 3
ATTACHMENT 4
H u g h e s N e i g h b o r h o o d L i s t e n i n g S e s s i o n P a g e 1 | 14
Hughes Neighborhood Listening Session – Feedback by Attendees
September 20, 2017, 6-8 p.m.
Drake Centre; Fort Collins, CO
CSU and CAA ICON offered five “listening” stations as described below where attendees could
ask questions and provide their feedback. Each station was manned by CSU and/or CAA ICON
representatives. The below are nearly 400 comments, questions and concerns which were
logged by station notetakers or written by attendees on comment boards.
Redevelopment Process Station
1. Requested that all boards on display at meeting be posted online for reference.
2. Does CSU/City of FC have any idea of timeline for Annexation?
3. Do not annex property. Low cost housing is more affordable if the property is left within the
county.
4. Imperative that the property go through the Annexation and P&Z Process.
5. Recommends emphasis on recreational development
6. Recommends that the public be provided the selection criteria for the future developer.
7. Work with Great Outdoors Colorado, City of Fort Collins, Loveland, and Larimer County to
preserve as open space and Multiuse recreational.
8. No Housing
9. No Apartment Buildings
10. Preserve Existing Landscape
11. No Development – Leave in County
12. No Low-income housing
13. Hughes is last piece of open space in Fort Collins. Leave as Open Space
14. Develop into Music Venue
15. Leave Open
16. Emphasis on recreation
17. Is there a projected timeline for the overall Development?
18. If Developed – Prefer Mix Use
19. Festival Site/ Park and Ride
20. Be clear about potential interests. Transparency.
21. Prefer Small Housing Development
22. Site to be utilized as Park and Ride
23. CSU/City to provide feasibility study to develop the property based on the case study of
“The Eden Project”.
24. Leave as Open Space/Recreational
25. Can you be denied Annexation?
26. What are the city’s boundaries? At what point can they no longer annex property?
27. Are their examples of other projects within the city that have recently been annexed?
28. You’ve already lied to us to get us here to “listen” to us. You’ve already make up your mind
to develop. This isn’t about listening to us. It’s you (CSU) telling us what you’ve already
decided. It’s going to hurt Fort Collins, wildlife, and people to develop that land and opens
ATTACHMENT 5
H u g h e s N e i g h b o r h o o d L i s t e n i n g S e s s i o n P a g e 2 | 14
up our foothills for more housing. You pay for it. Raise your own money. No one wins
again, but CSU.
29. This is a very rare property – Keep it for recreation and nature. We don’t need more
housing up against the foothills.
30. Please keep this open space or recreation based. Please do what’s right for community and
not CSU’s pocketbook.
31. Develop into a Senior Living Community
32. Ed Zdnek – Working with Miller Family (Land owners with 40 acre lot to the north).
a. Would like to be included in the planning process.
b. Millers are developing the property to the north.
c. Potentially developing a Continuing Care Residential Community with Open Space.
33. Please keep it open for Recreation, Peace, Dog, and their human enjoyment. Being so close
to nature in today’s crazy world is good for everyone. Thank you.
34. CSU to gift land to city. Keep Open
35. Combined FC/Loveland community GOCO money to preserve open space, maybe multi-use
outdoor recreation, hike/mtn bike trails, picnic area, etc.
36. Can city of Fort Collins purchase the property?
37. Multi-Use – Open space (especially retention areas, west, trails, etc.) & residential,
affordable housing for CSU Employees. Especially staff and others.
38. There is plenty of low-income housing on the west side already. No more of that, please.
39. Keep it natural – Open space for community and dogs.
40. No housing, shopping malls, or development of any kind.
41. BRB – Getting louder over past year.
Existing Site Station
1. Artery status of Overland Trail?
2. Annexation process?
3. Will there be high density housing built to offset demo process?
4. If new development is built – will it feed into CSU’s goal of being green/carbon neutral?
5. Hopeful whatever is built is innovative and an example for the future
6. Land banking – future of affordable housing
7. Communal work with City of Fort Collins, Loveland, Larimer County Parks, and Great Outdoor
Colorado (GOCO) for multi-recreational and outdoor use exclusively
8. Run an analysis – recommend a traffic and noise study
9. Worried about too much traffic and noise – sound reverberates off foothills – nervous about
noise
10. Native animals could be impacted – concern for overall environmental impacts
11. Across Maxwell area where the land deviation exists – could be turned into another reservoir
12. Hopes for partnership with Larimer County, City of Fort Collins, and CSU to buy the land and
extend open spaces
13. Take down Hughes
14. If land is developed – develop on NE side with same density as along Sumac
15. Build townhomes and/or single family homes from SE to SW side along foothills (similar to
Ponds development)
H u g h e s N e i g h b o r h o o d L i s t e n i n g S e s s i o n P a g e 3 | 14
16. Concern for impacts on Pineridge, Maxwell, and Dixon Reservoir
17. If area’s developed – wants single family and low density to preserve recreational flavor and
whole west side
18. Development should embrace recreation – should be some form of recreational area that
embraces outdoor/active culture
19. Develop something that everyone can enjoy
20. Mom/Pop shops would be fine but keep recreational culture represented
21. Development should be low density – anti inner city high density
22. If not developing – use space for high schools or something community supported
23. Leave for festivals for city, county, and CSU
24. Park n ride to new stadium
25. Should reflect CSU’s message for sustainability and green living
26. Don’t build high density developments along foothills – housing can happen anywhere – keep as
green and nature based as possible
27. Development could be mixed use i.e. low-density housing, recreational, and retail and
restaurants
28. Implement traffic study – Overland is narrow with few through streets and there’s also another
high density development across the way
29. Pro low income housing – keep in mind when looking for ways to develop
30. Would be interesting to turn Hughes into something – studio apartments?
31. If Hughes is torn down hope that the materials are recycled
32. Keep existing trees – spent time and effort being cultivated
33. Respect and preserve culture of the west side – neighborhood focused/recreational
34. Preserve as much open space as possible
35. What would the Maxwell’s want? It was their land
36. Preserving safety of the area – lots of trails and open space that people currently feel
comfortable using all times of day and night
37. Traffic, noise, and density are concerns – wants to keep view of mountains preserved – want
single family/2 story housing
38. Keep recreational feel
39. Please listen to residents and not developers
40. Focus on housing for local CSU employees before opening up to the community
41. Contact Niantic (Pokémon Go creator) and remove Pokémon Go Gym “Sonny Lubick Field at
Hughes Stadium.” – could be a safety hazard when/if demo and development begins
42. Fence backing up to Sumac that CSU maintains – what’s going to happen when/if demolition
and/or development begins
43. Maintain green characteristics – selling point of buying a house in this part of town
44. Safety concerns about low income housing around trails and outdoor spaces
o Dan’s answer – talk about priority given to CSU employees
45. Will there be a lock on low income housing? – concern about people buying low and selling high
46. Turn area into schools for growing population
47. If developed as low-income housing for CSU employees – how will that be managed? Concerned
about it turning into student housing which brings noise, trash, parties, etc.
H u g h e s N e i g h b o r h o o d L i s t e n i n g S e s s i o n P a g e 4 | 14
48. You lied to us telling us it wasn’t being redeveloped to get us to come here. You said you were
going to hear us about whether it should be redeveloped. We’re not being heard. You’re going
to pay for it regardless. I hope you will consider the impact for the animals, people, and
environment.
49. Concern about the drainage area, trees there, and impact on neighborhood if that’s changed.
50. Concern for the value of existing homes if low income housing is built
51. Traffic and traffic noise that comes with building additional homes are a concern
52. Please preserve the history of the area/space
53. Encouraged by though of housing mixed with recreational space
54. Safety concerns regarding traffic if area is developed
55. Maintain integrity of the foothills
56. Create a multi-use recreational area
57. Do not care if Hughes stays or gets torn down
58. NO housing or commercial retail developments
59. Would rather see a golf course developed (if financial gain is the motivator) than housing. Golf
course – open space, tourist attraction, brings in money, etc.
60. Area is the last existing open space recreational area left in town
61. Not excited about low income housing
62. Would like to see open space funds (GOCO) used for preservation of space
63. Concerned about Sea Surf being involved in the development of the project
o Dan’s answer – they won’t be
64. If area gets developed I will move away
65. Once you start to fill the area with something that could potentially ruin it there are long
standing and far reaching negative effects
66. Like the open space idea – don’t want housing or retail. If it gets developed wants it turned into
a park (like what they’re doing on Zeigler over by Fossil Creek HS). That way you’re using the
land but preserving the integrity of the environment
67. Small concert venue would be nice – would encourage community interaction
68. Capitalize on and preserve open space – dovetailed with master trail plans of city and county
69. Keep culture of the west side of town
70. Already have plenty of high density housing on the west side
71. There’s lots of wildlife in the area – please keep area as wild as possible
72. Would like the city to take it and use it for an ice rink and outdoor concerts
73. Sacrificed centrally located housing in favor of a stadium used infrequently in central Fort Collins
– don’t compound the error by establishing housing in the foothills
74. Hopes for a senior-living focus in new development
75. Are they thinking/targeting faculty housing opposed to student housing?
o Dan’s answer – Yes
76. Curious about what types of home will be built if area is developed – singe family, condos, etc.
77. Wants to preserve trails
78. Curious about the time frame
o Dan’s answer – will take several months before anything occurs
79. Transit is weak in that area – improve public transit (buses) which could help with traffic and
parking concerns
H u g h e s N e i g h b o r h o o d L i s t e n i n g S e s s i o n P a g e 5 | 14
80. Tell CSU to keep/preserve a pocket of land – don’t sell everything
81. Keep continuity with the land to the North – Miller property
82. Move government facilities in downtown Fort Collins to Hughes area – develop high taxed
housing properties downtown
83. Turn area into sports fields/facilities for kids
84. Keep some open space truly open/natural for kids to explore in
85. Keep it open for recreation, nature, and peace and quiet next to city
86. It’s special to be able to take your dog into the area
87. Don’t cram it full of houses and retail like Walgreens and Starbucks
Land Use Context Station:
(+1) = agreement by another person who wants to second the comment
1. No major housing construction; no condos
2. Does the property have to be annexed into the city? Why? A developer would have more
latitude and flexibility if it wasn’t annexed.
3. No concert venue due to concern for noise.
4. Because the land was given to CSU for practically nothing, ethically they should raise the money
to tear down stadium, make natural area at CSU’s expense, and give the land back to the
people.
5. Once a little housing is there, it will continue to spread. We’ve seen that in other areas nearby.
6. 800 homes would be huge amount of traffic.
7. What is the GMA (Growth Management Area) process?
8. There is plenty of low income housing on the west side of town. Don’t need more.
9. Don’t want to see wildlife diminished by this project.
10. Wants full transparency in the RFQ/RFP process with all the submittals posted online for the
public (not just the shortlist submittals, but all of them).
11. Wants low density housing, not high density—or wants open space—no retail, but recreation is
okay.
12. In old town, city and county buildings don’t collect tax (low tax base). Put this issue in front of
the community by putting the low income housing (high tax base) in old town, then move the
city and county buildings to the Hughes area where there is lower traffic impact.
13. Consider how the adjacent Miller property coexists with the Hughes site cooperatively. The
Miller property has not had any contact from CSU/Facilities or from Icon on planning.
14. Concern about low income housing—what it will do for safety of recreation for kids, women,
and family, as well as for the property value of the neighborhood.
15. Keep open space/recreational
16. Would a new school go in, if more housing went in? Could a low density neighborhood handle
that? Who would pay for the school?
17. Do developers have to set aside a certain amount of park/recreation/open space if housing goes
in?
18. Is there any idea of how much space that area would support?
19. Velodrome for cyclists could bring in income.
20. High density housing is a concern because city is already doing it; do it by I-25, not in a place
with natural boundaries.
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21. Leave the property for festivals for the City, County, and CSU.
22. The property could become a Park & Ride to transport people to the new on-campus stadium.
23. (This commenter has been in Fort Collins since 1967) A special quality of Fort Collins has been
the ability to protect open spaces in this community, so it can be watershed and natural
landscape. It is important to have a buffer between the developed city and the rest of the
foothills.
24. If developed, restrict the property to low-density mixed use.
25. Would like no development—or make the property a concert venue to compete with Red Rocks.
26. Mostly worried about traffic
27. Against more housing and traffic, especially given the development on Drake and Overland.
28. Ecological effects—concern over the traffic along the reservoir road (“Every day will be like
game day”)
29. Make it a high end golf course, restaurant okay too, to provide income. It would preserve the
view of the foothills while being natural but manicured.
30. (Sarcasm intended) It should be a gated community reserved for the most elite of the 1%
comprised of McMansions and servant quarters. Or, a commune for hippies.
31. Think about using natural materials with respect to absorbing sound.
32. Concern for flood planning
33. (+1) Would like it to be a natural area—it’s a very special space. Keep growth on the east side.
There are wonderful animals that live on this property.
34. 18 years ago when she moved here, it was originally communicated to this person that this area
would remain a green belt all the way to Loveland. She is very concerned about high density
growth in this belt.
35. Existing roads aren’t adequate.
36. This is an area that the community uses.
37. Preference for lack of buildings; maintaining the view is important.
38. Suggestion to add another reservoir on this property that connects to the bottom of
Horsetooth.
39. Don’t want to see homes built; this will maintain view and space and promote tourism.
40. Will there be an environmental assessment (from human to wildlife to noise, etc.)?
41. Leave the space natural—no development (no parking lots, parks, houses); trails are okay
42. No need to keep developing.
43. Treasures the open space; the property is unique—the interface with the prairie, foothills.
44. What is the zoning for the space? Question about the area represented as LMN (represented in
the map).
45. Don’t add traffic—concern about more vehicles and pollution and the environment. Concern
about the animals that live on that parcel.
46. Concern that what comments that are received from residents will be put aside for what makes
the most money.
47. Keep it natural—open space for community and dogs.
48. No housing, shopping malls, or development of any kind.
49. What is low income or affordable housing? Who does it include? Would like this defined.
50. No more shopping malls or big name stores, no hotels or resorts. Preference for an art center
and crafts-based area, could have a healing center and alternative businesses, old town unique
feel is okay; no box stores. Other ideas: Bike paths, open space, community farm, a place where
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art is integrated with open space, eco-friendly landscaping for kids and animals, eliminating the
use of toxic stuff like pesticides. More like the Gardens on Spring Creek.
51. No students.
52. “Agriburbia”—a combination of agriculture and houses together, right under the “A”
53. Mode of sustainable living with good building materials and the use of vegetable gardens.
54. Low density development with a feeling of space.
55. Have a development for profit, do not have low income housing tax credits used, but instead
have it with a proper mix of affordable housing.
56. Incorporate housing in a balanced/aesthetic/open way. There’s already high density
condos/housing near here.
57. Keep it a dog/human focused area—like having a dog pool.
58. CSU said this property was too valuable not to develop. However, the property is too valuable to
develop.
59. Need for innovative transit-oriented workforce housing, mixed use with recreational space
merging into open space around it.
60. Currently serves as space for running and dogs.
61. Limit traffic
62. NO HOUSING, NO COMMERCIAL
63. Venue where it maintains integrity of the foothills, animals, open space/multi-use (hiking, golf
course), which would bring in tourist recreation based money.
64. Ask CSU to raise employee wages to not be forced to provide low income housing.
65. Support low-density development, however make reasonable and appealing if high density low
income housing, then target families—but then issue of traffic, so provide resources within the
neighborhood and promote alternative transit.
66. Is there a potential buyer already for this property?
67. Will CSU lease the land? –Steady revenue
68. What is the economic value?
69. What about this space for senior housing? A community of different levels of care; a building
that includes daycare for seniors and children.
70. Would like to hear a wish list from the City of Fort Collins before any developers come on board
or any more meetings occur.
71. Integrity of the open space recreation is important; protect it. That’s the reason why I moved to
my neighborhood.
72. “You lied to us. The letter said you were going to listen about whether we are redeveloping or
not. If you take down the stadium, raise your own money for it. Please consider the animals, the
people, and the environment.”
73. (+1) Sell to Stryker/music venue (Fort Collins Red Rocks)
74. Low density—acreages/horse properties
75. (+1) Detention pond – impacts of development, will it handle
76. No “Destination” Development
77. No retail
78. 10 pm Quiet time
79. (+1) Like Observatory Village or Rigden Farm, Bucking Horse would be great.
80. Community feel, mixed, nothing big.
81. Planned community
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82. If CSU owns land & private developers build- is it taxable on land & improvements?
83. Not money driven
84. Not multi-million dollar homes
85. What is affordable?
86. Lower density
87. Mixed use
88. Neighborhood retail—no big box.
89. Repurpose Hughes to other uses
90. If more housing, what are the impacts on local schools?
91. Engage PSD early in the discussion
92. No new traffic lights
93. Low density/no traffic
94. Preserve open space
95. Mixed better—No development
96. Low height—two story maximum
97. Overland/Drake impacts
98. Keep feel of area
99. This is a big PR show—won’t change desire to development
100. Stay as is—given to CSU should remain with public purpose—CSU doesn’t need –tear
down—return to people as a natural area—ethical thing to do.
101. (+1) Leave natural / no development
102. (+1) No parking lots
103. (+1) Trails open space are ideal
104. (+1) Critical to conserve wildlife habitat and corridors
105. (+1) Travesty to develop
106. (+1) Poudre District Library & other community uses such as Gardens and other
recreation if developed
107. Secondary reservoir—whole site with associated open space.
108. Lied to us to get us here. Letter said “talk about” whether to develop.
109. If develop—raise money yourself.
110. Please consider animals, people, and environment.
111. Take stadium down at CSU expenses and leave land alone.
112. Reflect “proposed” trail, City-Bike FC.
113. Connections for bike connections between city natural areas.
114. Strengthen trail connections
115. Connect natural areas—County and City.
116. CSU should keep this property: no more land, sale is short-sighted
117. Maintain easement for City connections
118. Will money override values
119. Trail connection to neighborhoods east of Overland Trail.
Community Needs & Values Station:
1. Move & Expand the Holiday Twin Drive In to this new space!
2. Open space & capitalizing on what is already there
a. Connect trails
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b. Keep disc golf course
c. Add Velodrome
3. Open space, close to nature
a. Keep the peaceful atmosphere
b. Keep the views of the ridge
c. Keep the openness/visibility
4. Velodrome for bicyclists
5. Space for festivals – CSU & City
6. Parking area to transport fans to new stadium
7. Use space so community can benefit ex. like Spring Creek Gardens – but doesn’t necessarily
need to be a garden
8. No more traffic lights – don’t make something that would make this happen
9. Keep it in county zoning
10. Utilize space so community can benefit i.e. Spring Creek Gardens
11. Minimize traffic & control traffic
12. Permanent home for farmer’s market - This ties to CSU’s mission & education
13. Place for dog(s) to roam without city restriction
14. Open space & mixed housing (affordable +, not low income)
15. Low light – respect the culture of the west side of town
16. Keep integrity of open space, not be an eye sore, protects property values
17. Encourage conservation & land trust groups to purchase land & gift it to the city for open space
18. 100% opposed to construction (housing, retail, commercial)
19. Open space trails
20. New library location & open space & community gardens & conserve wildlife corridor & habitat
21. Open space – lots & lots
22. Protect passage/migration areas of wildlife
23. Straight bus-line from overland to campus
a. Would ease parking issues on campus
b. Important for staff & faculty
c. Important for affordability & access to campus
24. If developed, can they use local developer?
25. Green energy space/sustainable space/eco-friendly
a. Solar power
b. Create an example of what can be done with sustainability & green energy
26. No retail/no commercial
27. Velodrome
28. Outdoor gym/fitness area
29. Keep Frisbee golf!
30. Keep water retention
31. Protect wildlife & incorporate into design & encourage more wildlife
32. Why does it need to be annexed? Why does CSU want to get rid of it? Can CSU repurpose it to
their benefit? Can CSU repurpose for CSU?
a. Use for educational purpose -> research on plants, land, animals, environment
33. Low-density/low-profile & sustainable living
34. No Walmart! No retail/no commercial
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35. Community gardens – weave in w/ educational purpose of CSU
36. Farmer’s market
37. Keep integrity of CSU as Ag School
a. Repurpose space to support mission
b. Education
38. Protect mountain bike trails
39. Low profile & minimize traffic
40. If land gets developed for affordable housing and/or CSU staff/faculty, how will it be regulated?
a. Concern for property turning into rentals by CSU staff/faculty kids/college students
b. Concern of rental property vs. ownership
41. If land is developed. Make low profile & blend in w/ surroundings & environment
42. Maintain integrity of foothills
43. No eye sores!
44. Wildlife refuge & be mindful of wildlife & their habitat
45. Create parking low profile, no high rises
46. If developed make multi-use
47. No hotels, resorts, commercial/big-name stores
48. Large park!
a. New recreational opportunities
49. Non-chain, local food
50. Food truck rally night(s)
51. No bars or brewery or distilleries
52. Quiet space
53. Multi-use space
a. Has retention ponds – keep
b. Keep open space
c. Some affordable housing – keep towards Overland
i. CSU staff
54. Multi-use space
a. Keep the views (nature & mountains)
b. Keep the trails
c. Connectivity/ability to connect to nearby spaces/parks/open space
d. Make a “City Park 2”
e. Recreation
55. Take stadium down & leave alone
a. Wildlife viewing
b. Lied to us about redevelopment
c. Protect the wildlife
d. CSU must raise money for taking down stadium/whatever happens
e. No housing or construction because we lose it all
56. Tear down stadium & give land back to the people
57. Make all natural area
58. No housing, no commercial development
59. Affordable Housing – only part of the space, maintaining natural area
a. Limit business & local, not commercial/non-local
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60. Maintain integrity of foothills
61. Faculty/staff housing & open space/natural area
a. Mixed type of housing
62. Open Space
63. Open space w/ recreation opportunities
64. Maintain outdoor community space – Fort Collins/Loveland/County to work together to create
65. Open space
a. Protect interface between the mountains & prairie
b. Close to wildlife habitat
c. Non-manicured – keep it natural
d. Unstructured
e. We want to come to see nature
66. Open space
a. Conserved space, protect interface between mountains & prairie
b. Trails for walking
c. Wildlife conservation space
d. Central wildlife corridor
67. Lower crime at Elizabeth/Overland & mitigate this issue
68. Open space
a. Walking trails
b. Natural habitat
69. Open space
70. Recreation space
71. If there must be structures, build affordable housing (2-story max height, low profile)
a. NO retrial space
72. Open space/recreation
a. Yoga studio
73. Open space/recreation
a. No condo & no residential
b. No commercial
74. Open space & recreation
a. Keep the natural views
b. No man-made structures
75. Open space/recreation
a. Maintain viewshed
b. Don’t lose access to trails
c. Don’t lose user ability of open space/personal recreation
d. Keep values of Fort Collins biking/transit/sustainability & inclusivity
76. More open space
77. Additional reservoir
78. West Elizabeth needs additional traffic light at Overland Trail (or a roundabout)
79. More open space/recreation – large space
80. Lower traffic
81. Additional traffic lights on Overland
82. Affordable housing
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a. Lower cost of construction
b. If CSU sells Hughes land to developer, could some of the money go back to developer in
a covenant to help cover development cost so it makes it more affordable to lower
income brackets?
83. Leave space open (natural preserve)
a. Not much open space along foothills now
84. Low profile if developed
85. Park-like
a. Mountain bike park
b. Ball fields
c. Picnic areas
86. Recreation/open space/bike path/walking paths/sledding hill/dog park
a. No additional construction (housing, buildings)
b. No additional congestion/traffic
87. Open space
a. Link to other open spaces nearby
b. Create pedestrian/open space corridor
c. Unstructured recreation – nature-based
88. Protect access to trails from neighborhoods
89. Low density housing
90. Need for openness
91. Increase park area & accessibility to parks
92. No gas stations / no big box retrial
Traffic, Multimodal Access Station:
# IN FAVOR: STATEMENT/ISSUE/SUGGESTION:
3 Multiple buses on multiple routes that’s paid by the developer
3 Roundabouts are great!
3 Plan ahead – make sure whatever goes in has traffic capacity to accommodate BEFORE
it becomes a problem. Proactive, please.
5 Moved to the west side of town to avoid the traffic and congestion happening in other
areas that are already more developed. Please do not put in more housing/traffic, high
rises, etc. Keep it beautiful, scenic, and a beauty that attracts outdoor enthusiasts!
1 Pedestrian crossing lights from neighborhoods on east side
5 Accentuate open space already in place – dovetail with current master planning for
trails and trail
1 Speed bumps on Overland
2 No speed bumps on Overland
2 Mixed use open space/residential (some affordable)
1 Tell CSU to keep part as something easy on the eyes/breathing room and sell the rest
2 Speed bumps on Stuart
1 Build overpass or means to cross Drake to get to Overland Park – if traffic increases
1 Zipcar station pick-up point within development and bus line to help congestion
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4 Concern with overloading of Drake & Prospect
2 Increased housing will increase traffic to Horsetooth Reservoir for recreation
1 Light at Dixon Canyon Rd./Overland
6 CSU tear down stadium and return property to the people to make into a natural space
@ CSU’s expense
3 Once building starts it will never stop and lead to increased expense and traffic
4 Congestion on Drake is terrible
5 Decrease traffic by affordable housing so CSU employees do not have to commute in to
Fort Collins
3 Shuttle service for employees and students to campus
2 Shuttle service to games and events for fans
6 Greenway through property on Overland to Prospect
2 You lied to us – the letter said we were talking tonight about whether to redevelop or
not. If you do, you raise the money yourself, including the stadium demo and leave the
land as open space and consider animals, people, and the environment – not the
money.
6 Interested in reducing traffic & pollution
24 In favor of more open space
8 Affordable options for housing
11 More bike lanes
5 More transportation options
1 City/County partnership
6 No lights on Overland which causes congestion
3 No lights on Elizabeth which causes congestion
1 No lights on Mulberry which causes congestion
11 Roundabout on Overland and W Elizabeth and Mulberry is very dangerous
7 Stoplight at Overland and W Elizabeth
9 Relieve congestion on Prospect
1 Light on Yorkshire/Drake needs to be on a regular timed cycle
1 Yorkshire/Drake light cycle is okay as is
5 Volume concerns on Stuart
8 Stoplight at Overland/Drake needed
1 Opposed to stoplight at Overland/Drake. If something is needed – prefer roundabout
8 Wildlife concerns with traffic (more roadkill)
9 Overland/Drake – roundabout should be added
6 Add pedestrian sidewalk on east and west side of street
4 Noise reduction needed with added traffic
4 There is only transit to CSU but not downtown. Please add downtown too!
5 Sell the land to Pat Stryker for music venue – Red Rocks of Ft. Collins
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3 Add low density housing
3 Use some of the acreage for horses
11 Protect wildlife migration with corridor
4 Do not widen Overland to 4 lanes
2 Keep the speed limits low
1 Add housing development like Harmony cottages
2 Encourage living and playing in the area vs. driving elsewhere
6 Do not make the area a retail or destination spot
2 Add a stoplight and pedestrian crossing at Hampshire/Drake
12 Use Hughes to connect Maxwell and Pineridge as a natural open space
2 Widen Dixon Canyon Rd. if development happens
1 Will traffic study push traffic to Dixon Canyon Rd?
1 Left turn on westbound land on Dixon Canyon Rd
1 Would like to partner and have involvement in the planning process for the 40 acre
Miller property north of the Hughes Stadium property
1 Relocate the city offices out to Hughes since they currently occupy prime real estate
space and generate no taxable income. Instead rent that space to tax generating
occupants
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Hughes General Public Listening Session – Feedback by Attendees
October 18, 2017, 6-8 p.m.
Drake Centre; Fort Collins, CO
CSU and CAA ICON offered five “listening” stations as described below where attendees could
ask questions and provide their feedback. Each station was manned by CSU and/or CAA ICON
representatives. The below are 200 comments, questions and concerns which were logged by
station notetakers or written by attendees on comment boards.
Redevelopment Process Station
1. Build High Density Affordable Housing
2. Will the Public Open Land remain the same?
3. Parking Garage/Shared parking for access
4. Medium to Higher Density Affordable Housing/Housing of some sort
5. What are the possibilities so far regarding redevelopment?
6. Are you putting affordable housing/apartments on the site?
a. Answer: Nothing has been decided as of yet.
7. Where do investors come into the process?
8. Work with Habitat for Humanity for a portion of the property to create affordable housing
9. Has developer been selected?
a. Answer: No
10. Where are these and other comments/feedback going?
a. Answer: We are collecting feedback and will eventually share it on the website.
11. Keep it for open space
12. Keep some of it for open space and views
13. Concert Venue
14. Will you be soliciting different concept plans from developers?
15. What is the timeline?
16. Who owns the property?
a. Answer: The Board of Governors
17. Mountain Bike Park (like Valmont in Boulder)
18. How is the Hughes property zoned?
19. How many acres is the property?
a. Answer: Approx. 160 Acres
20. Is the development going to be owned by CSU or privately owned?
a. Answer: Privately Owned
21. Capitalize on the asset of the property
22. Something where you can remember Hughes
23. Something more than just housing
24. Maximize the asset for CSU
25. Can we keep the Frisbee Golf Course?
26. Emphasize open space
27. Connect Spring Creek Trail to Maxwell to Poudre
28. Private individuals purchase and donate to the city as Open Space
29. Ethics of sustainability integral to the ongoing project
ATTACHMENT 6
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30. Bike park (see Valmont Park in Boulder)
31. If Fort Collins grows, we need to preserve open and rec space to support it
32. “Outdoor lifestyle” = reason for FC desirable place to live INCLUDING attracting top CSU faculty
33. A mountain bike park would provide recreational opportunities for FC residents AND visitors.
Progressive, forward thinking!
a. Agree! Progressive and forward thinking is key. Affordable housing is not for this space –
prime real estate
34. Open space/park/trails
35. I would like to see the history of the stadium maintained. I like the idea of an outdoor adventure
park for CSU students and the Ft. Collins community alike. There could be a sports complex, boat
and equipment rental, and various summer camps to drive in revenue for the university as well
as climbing walls, sledding hills, and other activities that bring mountain experiences closer to
home
36. How does this impact the legacy of CSU and the City of Fort Collins? People come to school or
move here for our “lifestyle” and access to open space. There is plenty of area in F.C. to develop,
but not many unique areas like this to preserve as open space
a. AMEN!
Existing Site Station
1. Could expand parking area for Maxwell (might not be part of the property)
2. Would be nice to create a safe and fun sledding area for kids
3. Turn into huge construction laboratory to design housing of next century. CSU has several
relevant depts (construction management, engineering, interior design, landscape architecture).
City has housing needs (students, seniors, etc.). This land could be used to develop new designs,
train students for the new century’s needs, give students the opportunity to design for new
century, train a new generation of skilled craftsmen, and provide needed housing
4. Keep Frisbee golf course – does get used and its presence is appreciated
5. Concerned about any development abutting the mountains – issue for fire spread
6. Concerned about traffic esp. at the Drake and Overland intersection
7. Concerned about another large track of houses with nothing else to offer – wouldn’t even mind
a mixed use commercial/residential development
8. Love to see mixed use development of commercial and residential – not high density
9. Suggest zero energy homes and buildings
10. Why the rush to sell and get rid of the property?
11. Is there a fiduciary duty to our citizens for open space?
12. How large is the land
13. 160 acres
14. Concerned about traffic if the area gets developed
15. Keep the Frisbee golf course
16. Concerned about traffic esp. at Drake and Taft – currently not a lot feeding in from Overland
Trail. Worried especially with other development already being built
17. Keep detention pond
18. County road heavily used by runners and bikers for hiking, running, and getting to Horsetooth
and trails in Maxwell area
19. Not adequate parking along Overland
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20. Overland needs to be expanded anyway
21. Intersection at Drake and Overland is archaic – could be redesigned
22. Concerns about development of land and height of structures effecting leisure and enjoyment of
the outdoors
23. With continued increasing land value in Fort Collins – possibly very valuable land in the future?
24. Why isn’t CSU looking to expand the equine center
25. Why turn the land over now when it could be used to expand vet program (one of the best in
the country)
26. How much does it cost to hold lease of land – building housing now seems short sited
27. What/how will development impact trail use for hikers and bikers – safety issue
28. CSU is an agricultural school – losing sight of that by developing that open space
29. If they’re going to take away this open space are they going to offset it with other open space?
30. Recommend that CSU and the city collaborate to keep costs down on affordable housing by
selling some parcels of land at under-appraised value and the city reducing costs for utilities and
permits
31. Recommend a variety of different housing types to meet the needs for affordable housing i.e.
clusters of duplex houses, very small one-story houses, and stacked apartments for rent
32. Build a second unit with Fort Collins housing authority replicating the big complex on S. College
Ave (“Housing First” – housing for homeless families and managed by housing authority)
including all the amenities such as case managers, advising, etc.
33. More trees and greenery
34. Preserve the view
35. Preserve the site and turn it into an alternative sports venue – world class track racing venue
(cycling). Use the budge you have to convert it instead of demolishing it.
36. Convert Hughes Stadium into a giant terraced horticultural/botanical research greenhouse with
a bowl shaped, rain capturing fabric translucent lid. The bowl shaped interior would have varied
cooler and warmer growing zones depending on their elevation from the floor. Snow will melt
on contact, and rain would be collected at the bottom and drain thru to a green machine.
People will come to see this for sure – the world’s first stadium converted to a botanical
garden!!! This idea comes from my brother, a celebrated architect. He has done worldwide
projects. He happens to be Fort Collins based. He developed Block #1 and helped with 5 star city
building. Currently working on confluence project in Old Town.
37. I would like something innovative and unique to Fort Collins. No simply another densely packed
area of large houses. Combine with ample open space possible mixed use, other creative ideas.
We don’t simply need more boredom and traffic on the west side.
38. Agree!
39. Me too!
40. I would very much like to preserve the trails going up behind Hughes to the open spaces. If this
property is sold and developed, in a year this access will disappear – this area is heavily used by
bikers, runners, and walkers. Doing mixed use would be ideal – recreation, horticulture, creative
community gathering, etc. use would be ideal
41. Our own Red Rocks type area would be perfect and what we deserve!!!
42. Sorry…no!! We don’t need a Red Rocks…we have a $220 million stadium!! We need
AFFORDABLE HOUSING.
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43. Let’s not lose sight of the fact this property is directly beneath one of the Horsetooth reservoir
dams – potential safety consideration for only residential development
44. Also high density of wild life in this area that would be impacted by further development, not to
mention fire hazard
45. Convert to pumped-storage hydropower (renewable energy): requires Hughes for storage –
remaining lands use for 2nd Olympic training park or supplemental terraced ‘grow’ facility (legal
cannabis) – pay of bonds in 4 months – Adam P. Million
46. Mixed use – open space/recreation; housing, including “housing first” units for homeless
families/individuals; below market (housing authority type) apts/condos (not prices “beginning
in the low 300s) for working people that support all of us who live here
47. Please be mindful to keep connections to open space and Horsetooth intact with appropriate
zoning and density to keep gradient to open space healthy.
48. We can and should build affordable housing in other areas of the city. Open space near
Horsetooth is limited and decreasing. This is an opportunity to offer the citizens of this
community increased recreational/outdoor/natural use of beautiful land. Keep it recreational
49. Re: above comment: I don’t think we can build affordable housing in other areas of the city.
There is just not available sites elsewhere
50. I would like to see something new and different, aside from housing and land conservation! The
space I unique but also next to the electrical center, mountains, and my house. I run up the trails
and want something worthwhile!!! CSU housing does not make sense. DO IT!
51. Please consider making it into a park which would include grass sports fields, trails, a bike park,
open space. We need more open space to absorb carbon emissions and give recreational
opportunities and preserve wild life habitat
52. We don’t need brightly lit (reference to grass sports fields above). Night time darkness is GOOD!
Land Use Context Station:
1. Affordable housing either for CSU-related or general public
2. Need affordable housing; can CSU include non-profits in RFQ process, so development fees can
be reduced?
3. Tiny house community (500-1000SF small homes and micros homes)
a. Comment stating “are not affordable”!
4. LEED ND (Neighborhood Development) Certified
5. Height restriction on buildings
6. Please no commercial
7. Expand Maxwell parking
8. We could think (not exclusively) of public park or a “children’s” park
a. This won’t stop other plans, necessarily.
b. Most important: A creative park/space for children. Would connect us to the future
and next generation!
9. Wouldn’t mind a mix of open space/mixed use development to break monotony of west side.
Wouldn’t mind some commercial integrated with housing
10. A mass of dense rooftops would be detrimental to the premier foothills property
11. Preserving open space, recreational areas and wildlife habitat is critical as areas near Hughes
are being developed
H u g h e s G e n e r a l P u b l i c L i s t e n i n g S e s s i o n P a g e 5 | 9
a. I agree (3x)
12. If housing is developed, hope there is some affordable housing for CSU employees
13. How would development of property affect adjacent natural areas, including access points
(human vs. wildlife access) and G.A.P. (continuity/contiguous/pathway) issues?
14. Expand Maxwell parking and trail system
15. If there is development for housing – mixed use, different sizes and densities.
16. Continued access to Maxwell is very important for neighbors
17. Tiny affordable homes
a. I agree.
18. Expand Maxwell wilderness area – we need dark space!
a. Yes!
19. Desire open space to keep overland biker safety
20. Park multiuse would be viable option
21. Horse park in Northern Colorado to serve Wyoming/Fort Collins/Greely for Eng/Western
competitions and education
22. Municipal garden/farm for example: Jessup Farm, bike/family friendly
23. Is there any way to connect CDC/Infectious Disease Campus Section to Stadium Property to
develop large employment center for drug/disease research?
24. Good opportunity to provide land use that would absorb carbon emissions rather than cost $ to
build infrastructure, pavement. Consider renewable energy for part of the space
25. Does the school district have a role in determining whether they have capacity for the number
of students that would need to be served in a new development? (In addition to those that will
come from the new development at the corner of Drake and Overland?
a. Great concern!
26. NO retail near foothills, traffic and lights after dark – NOT wanted!!
a. Agree!!!
27. Need integrated bicycle and pedestrian facilities: paths/walkways connecting to existing trails
to the west. Integrated recreational amenities like cycle cross course, crit. course, pump track,
…
28. Keep the space open, I’m concerned if we turn the land into affordable housing this doesn’t
solve our housing problem. It’s only a Band-Aid to our current problem. Plus, we’re already
having issues over water rights in FoCo.
Community Needs & Values Station:
1. Keep the views of the foothills
2. Integrated retail and residential would be okay if done tastefully. Do not want subsidized low
income housing – too much crime in area already. Sorry.
3. Should be like Red Rocks kind of area
4. Would like it to stay natural, but single family housing would be more appropriate than
affordable housing
5. Concern with far more traffic
6. It’s not easy to get around without a vehicle near this property
7. Are there other areas that make more sense for affordable housing that is more convenient?
8. Likes that it’s so open and nothing is really on the west side
H u g h e s G e n e r a l P u b l i c L i s t e n i n g S e s s i o n P a g e 6 | 9
9. University should retain control/ownership of the property no matter what is done with it (all
of it can be done.) Concern that the space will be needed long-term for the university as it
expands.
10. Keep Fort Collins unique, not just build home – I agree
11. Open space is #1 in terms of values – ideal opportunity for CSU to walk-the-walk of
environmentalism
12. Would like to see some of the property set aside for affordable housing (not market price) –
even housing given to staff, students, employees (lowest owners.) Could alleviate this city
concern.
13. Housing for the homeless – a portion of the property
14. “Housing First”
15. No “free” or “given” housing – not sustainable and will encourage more movement to Fort
Collins
16. Beautiful land/property – already tree there – keep that value added
17. Impact on schools – where will kids go to school in this area if more development is added?
a. I agree
b. (Redistricting?) I agree
18. Mixed development and recreational sports + health activities – integrate bike, paths and
connectivity to the paths that go west. From a developer perspective – mixing can be really
good.
19. Nonprofits and developers partner in RFQ/RFP process to ensued reduced city fees for
development
20. Opposed to retail and commercial
21. No more bright lights at night!
22. Expand Maxwell parking area, county road is access for bikes and pedestrians
23. Cap the height of development (no 6-8 story buildings)
24. Keep detention pond for flood control
25. Open to low cost housing (Low density – done properly)
26. Higher density that backs up to the other higher density makes a buffer with what’s already
there
27. Open space is good, such as with Frisbee golf
28. It’s okay to have some retail – community focused retail, so people don’t always have to drive
– can walk/bike to it.
29. Consider traffic on Drake due to future developments, please!
30. Is there a “Land Swap” or other opportunity between CSU and City of Fort Collins?
31. Is the land suitable for construction?
a. Geotech reports?
b. Soil reports?
32. Support annexation mitigate potential fire threat
33. Will community be a part of selection committee/process?
34. Will there be transparency with where money goes with sale of property?
35. Adequate parking requirements
36. What is “GMA” – Growth Management Area?
H u g h e s G e n e r a l P u b l i c L i s t e n i n g S e s s i o n P a g e 7 | 9
37. Encourage “smaller” housing (1200 sq. ft.) – a smaller footprint – more efficient, “innovative”
housing (zero energy use, solar, eco)
a. Or 600-750 sq. ft. for a single person or person with a child
38. Provide public access paths to the open spaces if there is development
39. Open spaces, views and recreation are the most important community values.
a. I agree.
40. Plenty of other spaces for affordable housing out by I-25 – don’t get rid of existing open
spaces
41. Some of the land (maybe 10-15 acres) could be used as “experiment” or “research” housing
a. A large organization (BRE TRUST) in London recently asked I.B.E. if we would consider
a research housing development, funded by industry, in Fort Collins!
42. If we miss this opportunity, the loss will be immeasurable – opportunity for discreet segments,
some for purchase, others open space/parks for children, different uses, some for affordable
rent housing.
43. Balance need for food related retail in this part of town with congestion that heavy retail
brings so near to open space.
44. Small grocery store (with 3 types of laundry detergent instead of 27)
45. Need to provide bike trail link between Spring Canyon Park and extend north to the Poudre.
a. I agree.
46. Wouldn’t mind retail if integrated into neighborhood. No 7-Elevens or Fast Food.
a. I agree.
47. More Trees.
a. I agree.
48. Homes that are affordable for “regular” people too – not just limited to low income and
homeless for qualification
49. Maintain:
a. Biker Safety
b. Egress and wildlife to trails
50. Farm use and park use
51. Water concern with 600-800 homes
a. Doesn’t solve our housing issues!
52. Access through 168 acres to trails; multiuse and horse, pedestrian, bike friendly
53. Agriculture Learning Center
Traffic, Multimodal Access Station:
1. More housing = more traffic = more people moving here = more business =
A mix of outdoor recreational activity areas interspersed would be nice to get people off their
computers and outside. Fort Collins just came in 1st in outdoor encouragement opportunities
for citizens.
2. Disagree with the above. People will move here… always have, probably always will… the choice
becomes how the area will develop (not if!) and how will people be encouraged to enjoy the
wonderful environment here.
3. Connect to public transit in more meaningful way – none of the most obvious uses will reduce
traffic congestion without transit solutions. East to west to Max line.
4. Agree with third point. Move away from cars/parking and toward public transportation.
H u g h e s G e n e r a l P u b l i c L i s t e n i n g S e s s i o n P a g e 8 | 9
5. Second needing connection to public transit! Hopefully some affordable housing will be
developed & families will need bus line transportation.
6. To move more people from property to downtown, complete overland as 4 lane as in City plan
and connect to larger east/west roads from Vine to Drake. Look for new bypass route for north
circle of city.
7. Can City purchase property?
8. Can group of alumni purchase property?
o As a non-profit, etc.
9. Like others concerned about the traffic with more cars on the road with runners and bikers it’s
already becoming more and more unsafe to run along the roads.
10. What is a good solution for the traffic at the corner of Drake and Overland trail
11. Traffic, traffic, traffic, how to handle?
12. Need better transit on west side of town that connects to city center
13. Improve intersection of Drake & Overland.
14. Agree with improving intersection of Drake & Overland – Roundabout?
15. Roundabouts at Prospect and Cedarwood/Hampshire for traffic calming
16. Overland Trail needs an overhaul to accommodate more development (honestly it needs it
already). Would love to see an east – west Max line from CSU to O.T. and then down to Hughes
property, plus expanded/safer bike ways.
17. Concerns about too much traffic on O.T. (@ capacity now)
18. This concern goes away with any future development as roads and intersections are relatively
easy to redesign and incorporate into development plans.
19. Trail concerns
20. Bicycle facilities
21. Recreational facilities as part of Development – Pump track, cycle cross course
22. Support bicycle, pedestrian, transit on Overland Trail
23. If housing, where will children go to school? – Elementary schools full
24. Concern about traffic load at intersection of Drake & Overland – another housing development
currently underway
25. Dixon Canyon Road sees high volume of bikes and runners and heavy use for parking by those
accessing Horsetooth, Maxwell & Pine Ridge
26. Concern about traffic on Drake – other development underway already
27. Concern about traffic on Prospect
28. Would be ideal to have bike path going north from Spring Canyon to Poudre
29. If higher-density housing, make sure there’s enough parking so it doesn’t spill over into
neighborhood
30. How will this affect Taft Hill Rd.?
Additional: The following concept for a cycling and fitness theme park was shared by an attendee:
What if a visionary developer wanted to create something unique located in a world class city?
Imagine the * Cell Phone Co. Kids Bike Safety Town
* GPS Co. paved Crit/Skate/Ski Course
* Broadband Co. MTB Courses
* Sporting Goods Co. Cross Course
* Energy Bar Co. BMX Course
* Bike Components Co. Trials Course
H u g h e s G e n e r a l P u b l i c L i s t e n i n g S e s s i o n P a g e 9 | 9
* Energy Drink Co. Fitness Center
* Innovative Toy Co. Playground
* Bike Tool Co. free (self -help) shop
* Health Svc. Co. Sports Medicine Ctr.
* Grocery Co. Healthy Food Court
* Bike/Sports Equipment Co. Mall
* Brewing Co. Velodrome/Concert
* Amphitheatre with Classrooms or Gym under the stands
*JUST fill in the blanks with your favorite brands (with $$$)
"AT THE" * Fort Collins (or Colorado, or NoCo, or Foothills, or Rocky Mountain, or Northern Colorado)
(*circle one) CYCLING AND FITNESS PARK
Sustainability and Innovation at every level is essential! Think THEME PARK based public (CSU, Front
Range Community College, PSD, City of FC, Larimer County, State of CO) private (food, beverage,
merchandise, and naming sponsors) partnership with facilities AND programming for affordable
housing, education, fitness and recreation.
Add a Mixed Use Private RE Development to include:
Affordable Loft Condos and Apartments, plus commercial business and professional offices above a
healthy retail grocer, bike, sportswear
University, Community College, K-12, and Private Industry Classroom, Lab, and Field Courses that
relate to the disciplines and passions supported by the Center
An auto fuel and recharge station.
Cooperative Relationships with Downtown, Midtown, and Uptown private convention and lodging
businesses public transportation connections, including bike share.
This becomes: THE LIFECYCLE CENTER
Where Do You Live?
Where Do You Live?
NORTH
NOT TO SCALE
Maxwell
Natural
Area
Pineridge
Natural
Area
Horsetooth
Reservoir
Dixon
Reservoir
CSU
Foothills
Campus
S. Overland Tr.
Dixon Canyon Rd.
Dixon
Canyon Rd.
W. Drake Rd.
W. Stuart St.
S. Taft Hill Rd.
W. Prospect Rd.
W. Elizabeth Rd.
Rampart Rd.
W. Mulberry St.
Sept. 20, 2017
Hughes Stadium Site: Redevelopment Process
HUGHES STADIUM SITE REDEVELOPMENT PROCESS AND PATH
CSU writes formal
letter to City of
Fort Collins to initiate
Annexation Process
LEGISLATIVE PATH TO AMEND THE IGA TO REVISE THE GMA BOUNDARY MAP (IF REQUIRED)
Annexation & Zoning
(Quasi-Judicial)
City of
Fort Collins
Concept
Review
Initiate Resolution:
(Add to City Council
Schedule & Notify
Others that are
Impacted)
City of Fort Collins Planning
& Zoning (P&Z) Board
Review & Recommends
Annexation with “T”
(Transitional) Zoning
City Council:
1st Reading for Approval
of Annexation
* If Required, IGA/GMA
Amendment Complete
Larimer
County Review
Process
Larimer County
Planning
Commission
Review Process
Larimer County
Commissioner
Approval
Process
Larimer County and
City of Fort Collins
Agreement to Amend the
IGA to Revise the
GMA Boundary Map
Eff ective 10 Days
after 2nd Reading
Opportunity
for
Public Input
City of
Fort Collins
Review
Process
Initiate Resolution:
(Add to City Council
Schedule & Notify
Others that are
Impacted)
City of Fort Collins
Planning & Zoning
Hughes Stadium Site: Redevelopment Process
FUTURE HUGHES STADIUM SITE DEVELOPMENT REVIEW PROCESS THROUGH CITY OF FORT COLLINS
Hughes Stadium Site: Existing Site
EXISTING SITE
0 75 150 NORTH
Feet
300
Maxwell
Natural
Area
Pineridge
Natural
Area
Horsetooth
Reservoir
Dixon
Reservoir
S. Overland Tr.
Ross Dr.
Pecan St.
W.
S
t
u
a
r
t
S
t
.
Dixon Canyon Rd.
Dixon
Canyon Rd.
Sumac St. Sumac St.
Azalea Dr. Azalea Dr.
Yorkshire St.
Sept. 20, 2017
Native
Grassland
Native
Grassland
N
Water
Features
N
Approx
27 acres
Stormwater
Detention
N
Pineridge Natural Area
Maxwell Natural Area
Horsetooth Reservoir
Area
Horsetooth Mountain
Open Space
Lory State Park
Trails
N
Hughes Stadium Site: Existing Site Context
EXISTING SITE: Context
Adjacent Open Space
Sept. 20, 2017
Hughes Stadium Site: Existing Site Character Photo Locations
EXISTING SITE: Site Character Photo Locations
0 75 150 NORTH
Feet
300
Maxwell
Natural
Area
Pineridge
Natural
Area
Horsetooth
Reservoir
Dixon
Reservoir
2
3
6
7
10
8
11
12
9
4
5
1
S. Overland Tr.
Ross Dr.
Pecan St.
W.
S
t
u
a
r
t
S
t
.
Dixon Canyon Rd.
Dixon
Canyon Rd.
Sumac St. Sumac St.
Azalea Dr. Azalea Dr.
Yorkshire St.
Sept. 20, 2017
Hughes Stadium Site: Site Character Imagery
EXISTING SITE: Site Character Imagery
1
2
3
4
5
6 7
8
9
10
11
12
Sept. 20, 2017
Zoning
RL
RL
RF
NC
MMN
POL
POL
LMN
N
Hughes Stadium Site: Land Use Context
LAND USE CONTEXT
RF - Residential Foothills District (Residential Foothills District)
(Low Density
Mixed-Use
Neighborhood)
LMN - Low Density Mixed-Use Neighborhood
(Medium
Density
Mixed-Use
Neighborhood)
MMN - Medium Density Mixed-Use Neighborhood
NC - Neighborhood Commercial
(Public
Open
Lands
District)
POL - Public Open Lands District
(Public Open
Lands District)
(Low Density Residential
Neighborhood)
RL - Low Density Residential Neighborhood
RL - Low Density Residential Neighborhood
POL - Public Open Lands District
Sept. 20, 2017
Hughes Stadium Site: Community Needs & Values
COMMUNITY NEEDS AND VALUES
• Open space
• Aff ordable housing
• Views
• Multiple modes of traffi c (multi-modal)
• Recreation
• Neighborhood retail/commercial
•
•
•
•
•
•
•
•
•
•
SHOP
Sept. 20, 2017
Hughes Stadium Site: TrafÀ c and Multi-Modal Access
TRAFFIC AND MULTI-MODAL ACCESS
0 75 150 NORTH
Feet
300
Maxwell
Natural
Area
Pineridge
Natural
Area
Horsetooth
Reservoir
Dixon
Reservoir
LEGEND
Planned City Trail/Shared Use Path
Traffi c Count Location and Number of Trips (2016 Data City of FC)-
Collector 2 Lane Road
Arterial 4 Lane Road
EASTBOUND: 1181
WESTBOUND: 1250
NORTHBOUND: 5572
SOUTHBOUND: 5683
NORTHBOUND: 5100
SOUTHBOUND: 5370
S. Overland Tr.
Ross Dr.
Pecan St.
W.
S
t
u
a
r
t
S
t
.
Dixon Canyon Rd.
Dixon
Canyon Rd.
Sumac St. Sumac St.
Azalea Dr. Azalea Dr.
Yorkshire St.
Sept. 20, 2017
HUGHES ONLINE FEEDBACK FORM
COMMENTS: Aug. 28-Dec. 21, 2017
H u g h e s R e d e v e l o p m e n t O n l i n e F e e d b a c k P a g e 1 | 33
The below comments were received between August 28 and October 31, 2017, through the Hughes
website online feedback form. More than 100 community members have used the online form to email
their ideas, questions and concerns. All feedback received is cut and pasted below with all identifying
information about the submitter removed. CSU will continue to update this document as more input is
received via the online feedback form.
1. I would like to see any type of program/project that would benefit the Northern Colorado/CSU
community.
* Low-income housing for CSU staff and students (not like the upscale/overpriced housing options
near campus)
*Non-profit Fort Collins Rec outdoor adventure park with subsidies for Fort Collins residents
(http://www.colorado.com/ziplining-aerial-parks/epic-sky-trek)
* Convert the stadium to a large seating amphitheater for outdoor concerts
* a really awesome outdoor space for residents.
* a tree research area (in other words an area where CSU can plant a variety of species of trees to
learn how different trees grow and adapt to Colorado weather and species) or gardens since the
CSU gardens were relocated with the new stadium
What I don't want to see
*Investment opportunity for a corporation for high end housing (similar to the ponds) or high end
student housing like those near campus
* no green space or parks for residents
*removal of disc golf course
2. What type of housing are they planning for the redevelopment of Hughes Stadium? I am a resident
in this neighborhood and do not want to see low income housing in my neighborhood.
Can you provide more details on the type of housing?
3. What is the best method for me to give specific feedback to Colorado State University, in particular
Tony Frank, and to the Board of Governors?
Will we be able to see the comments and information that you collect and forward to CSU and the
Board of Governors?
4. My highest priority is natural features, trails, wildlife and open space. Please fully explore a
sale to the City of Fort Collins Natural Areas Department so that it can be preserved as an
open space. The department has a large conservation fund and can pay fair market value. I
am a neighbor and the reason I chose this area is the access to the outdoors. Please don't
pave paradise!
5. I live in Quail Hollow Neighborhood, very near Hughes Stadium.
I don't recall seeing an invitation for the September listening session. Is there a way for me to
attend? Thank you
ATTACHMENT 8
HUGHES ONLINE FEEDBACK FORM
COMMENTS: Aug. 28-Dec. 21, 2017
H u g h e s R e d e v e l o p m e n t O n l i n e F e e d b a c k P a g e 2 | 33
6. Overcrowding the west side and the foothills is not good for the city or the natural areas near by
the proposed site. If it has to be developed larger lots and buffers to minimize the amount of
vehicle traffic is preferred. Since there is no shortage of buyers in Fort Collins making some
arbitrary non-market based price should not be done. Cramming more apartments like the area
just north of the site will increase traffic, noise and lights on the foothills ecosystem. The city just
paid a large sum to buy the BACK half of the Horsetooth Rock area which is viewed by only a few
daily so putting more housing next to the foothills effects all in the city and lessens the open areas.
7. This would be a great place to build an outdoor amphitheater to compete with Red Rocks and have
CSU build a west campus since student population is growing. No other universities in America are
selling their land for development. I would hate to see another boring development take this over
and ruin this side of town.
8. Please keep it natural, no dense housing projects, please. A concert venue would be nice.
Something tasteful.
9. We live on Coneflower Dr, in the Ponds subdivision. We have not received an email, or physical
invitation to this Sept 20th Listening Session. Please send an invitation, as our neighborhood is
adjacent to Hughes Stadium, and we wish to attend.
10. A concert venue or the drive in theater could move there. Please do not sell it to residential
developers. There is too much housing construction on the west side of Fort Collins. The open
space is critical to Fort Collins' culture and values.
11. I definitely feel that CSU should look at developing affordable housing for its employees. The cost
of living is so high here, and it is becoming harder and harder for us to hire employees for jobs that
pay below $24 hour. This is our chance to develop housing that can be used by our employees -
Fort Collins is rapidly running out of room to build housing. I am a CSU employee, and feel very
strongly about this.
12. Regarding the affordable housing option: The west and north-west portions of Fort Collins already
have a very high concentration of lower income housing. Schools such as Bauder Elementary,
Blevins Middle School, Lincoln Middle School etc are already at a 70% free and reduced lunch rate -
a valid proxy for determining the percentage lower income families in an attendance area. While I
understand the Universities need for developing lower income housing for staff, it is important to
consider the impact to those schools and communities that are already struggling to provide the
support and resources needed to assist those families in need. Affordable housing projects in Fort
Collins need to more fairly dispersed into other school attendance areas (east and south-east Fort
Collins) where funding and resources are more available. Bottom line - affordable housing is
needed in the city but concentrating it all on the west side of Fort Collins will only hurt already
struggling schools and the community. Feel free to call me any time. I haven't received an invite to
HUGHES ONLINE FEEDBACK FORM
COMMENTS: Aug. 28-Dec. 21, 2017
H u g h e s R e d e v e l o p m e n t O n l i n e F e e d b a c k P a g e 3 | 33
the September open house but would like to attend as I live less than 1 mile west of Hughes. Thank
you for your consideration.
13. Good morning, Hughes Stadium (re-development) gatekeepers;
Ever since Hughes Stadium was built, a key component of its 'sizzle' was the natural backdrop. If
you read past articles about Hughes Stadium, time and again, it is described as being nestled in the
foothills, splendor and beauty surrounding it, making it a 'special' place, not because of the
stadium, but because of what it lay next to.
Turning the now defunct Hughes Stadium into housing will be a lost opportunity for future
generations. The noble sounding "build affordable housing' for the masses is a bunch of bull - you
all know that. No matter what the price point is (and housing nestled against the foothills isn't
going to be given away), or how many houses are built, housing availability will still be chronically
short in Fort Collins. At current growth rates, Northern Colorado will be a blob of indistinguishable
development from Cheyenne into Denver in less than 50 years. There is no vision in adding to that
reality - and really, putting housing on this site shows no effort at making Fort Collins, and
Colorado, a better place, a special place.
Against the wisdom of the bean counters, the true visionary choice for Colorado State University is
to protect this land for future generations. CSU is a Land Grant University - national land given to
the State to teach citizens about agriculture. There is no better way to honor this legacy than to
protect this land, taking advantage of the natural resource in place, and adding something that will
be a true gift to the citizens of Colorado, something that will last forever.
This is from Colorado State University's own website:
"At Colorado State University, sustainability is foundational to who we are. As a land-grant
university, we’re compelled to steward, conserve, and protect the world around us. It's central to
everything we do - from academics, research, and operations to outreach. It's an ongoing mission
that we embrace together."
When there is money to be made, there are bad choices to be had. The singular opportunity to
protect and preserve this space is the higher and greater use for the old Hughes Stadium footprint -
it fits with the vision that Colorado State University itself says is important, helps to protect a
unique Colorado ecosystem, and ensures that as growth and development continue unabated, the
citizens of Fort Collins and Colorado have a legacy from Colorado State University that provides a
respite, instead of chewing up this beautiful site with housing and development that will
economically benefit only a handful of citizens.
14. I hope this land is not developed as affordable housing. When have few enough open spaces. I
hope this can be maintained as open for the citizens to enjoy. Its location is optimal for this. We do
not need more homes or apartments blocking one the views left. I think more residential units
would be the worst possible uses of this land.
HUGHES ONLINE FEEDBACK FORM
COMMENTS: Aug. 28-Dec. 21, 2017
H u g h e s R e d e v e l o p m e n t O n l i n e F e e d b a c k P a g e 4 | 33
15. The land including Hughes Stadium should not be sold or leased for development. CSU has made a
commitment to achieving 100% "renewable" sourcing of electricity and this land could be
advantageously used to install a massive solar photovoltaic farm serving the CSU campus, thus
showcasing a part of CSU's contribution towards mitigating climate change. Alternatively, this land
could be used as part of a pumped hydroelectric energy storage project (using Horsetooth
reservoir), but my preliminary estimations are that this may not be feasible. Thank you
16. Open space has the greatest long-term benefit to the people of Fort Collins and northern Colorado.
While the idea of affordable workforce housing sounds appealing, I have no faith that that could
ever be achieved. It's simply rhetoric. Once the land has been declared for sale, the highest bidder
will eventually win.
17. I have commented to the City and city council that I think we should build a large recreation/bike
park for our residents. Something akin to Valmont Park in Boulder.
With the announcement that Hughes will have to be demolished and the rewriting of the City Plan,
I think the ideal location for that park would be in the stadium's grave and the ideal time is now.
The location already has existing bike trails (up Maxwell), a disc golf course, and is near enough
town but not in the way of current development to be ideally useful and successful.
We have wonderful bike paths and some great hiking/biking trails in town. What we are missing,
however, is a quality bike park. Valmont Bike Park in Boulder is a great example and has been
hugely successful. These efforts reduce crime, encourage healthy living, and increases the quality of
life for residents. Boulder was able to re-draw their city Master Plan and open the park within just a
couple of years, and I think Fort Collins could be even more successful using Boulder's signature
project as a guide. PLEASE consider this option. It will have a large impact on the City, and draw
more quality students and workers to the town and University.
Thank you.
18. Northern Colorado lacks a large concert venue that is big enough to attract bigger, more well-
known acts which bring a huge list of benefits. With minor retrofitting, part of the stadium could be
converted to that kind of concert venue and amphitheater and still maintain a piece of Hughes as
part of its legacy. Think Red Rocks, but right here in town, and similar to Red Rocks, it doesn't need
to be limited to concerts. They host a variety of events, have day uses, and it adds a sense of place
and community. Not all of the land in the area would be required for a concert venue either, and it
could still allow those other pieces to be developed as the market sees fit. It would be a great add
to our community, become a huge economic draw, and become a landmark that has historical and
sentimental value. Fort Collins overall is slowly developing the arts and music scene. It would build
upon that and add a place of entertainment and culture, as well as some geographical balance to
Fort Collins by adding a destination to the west side. Having an anchor facility would bring Fort
Collins to a new level that all residents could enjoy and appreciate.
19. Hello,
I live in the area of Hughes Stadium but unfortunately I won't be able to make it to the
Neighborhood Listening Session, so I would like to make sure my voice is heard on how to proceed
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with this unique opportunity of development in west-central Fort Collins (of course FC must
eventually annex the site in order to provide proper zoning, permitting, etc).
I am glad that CSU is seeking ideas for this site, and I like what the web page says about community
needs ("affordable housing, walkable neighborhood, community culture, sustainability"). Here is
my vision for the site which I hope someone will listen to: a mixed-use, walkable/bikeable
neighborhood - not just residential! - with a *grid* narrow streets (no dead-end cul-de-sacs!) that
have bike lanes, easy transit to Fort Collins' main attractions of CSU and Old Town, buildings close
to the sidewalks like they are in Old Town, pedestrian-scale infrastructure like lighting and bike
racks rather than gigantic wide open parking lots, and almost everything a community would need
within walking/biking distance including an elementary school, restaurants, houses of worship, and
a local market. The site is approximately 2500 feet by 2500 feet, and it would take the average
person only about 10 minutes to walk from one side to another which is nothing. Biking would be
even faster!
Add a transit station near the edge that connects to both the CSU transit station and the
Downtown transit station. With the huge size of this location, if density is done properly, it could
serve tens of thousands of people and allow Fort Collins to grow WISELY instead of sprawling out all
the way towards Wellington. It could be an ideal location right up against the beautiful natural
asset of the foothills and those trails/lakes/creeks, but also easy access to Campus West and CSU.
Find a way to connect trails in the neighborhood to the Spring Creek Trail just south of the site,
along with the Natural Areas just to the west.
Avoid sprawling apartments where parking lots surround the buildings like Rams Pointe, instead
have the buildings up against a street for a more urban feel. Aim for unique living like lofts above
retail & restaurants for the multi-unit buildings that front the street. Red brick buildings of 3-5
stories can be beautiful and aren't too imposing, rather than the bland beige stucco of some parts
of 70's era Campus West or the giant dorm towers on campus near Moby Arena. There should also
be plenty of room for single family housing provided that it's done in a traditional manner with
houses close to the street, with front porches, on narrow but deep lots (think of the Old Town
neighborhoods). Houses on 0.20 of an acre is plenty to work with, and alleys provide multiple ways
to traverse the neighborhood while also hiding cars. Additionally lofts should be available for
purchase, not just rent, to encourage property ownership and longevity in the neighborhood.
Work with Poudre School District to make sure neighboring elementary schools can handle the
incoming load of new housing. Kids should be able to safely walk and bike to elementary school
without fear of being struck by a car going 40mph!
DO NOT widen roads. Overland Trail and Prospect so far west can stay 2-lane roads. Instead add
*safe* bike lanes, build trails, and work with Transfort to make riding buses easy (routes that
operate every 20 minutes is ideal, and if a coffee shop is nearby to wait in while the bus comes that
is even better!)
Avoid big-box retail of all kind, including grocery. Those have no charm and encourage driving.
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Instead think of a small local market, similar to Beavers or the Fort Collins Food Co-op, that would
meet most day-to-day needs of residents and would also make the big trips to King Soopers,
Safeway, or Costco less frequent (this equals less cross-town traffic!)
Do away with parking minimums for this development, but learn the lessons of The Summit and
provide real transit options instead. Consider financial incentives for those who don't drive a car.
Remember that it doesn't have to be all done at once. Building in phases, incrementally over time,
is a workable approach. Developers likely won't agree to this because they want their money back
quick, so you might have to sub-divide the site into smaller acreage and sell to different developers.
Don't worry they will still come crawling because of how hot Fort Collins is!
I hope that this provides a vision for a more sustainable, traditional, new-urbanist spot in west Fort
Collins. I can't wait to ride my bike and come visit!
20. I am a FC resident and want to see something built here for the community! What I mean: since the
stadium is so far west, it isn't practical to tear it down for a regional attraction since people from
other cities would have to drive across town to get there, clogging the roads.
Instead let us turn it into a Community Attraction, for the residents! How about a "New Town"
(similar to Old Town) with all the charm and fun places that could go there. Loft studios, retail, bars
and restaurants.
Make it accessible with transit with bus stops that go to CSU, and trails, like to Spring Creek trail.
Make it easy and safe to walk around this new development, not like the new Super Target at
Harmony and Corbett, too many blazing cars! Make it something that Fort Collins residents will be
proud of! Not chain restaurants and strip malls! Thank you for listening.
21. We live in the neighborhood that is invited to the listening session. However, we were out of town
most of the summer and didn't get the invite in time. We would like to be invited to the invitation
only listening session. Please let me know how to get on the list.
22. I would like to see the University strategically keep the property and expand the veterinary equine
and food animal veterinary center. I am not in favor of selling the property to a developer, as it
would impact the access and egress to the dam, centennial road and to the trails and wildlife.
23. I share concern about the fate of the Hughes stadium site, and hope that it can be preserved as
open space or agricultural land.
I am a member-owner of Poudre Valley Community Farms, (PVCF) which purchases land and leases
it back to farmers for local food production. This model provides farmers access to land that might
otherwise be lost to development at relatively low costs. I’d encourage you to explore this model –
and the idea of converting Hughes stadium into farm land more generally.
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Converting the Hughes stadium site to agricultural land for local food production would be
enormously beneficial to the community, and would align much better with CSU’s mission as a land-
grant university than would converting the site into a housing subdivision. I hope you will consider
the former concept – as well as simply converting Hughes into open space – seriously.
24. I am a musician, business person, and teacher at PSD Laurel Elementary School of Arts &
Technology. I would like to share this idea for a perfect use of the old Hughes Stadium site.
Interested parties would include Pat Stryker/The Bohemian Foundation and all participants in the
Fort Collins arts and education community.
Please view this link to enjoy the Idaho Shakespeare Amphitheater. It is a flexible venue that fits
perfectly into an outdoor, foothills locale.
In addition to supporting our performing arts community, this is a perfect draw for residents and
visitors to northern Colorado. http://idahoshakespeare.org/
25. Hello! I am a Fort Collins resident for 2 decades and I found this web page from the Coloradoan
article. First I want to say to the ICON Venue Group that we do not want a Texas or California style
MEGA development here in our town. At least ICON is based in Denver so they should know that
we Coloradoans like to BIKE and WALK and enjoy our beautiful state! Too much out of state
developers not knowing our Colorado CULTURE building things that no one likes, like General
Growth and that Foothills mall, what a mess, it's like they were making it up as they went along and
didn't have a PLAN.
And speaking of Colorado, this spot where Hughes was built is GORGEOUS and UNIQUE right up
against the foothills. Whatever is built there should HONOR that BEAUTY as well as the CSU
TRADITIONS like the big A on the mountains!
If there's a neighborhood, I hope it's SMALL and the houses have front PORCHES so people can
have COMMUNITY and chat with their neighbors. If there's restaurants, I hope they have PATIOS
next to large SIDEWALKS so people can have COMMUNITY and have their DOGS with them outside.
I hope there are PLAZAS and SQUARES so people can informally gather and LINGER and have
COMMUNITY. Also, aside from neighborhoods and restaurant uses, don't forget the other uses that
can help build COMMUNITY:
Libraries
Schools
Churches, Synagogues, Mosques (YES even in this day and age there is LOVE!)
Bus Stops (being inside our own cars having ROAD RAGE in traffic does not build community!)
Coffee Shops
Corner Stores (make it CLASSY like Fort Collins Food Co-op, NOT a 7-11 or Loaf-N-Jug!)
Trails
THANK YOU FOR LISTENING! Please make us PROUD to be FORT COLLINS!
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26. I can't attend the listening session, but I have some concerns... It seems like ICON only has
experience building arenas and stadiums based on their website... So why are they involved in
deciding what goes here? Seems like a conflict of interest if you ask me!! Of course they'll want to
build another stadium!!
I live on the west side town in the Rossborough neighborhood and everyone here likes it nice and
quiet... Except for game days at Hughes but those are over now. We would oppose any gigantic
"attractions" on that side of town that bring crowds and noise and traffic.
The drive-in is unique and not a problem, everyone loves it, but some new taxpayer-subsidized
sports stadium like ICON builds all over the world?? No thanks!!
27. Hughes stadium and its surrounding property should include an easement along the foothills that
could be donated to the City of Fort Collins. This natural area should be used as a park. This would
go a long toward repairing CSU's and Dr. Franks reputation to residents of the city.
28. Due to the traffic concerns on the West side of town an additional housing development of up to
1000 single/multi-family dwellings seems inappropriate. It would be best if the University were to
partner with Poudre R-1, The Fort Collins Soccer Club, Fort Collins Youth Baseball, etc. and the City
of Fort Collins to develop sporting venues which could support these activities.
29. During the development process CSU should be held accountable for maintaining the property. The
weeds, the bone yard of discarded materials from CSU, etc. are an eyesore and a haven for the
transients in town.
30. Why should we think that anyone is going to listen to what the community says? It was the perfect
location for a stadium, as past attendance has shown. The next best use would be a community
park. High density residential use would make the poorly planned road system in the area a
nightmare in early morning and evening hours, I get the feeling that these "listening sessions" will
be one sided. Please prove me wrong.
31. Affordable, aka low income housing will negatively affect property values. I am opposed.
Additionally, traditional "affordable housing" is provided as high density housing. More units per
land measure equals more$$ for developer, right? This would add greater population utilizing the
services and infrastructure, not to mention additional traffic, adding to the increased transit
problems already associated with CSU. Let's put them in Tony's front yard. I support addition to
Maxwell Natural area, CSU agricultural use or other LOW density usage.
32. Unfortunately, I am on travel for work this week and will not be able to attend the meeting. We live
in the Ponds neighborhood off of Overland Trail and have been impacted by CSU game day traffic
for 17 years up until this year. We learned to deal with it and planned as best we could to avoid
driving on Overland Trail during games.
Traffic has been increasing on Overland Trail over the years as it has in much of the city. It would be
extremely nice for us if the new use for the Hughes stadium land be not something that would
severely increase traffic on this already busier road. I was hoping the garden area that had to be
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moved due to the construction of the new stadium could have been moved to Hughes. Then have
the cross country teams run at this site through the gardens and CSU could have had another world
class athletic facility.
Maybe there are other options for CSU besides selling it for development. I realize that CSU needs
to make money, but I recommend something that better fits the boundary here between dense
urban development and the Foothills.
33. We prefer NOT to have anything like the mall, shopping square, etc. I know this may not work out
economically, but would LOVE to have them as nature area, if you take the stadium down. Or,
somehow use the stadium as it is (or do a bit of taking down so as not to be needing frequent
maintenance) for, maybe, youth athlete training etc.
34. I think it is a shame to tear down such a beautiful facility. I think it should be USED!
35. Thank you for hosting the neighborhood listening session on September 20th. It was very
informative and well organized.
I agree with CSU's decision to have the property annexed into the City of Fort Collins. It makes
sense to have the city control ultimate development of the site.
I would like to see the plot developed for affordable and workforce housing primarily for CSU staff.
I think the idea of having Habitat for Humanity use part of the lot in the same way they are doing
Harmony & Taft Hill will significantly improve our community. Most of the lot should be for
townhouses and smaller homes. WE DO NOT NEED ANY MORE 4,000 SQFT McMANSIONS eating up
land and not contributing to our community.
WE need to encourage transit routes into the section which should include the underserved areas
east of Hughes Stadium. WE also need bikeways, like Spring Creek bikeway, to connect residents to
the city without forcing them to use automobiles every time.
36. I was at the Listening Session last night (Sept. 20). I found it to be helpful and liked that my voice
was being "heard". One question that I neglected to ask: Will the public have access to the list of
developers that have submitted an RFP and RFQ?
37. Whatever goes in there, don't widen Overland Trail, because of induced traffic (it's a *provable*
fact that adding more lanes to roads brings in more traffic - if you don't believe this, read about it!)
Lots of cyclists including me ride along here, we need bigger bike lanes, but *not* more cars! Keep
Overland Trail on a road diet please! So whatever goes in there, please don't make it something
that will bring in more traffic and then the traffic study says "Oh we need to widen the roads" -
*wrong*!
38. At least some of the property could be designated for "affordable housing' as defined by HUD and
FHA standards because there is very little, if any, truly affordable housing for first time home
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buyers in the lower middle income range of earnings, young families, and persons in the service
and hospitality jobs so vital to the economy of Fort Collins. Developers and builders could be given
the land which should shave $15-30,000 or more off the ultimate price of a home to the initial
home buyer, and a deed restriction and/or covenant could run with the land keeping the home in
the affordable "pool" for 20-30 years. Affordable housing is not "low-income" housing although
some of that might be considered as well. It is not sub-standard housing. It is generally a bit smaller
and with fewer frills but good quality starter housing. There should be some reasonable restrictions
on profiteering on this land by developers and builders. Some of the "profit" or income from the
land should go to the real estate department at the University for scholarships to study and come
up with more, new, and creative ideas for providing affordable housing in Fort Collins to its hard
working citizens who could not otherwise afford to buy a home in Fort Collins, Loveland, or this
area generally. There should be some neighborhood commercial area which would be retained by
the University Endowment so the net profit could benefit the worthy students who might need
financial assistance and especially in those curricula which are needed and will benefit the society
of the future...not to faculty or administrative salaries and benefits.
39. I strongly encourage the University to consider the long term impact this large space and the use of
it will have on the Fort Collins community. Understandable why decisions have to be made on what
to do with the land and of course money is a factor, but a broader look at the appeal of our
hills/open space/trails to our town. People from all over the region come to these trails to hike,
run, and bike. My concern is the long term affect if the spaced is subdivided and the inevitable
increase of foot traffic. Living near to this space I am also concerned about overall traffic
increase/patterns. I have seen one too many accidents in the last year with the increase in
automobiles during busy times on Overland Trail.
The general consensus of the community near to the old stadium is that the University is asking the
community for input but the decision has been made - subdivide for lower income housing. Many
feel that no matter what they say, their voice will not be heard. Please do the right thing and listen
to the residents and take their ideas/input seriously and not just for "show". I haven't met a person
yet that has said, "Yes, add new homes which will increase the traffic on the trails and roads".
40. Senior housing cottages, coexisting with affordable housing for CSU staff, in a park like setting. If
the homes can go up the west foothill a quarter of the way it could be beautifully tiered and then
down into the "valley"... The stadium hill road going up to Horsetooth needs to be at least 3 lanes,
and overland trail needs to be 4 lanes. Overland trail and drake road needs to be A ROUND A
BOUT...thank you for reading this!!!
41. The thing about Fort Collins that sets it apart from all other cities in the Front Range, and in our
county, actually, is the abundance of open spaces. Repurposing Hughes Stadium into a recreation
area/open space will benefit our city for generations to come. We've got to stop the sprawl of
development against the foothills.
42. Hello, I am writing to provide feedback on the Hughes Stadium property, as we were unfortunately
unable to attend the Neighborhood Listening Session that was held on the 20th.
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As a home-owner/resident in the immediately surrounding area to the Hughes property (and as a
small business owner here in Fort Collins), my hope is that the property will end up being used for
some type of recreation; for example: a park, an open space with trails for walking/bike-riding, a
place for athletes to train, etc. At the very least, whether the property is leased or sold, my hope is
that whatever company takes over its use keeps that area's wide-open, picturesque scenery (being
right up against the foothills) and will be mindful of the environment, as it already seems very
wasteful to be tearing down the stadium (which, based on my understanding, will be part of the
eventual plan), as opposed to re-purposing it as some type of outdoor athletic/training facility, for
example.
As Fort Collins is already becoming overly congested and housing developments (apartment
buildings, etc.) are already being squeezed into what feels like every inch of space that we have
left, having something that is open and natural would be wonderful in keeping Fort Collins a
destination for people who want to get out and explore - really keeping with the community
culture. As it is, I talk to more and more people over the years that think about leaving Fort Collins
(including myself and my family) due to the increasing congestion, roadwork and
construction...which is unfortunate. So I think something that keeps the sanctity of the natural area
on that property would go a long way in terms of sustainability for the area.
I'm not sure what ideas or proposals might already have been shared at the listening session, but
thanks very much for your time and consideration. If you could please email me back at the email
address indicated, so I know my comments were received, I would greatly appreciate it. Thank you!
43. I would love to see this transform into a natural area, park, or other place to be outside enjoying
our beautiful community.
44. The Hughes Stadium property should be maintained as open space for the city of Fort Collins.
Access to the foothills adds value to the community, and to the university - it’s already hard enough
to compete with CU/Boulder for outdoor-oriented students.
45. No housing....change into natural area or fair venue.
46. Open space along with some affordable, sustainable housing (but not low-income housing).
47. Just make sure that some open space is preserved. Super high density housing there after many
years of a large open area would be devastating.
48. Please, please, please NOT another housing development. A big park or natural area would be best
for the community!
49. The easy solution is to force through housing that no one wants. That is what happened with the
new on campus stadium. The city didn't want it, but CSU did so they said they would use private
finding, which ended up being insufficient. So, they bonded it out to get their money. It feels like
CSU is going to do the same thing here. People overwhelmingly do not want housing on this very
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unique piece of land. Have it be natural space, a park, recreation center, or music venue. Nearly
anything would be better than more housing on this side of town. Overland Trail already feels
packed for a small road because the city comes to this side of town to get to the mountains, hike
the "A Trail", mountain bike, etc. At the first community meeting, it was very clear and
overwhelming that people do not want housing there. I hope an institute for higher learning will be
more creative with this awesome piece of land than but more houses on it. One would only hope.
50. The area immediately surrounding Hughes Stadium - to the north, west, south and even east, has
been a paradise for many residents for many years. I'm sure you have heard many stories, but I
want to impress upon you that this space has afforded a rich history and spiritual wonderment to
all that have wandered the trails. Personally, I have a connection that spans over thirty years.
Selfishly, I want to protect those memories and experiences that have ultimately made me who I
am (I am a CSU graduate, upstanding and contributing citizen), and I am just one of many
thousands (no data to back up that number, just the folks I have seen their daily, year in and year
out over decades, now). We have been borrowing freely, exploring and enjoying that which was
never ours in the first place, without compensation, and I sincerely thank you for giving me (us) a
wonderful place in FC to grow up in and experience life. We have no right to ask, demand, kibitz or
negotiate any preservation of this space - I know this. If I had a magic wand or a winning lottery
ticket - any means to buy and maintain this incredible part of Fort Collins and my life, I would do it
within a heartbeat.
You have a choice, and obviously you have a business and legacy to maintain. I respectfully ask that
you consider some option that will preserve the beautiful space surrounding the old stadium - at
least to the north and west. If housing is built there, the new residents will love and appreciate this
space, too - for decades to come.
Thank you for providing a forum for feedback.
51. Please preserve the nature of the property in some way. I realize that the almighty dollar is calling
and CSU stands to make a tidy profit from selling the land. Putting in any kind of housing
development, especially high-density will forever alter the neighborhoods that feed into this area.
Where Hughes sits it really a destination area while Prospect and Drake are the only road in ... and
out! In my opinion, high-density will be a disaster in planning. I can barely turn in or out of my
neighborhood from Yorkshire onto Drake. Just since I've moved here the traffic has multiplied
exponentially. Do we really want out of control growth and a re-make of one of the most scenic
and photographed areas of FoCo...turning it into an urban jungle?
52. I would love to see it continue to be a space that can be shared with our community. An open
space... Place for concerts... Natural area...etc.
53. Make it an open air park or outdoor music venue. Open some of the land up to student gardening.
They can sell the food like a CSA. Use it for student hands-on learning. Please don't put housing
there. The Mountains Edge property will be full of multi-family homes soon and will totally fill
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Overland Trail with too much traffic. Don't make the west side of FC like the East side. Let's come
up with low impact, outdoor learning solutions everyone can enjoy.
54. Will there be a genuine community input process? The "listening session" was what I would call
"we're doing this because we have to" and not designed to have a discussion. The overwhelming
majority of people want no development, but I think protecting a large part by keeping open space
with low density development might be acceptable to many. People are talking on neighborhood
forums about how CSU has already made up their mind and will sell to the highest bidder. I hope
this is not the case. I'm hoping that LEED design concepts will be incorporated and that wildlife
corridors will be maintained. Traffic studies and mitigation will be of utmost importance since the
only collectors from Overland in that area are Drake and Prospect. Prospect is only three lanes
(middle turn lane, so essentially two lanes) from Overland to Taft Hill. Traffic will be increasing a
lot, especially with the housing development going in on the NE corner of Drake and Overland.
I hope CSU does right by the community, even though they have shown they don't really care
about community input since they agreed to "listening sessions", probably to avoid conflict.
55. I think the area needs to be developed to reflect the best of permaculture systems and values
especially given we are supposed to be an agricultural school and have been an agricultural area
that has been encroached upon by development that does not reflect consciousness about the
fragile bio-system we live in that includes the air which has become painfully poor due to traffic
and lack of development of a public transit system of consequence. I would therefore suggest an
intentional community with gardens and housing and entertainment and shop services that
demonstrates environmental acuity. Such a small example of this kind of system has been
developed in Buena Vista and could be used to model this project. I can only hope you would
consider this given the evidence of environmental decline that has occurred with the developments
presently and has further created an imbalance in all socioeconomic strata.
56. Please no housing!!! The building that is going on in this town is sad. Any little piece of open space
is being turned into something. Soon there will be none left. Please turn it into a natural area.
57. I currently live in The Ponds subdivision, close to Hughes Stadium. I plead to keep the property as a
natural area/open space (maybe with an event center), and to NOT develop housing. This property
has a long history with Fort Collins as a natural area and connector to other open space. Fort Collins
is often on "best place to live" lists because of the mindfulness put behind our natural area
planning and open space opportunities. There is value in keeping this property natural, and
contributing to the quality of life of its CURRENT residents. Sacrificing the property to the highest
housing develop goes against the characteristics and qualities of what makes Fort Collins great.
58. This property is one of the only remaining areas along the foothills in the City. It is a gem! Please
don't add more housing here to an area that has much more potential. Selling this land that CSU
acquired for nearly nothing to make a huge profit and going against what the community wants is
NOT the answer. No one that lives in this area wants more house here. It will affect traffic, light and
noise pollution and overall enjoyment of our natural areas and open spaces. Please try to be more
conscious of what is best for our community. As it is now, Fort Collins citizens think CSU is only
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thinking of themselves -- please prove us wrong. Everyone I talked to (including myself) that
attended the community listening sessions believe that our voice doesn't matter, that CSU will do
whatever is best for their pocketbook and that is their only motive. Prove us all wrong. Do the right
thing. Be a hero, not a developer of open space. Don't ruin the beauty of our community and upset
citizens with another greedy choice. Sell the land to the City for a fair price for natural areas or
recreation. Don't pack a bunch of housing in this area. We don't want more housing in this area.
Please, do something you can be proud of for generations to come!!
59. I am most concerned about the plan to handle the increase in traffic and people in this area. I am
not a proponent for more congestion, foot and vehicle traffic and possibly more crime. I question
the true motivation of CSU in this endeavor believing what they are most interested in is increasing
revenue and influence for the university. Please consider continuing to keep the area a low key
residential area. Fort Collins has plenty of growth in other parts of town and the city is not keeping
up with infrastructure needs to support that growth.
60. This land was purchased with public funds, as CSU is a state school. The idea that it can now sell
this land, for profit, to a developer and not pay taxes on the property is absurd. This land, which is
bordered by City of Fort Collins Natural Areas, should be sold back to the city and remain public
property. Adding housing in an area set aside for outdoor recreation would be a huge, irreversible
mistake and one that will forever decrease the quality of life for all Fort Collins residents and
visitors who now are able to peacefully access and enjoy the adjoining property. There are plenty
of areas already under development that are in much more logical locations to build housing, and
ones with more correct property tax status. If CSU were to lease the land, it would therefore have
to provide all emergency and support services as the City and County are not receiving property
taxes to fund such support. This land should be returned to the City of Fort Collins and the city
should decide how best to use it. That's the only course of action that is reasonable.
61. Despite the neighborhood meetings and online feedback forms, I fear CSU has already made the
decision to develop this land for some kind of density housing, commercial use and/ or lease it to
the highest bidder for development, no matter what the impact on the environment, water, land
and neighborhood community. I live in a nearby neighborhood to Hughes Stadium. PLEASE do not
make the old stadium and land into more housing with a retail mini mall! Leave open space around
Hughes and if the land must be used, then limit use and buildings for one of CSU's horticulture or
green land management programs. Let's not add more density and stress to the land and water
resources that we already have. We don't want Overland Trail to become a 4-lane highway for all
the traffic! CSU is supposed to be the 'green university' so how about bringing those green
concepts to this opportunity in an innovative way that benefits this particular environment,
Horsetooth reservoir and Fort Collins? The idea of CSU developing some kind of housing for their
low-paid employees is ridiculous as CSU should not be in the business of real estate development.
62. My first choice would be to keep it an open space. Keep Fort Collins unique and beautiful.
Second choice, sell it back to the City for the cost of demolishing the old stadium. The city could
work with the CSU Design program and students in landscape architecture to design a sustainable
city-owned recreation center on the current stadium footprint. CSU could attract high quality
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students to these and other programs by using this as a demo project and the City would benefit
from a state of the art recreation and art center that serves the public and preserves surrounding
open space.
63. This area should be kept as open space/ recreational. No houses, condos, or development of any
kind other than hiking/ mountain bike trails. Please keep me informed as plans progress.
64. Please don’t put more low income housing here. Keep it as beautiful open space!
65. I am strongly against housing or music venues. I realize CSU wants to make money. I hope the
university also considers he burden on city infrastructure that housing or music venues would
create. Many homeowners have intentionally chosen this end of town for its lack of traffic and/or
noise. Low income housing may cause property values in the area to drop. We need to consider
open space management. We need to consider environmental concerns. I pray city officials will
speak up and university officials will seriously listen.
66. The west side of Fort Collins suffers the worst air quality. Adding more housing will exacerbate this.
Please do not develop as high density. This side of town can't support the traffic (even with more
lanes on Overland).
67. I live on the west side of town close to the stadium. I think housing is the worst option for the city.
Prospect Road is already an irritating road to drive on and adding a larger population to the west
side would make it so much worse. I think the area should be for recreation, open space, park
system, bike park, amphitheater. The land is located in an ideal spot for outdoor recreation. Please
no housing!
68. Please do not turn this property into low-cost housing. It is a beautiful site and deserves better
than cheaply built housing. The surrounding area already has enough shoddy construction. I would
like to see it turned into a nature appreciation area. In keeping with the golf Frisbee course already
there, maybe add a bicycle course, skate park, ropes course, etc. Make it an area the entire
community can use and enjoy, not a rapidly deteriorating eyesore of shabby housing. Take into
consideration how much it will cost to build the infrastructure necessary to support the addition of
hundreds of people. Do NOT try to cram as many ugly, cheap apartment complexes as possible into
this area. Yes, that would fit in perfectly with the housing that is already in the area but not at all
fitting for the scenic setting. I especially would not like to see development such as that which has
recently been built on Willox Lane (west of McDonalds). A prime example of ugly, cheap
construction that was allowed to be built because the area was already ugly and economically
depressed. Please do not destroy the beauty of the area that Hughes Stadium occupies. Use this
area for recreational and educational purposes, please.
69. Please maintain open space for this property. We will never get it back if it is developed. We have
new housing going in on the corner of Harmony and Taft Hill, housing going in on Horsetooth just
East of Taft Hill. Traffic is getting worse by the day in this area and if this land is developed it will
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become intolerable. I bet if the land were offered to the city, we could come up with a way to
purchase it.
70. The property needs to be deed restricted to allow for reasonably priced, attainable housing only.
71. Open space is most important to me. My preference would be to keep the entire thing as a natural
area, but that doesn't seem realistic from what I've read. Please, please work with City of Fort
Collins Natural Areas Dept to conserve as much of the open space, trails, wildlife habitat and other
natural values on this site.
72. Please, no housing. That beautiful foothills area is prime for a foothills park, open-space, watch
beautiful sunsets, bike, stroll, walk, enjoy fresh clean air in a rural setting as our "choice city" was
meant to be! Please don't ruin our "choice city" with more tall apartments, condos and air pollution
infiltrating those beautiful foothills and Overland Trail access. Please don't let the "almighty dollar"
rule and ruin your lives and ours forever. We could all enjoy a lovely, open-space park for a long,
long time while we are on this earth!
73. I live in the area and would NOT like to see high density housing, nor low or affordable housing. The
area already has a high level of low income housing and it is a major eyesore. The area is starting to
look like "the projects" and additional low income housing will make the area worse. The area
should be kept as open space or CSU botanical / green house facilities. If CSU is concerned about
affordable housing for its employees, then CSU should pay its employees a better wage!
74. While I want affordable housing in Fort Collins, surely any for profit housing in place of Hughes
Stadium will be on par with current rental / housing rates and therefore not affordable. I also live
just off Mulberry and walk my two kids and two dogs east on Mulberry to City Park and do not
want more traffic on Mulberry; if massive housing units were built West of us then surely there
would be more traffic on Mulberry than already is. People speed on Mulberry, they run the red
light on Bryan, they race to pass each other, none of these are helping keep our city safe and why I
don't want more housing West of us.
75. I am totally opposed to housing being built at Hughes Stadium our city is being inundated with
more large complex housing which impacts city streets and detracts from the charm of our city.
Keep it open space!!!!
76. No more housing! Outside public pool, fitness center for families kids and/or concert venue!
Absolutely no housing!!
77. I am not ok with a music venue! I live very near the corner of Drake and Overland. When they
started the music for the marathon at 6:30 Saturday morning it worked me from my bed! The
sound of the announcer from the football game was regularly audible in our house. I can't fathom
how loud a concert venue would be, with the sound reflecting off of the hills into our
neighborhood. Please, this is not red rocks, out alone in the hills. We do not want an open concert
venue across the street from our neighborhood.
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Those are my only two cents. Appreciate the opportunity to respond.
78. Please, please, please do not put in new housing on the stadium grounds. It will ruin the quality of
life for both the people that live on the west side, as well as for the wild life that calls this area
home. We have all moved to this side of town to get away from the busy side of FC, and adding a
huge development would take so much of that away. It will increase traffic and possibly lower our
home values, by taking away such a beautiful recreational area. We love going sledding there in the
winters, playing Frisbee golf and hiking in the spring, summer and fall. Please, if anything, turn it
into a music venue that will bring something positive to the area. A music venue is something that
the city of Fort Collins is missing and just think of what it can bring to the city. I understand that this
is business and that money is the bottom line. I guess I am just hoping that you care more about
the people of Fort Collins, than you do the bottom line. Thank you for your time.
79. Housing and/or commercial development is the last thing this area needs! This part of the City is
crowded and there is minimal open space and few recreational opportunities. Bike paths end on
busily trafficked streets and biking is becoming increasingly dangerous. Housing development is
rampant on the South side with new "communities" in FOCO, and developments in Loveland which
eventually will merge into a densely populated megalopolis. One of the successes of FOCO that has
drawn so many new residents, is the small town feel in a City that has so much to offer. As the
population grows, and as the present population ages, more activities are needed for youth lest
FOCO follow the example of so many other cities where youth have inadequate opportunities to
keep them active and fall prey to drugs and alcohol, which is already a significant problem here.
With increased traffic, seniors will have more difficulty getting around town to carry out their
routine errands, and to enjoy the cultural events. The Old Town area, that has so much to offer, has
become almost inaccessible if you are not in walking distance in the evenings and weekends. The
stadium area would be a perfect location to serve both the existing and the future population with
indoor and outdoor recreational activities, hands-on classes (e.g. pottery, stained glass, jewelry
making, weaving), lectures, live theater, and other venues to draw people of varied ages.
80. My husband attended the first "listening" session, where it was made abundantly clear that no one
associated with the redevelopment plan wants to hear concerns or opposition to what has
obviously already been decided. The density of population in this area is already intense, the
unique environmental area in question cannot be replaced ... yet build, build, build is all that is ever
offered. It is well known that Overland Trail Road is not a good candidate for expansion due to its
lovely route along the foothills. Adding congestion, pollution and too many people is a recipe for
disaster. Decisions need to be made with regard to what is best for the environment and our future
not the wallets of developers and CSU.
81. I am strongly opposed to the demolition of Hughes stadium with housing development. As it is, you
cannot even cross Overland without an extended wait due to severe traffic. A new housing
development will greatly exacerbate this problem and make west Fort Collins a gridlock just like
central Fort Collins and downtown. I know that expressing my opinion will do nothing to stop this
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process but feel obligated to state my strong opinions as a faculty member at CSU. I am so
disappointed with this decision.
82. I am a neighbor in the Ponds and can see the stadium lights from my back porch and have listened
to the games that were held at the stadium for close to a decade, (which is easy to hear from our
house). I welcome the use of the stadium as a music venue or some other public event spot. I do
not believe high density housing is a good use of the property and am strongly opposed to this type
of development in particular. It would have a negative impact on the adjacent neighborhoods. We
already have lots of high density and low income housing in the immediate vicinity.
83. No more houses, please! We do not need more traffic, more congestion, more noise, more people
on this side of town! This property would best serve the public as an open-space/park. Please help
Fort Collins retain its nice-place-to-live character by not succumbing to the short-sighted "more is
better" ideology! What happened to the "quality of life" view that used to be on the forefront of
city planners?
84. I agree with the idea of using the NE corner of the property for CSU employee housing, as it would
expand the residential housing directly north (Sumac St). I am much more passionate about
maintaining the remaining land as open space, natural habitat and keeping the CSU disc golf
course. I would support a community garden on the site, perhaps near future housing. I am in favor
of demo and removal of Hughes Stadium.
I am very passionate about no other development on the entire site, including turning any of it into
a park or adding additional landscaping. I would like to find out if the dirt parking lots could be re-
planted with prairie grasses after removing the noxious weeds.
The beauty of this area and a few other open spaces is not due to resources and amenities on the
ground, but in the unobstructed views of the big sky.
85. I am a 2 time CSU graduate, long time Fort Collins resident, and Colorado native. I am currently a
resident of the Quail Hollow neighborhood which sits at the intersection of Overland and Taft Hill
Road, very near the stadium location. I am sorry I couldn't attend the listening session last night but
I had a funeral to attend.
I would like to very strongly advocate for selling the land so that it can be preserved as open
space/recreational use. It is adjacent to the Pine Ridge Natural Area, at the base of popular
mountain biking trails, and is used by the City's children as a sled hill all winter. We have so much
rapid development going on within our community that the qualities that make it the recently
named "4th happiest" city in the nation are going to be tested. One reason we are so happy is due
to our amazing open space and recreational areas within biking distance of the city and our
neighborhoods.
I believe development of the property into residential or affordable housing would cause real
disruption to this area due to increased traffic along Drake/Overland, negatively impact the few
remaining wildlife corridors on the west edge of town, mar our views of this beautiful area, create
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conflicts with long established recreational use, and necessitate expensive roadwork to
accommodate increased congestion in the area.
My vision for this property is one in which the land, if annexed by the city, is designated for a
natural open space and recreational area to augment our quality of life and embrace our wildlife as
well. My vision includes habitat hero gardens (pollinators), a sled hill for the kids, a conduit for
mountain bikers and hikers, and the like. Please consider open space and recreation and prioritize
it over residential or commercial development. It isn't the right space for that and this is one of our
last crown jewels in the area for open space (certainly within city limits)!
86. Let’s keep Hughes Stadium as natural of an area as possible. Our beautiful state of Colorado is
becoming so over run with overwhelming population I fear it will be ruined. Please keep a little
piece of paradise around for our future generations to enjoy.
87. Please leave it as open space, we really need it.
88. The west side of town is already too congested and Overland Tr/ Prospect/Drake already have
trouble handling existing traffic at times. In addition, the foothills open space helps make FoCo
what it is. Please do not develop it further. CSU has already gone against public opinion by building
the new on campus stadium. Please do not further disrespect FoCo by selling this land to a
developer.
89. Please consider not developing this area with MORE housing. Fort Collins is really beginning to lose
its charm with the incessant building in almost every corner of this city. The additional traffic on
Overland, being one lane, and Prospect between Overland and Taft will be ridiculous if the
projected housing comes to fruition. Let's think about Fort Collins and not about lining the pockets
of developers.
90. There is a lot of great Open Space along Overland, and Hughes is such an icon of our community,
especially with the A-Trail there. These types of spaces are quickly getting swallowed up by
development and West Fort Collins is beginning to lose what makes it special - a place to access
trails, view the Foothills, and appreciate that Fort Collins is so unique in that it sits at this "urban-
rural interface."
I understand the need for affordable housing, but I feel we should be building "up" closer to and
more densely within the city. The development that is sprawling into our more rural areas across
Fort Collins is so ugly, cookie cooker, and not the types of homes that are built to last years and
conserve water and energy.
I would love to see the Hughes stay a cultural icon in some way, celebrating a natural landscape
that is becoming so uncommon. It would be great to see a skate park, bike park, playground,
something that can engage youth and families, or be a place for music, events and festivals - the
events/festivals downtown have become so standardized and everyone feels exactly like the one
before. It was so nice having events like the Peach Festival when it was still at Hughes.
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91. Would really like to see this unique property left as open space/foothills buffer. A concert venue at
most. The push for "low-income housing for CSU employees" seems unrealistic and unworkable in
fact - a mere talking point. (Plenty of low-income housing on this side of town already. What
happened to the City's vision of mixed-density neighborhoods?) More housing would affect both
the traffic on limited arterials and pollution in this area. Back in the 1980s, there was concern about
further development west of Overland Trail negatively impacting air quality along the foothills.
(What happened to that?) A recent study indeed showed Fort Collins' pollution is worse on the
west side.
92. Let's do something big: http://money.cnn.com/2017/10/18/technology/future/google-toronto-
sidewalk-labs/index.html?sr=fbCNN101817future0302PMStory.
93. Please take the traffic situation into consideration when deciding what to put in place of Hughes
Stadium. The situation in town is already VERY difficult with very few good east-west avenues
through the city. Adding additional housing would significantly impact the traffic situation.
Spreading out the housing a bit more would help, but the proposed "affordable housing" would be
sure to increase the traffic problem exponentially. Thank you for your consideration.
94. I am a resident of Westgate Townhomes (the neighborhood which shares a fence-line with the
stadium on the north side). As a resident, I would like to offer my feedback regarding any
redevelopment. I think the property should be used for open space. This area already has a very
high concentration of rental properties, usually with more than one tenant, which has created
quite a bit of traffic congestion during busy times and a lot of noise pollution. Also, the scenery and
character of the area would be ruined if this area was developed for housing.
95. Is there a possibility that this could be used as a High School sports complex?
96. Hope CSU chooses to sell to a developer with low-cost housing in mind. Whatever CSU chooses to
do, remember all of Fort Collins has to live with that choice. Thank you.
97. The Hughes Stadium property has been a fantastic resource for Fort Collins residents, even outside
of games and special events. The disc golf and sledding hill are popular and trails behind the
stadium are an important connection between the local open spaces. I would vastly prefer a
continuation of a public space, be that open space or an auditorium. Our foothills public lands are a
great draw for the city: an ugly dense development alongside the road to Horsetooth Reservoir
would be a shame. The west side of town lacks the infrastructure investment and high tax base of
the southeast part of town - how would the city cope with hundreds of new homes? We on the
west side would like to keep things less crowded.
98. Let it return to grassland and utilize it as open space or natural area for all residents. I'd be happy if
the disc golf course got an upgrade too. NO CONDOS!!
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99. This property should NOT be used to build more housing or residential areas. Keeping this space
open and natural is crucial to the environment of Fort Collins. We are known for being natural and
agricultural and we need to keep it that way!
100. As a CSU Alumni 1990, 2000 and a thirty year Fort Collins Resident. The Hughes property should
be donated to open space. Located next to Dixon reservoir and a key view shed entry into
Horsetooth Reservoir the last thing the City of Fort Collins needs is more apartments right there.
It's tragic that the decision to develop this has already been made any community engagement is a
farce, developers clearly drive government and approval processes. Maintaining livability and
desirability of current residents means nothing.
101. It would be great if CSU could convert the Hughes Stadium property into open space or a
recreation area. With the neighboring natural areas, it would be beneficial to keep the space free
of residential housing units. The traffic and light pollution would impact the surrounding natural
areas in a negative way. With so many areas of Fort Collins filling up with houses, we have very few
real open spaces for CSU students and city residents to enjoy. If given the opportunity, I think it is
worth preserving this space and the surrounding natural areas.
A second idea would be to convert it into a natural space that could be utilized by CSU classes, so
that it has some functionality for the school. Some extension classrooms or laboratories could be
built, that would preserve some open space while serving an academic purpose. This would not
negatively impact the other natural areas as much as residential housing, and could provide a fun
learning environment for students.
102. The space around Hughes Stadium should be developed and maintained as open
space/recreational space. It is such an important space for those uses currently- both the Frisbee
golf course and the space around the stadium. Coyote, deer, and other wildlife are also frequent
users of these spaces and with the proposed impending development on the corner of Drake and
Overland and ever-expanding development filling in space northwards on the west side of
Overland, having these wildlife and recreation areas on the edge of town are important to support
those animals and prevent them moving even further into town than they already do. Please take a
long look at the current use and its enrichment of the current community and its importance
ecologically during this process. IF the option does not exist for the land to be used as open
space/recreational space it should be used for something innovational and beneficial to the
community... some type of community garden with family programming...tiny house cohousing...
something that isn't just more housing or businesses, and something that honors the importance of
this space.
103. Bikes
104. You should build a BMX race park!
105. Want me a BMX bahk park pls and thanks.
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106. I am a homeowner living on Overland Trail. I am concerned that the Hughes stadium land will
turn into yet another large housing development. Please do not litter the west side of town with
more crumby condos, automobiles, noise, pollution, and traffic.
There needs to be a wildland-urban transition from the foothills to town. The space between the
foothills and Overland Trail should be preserved for this purpose. Filling it with housing would be a
desecration to the landscape and to the community. I would encourage the City of Fort Collins to
act reverently and turn the Hughes space into public open space or natural area.
107. Please do NOT build housing on the Hughes land. This will destroy the open space around that
area! This is a great collaborative opportunity for the City, County and CSU to work together to
keep this land undeveloped. So many possibilities, including an area that students can use for
environmental studies, etc. The idea of all of those homes on that land makes me sick. Keep this
land as some kind of natural open space.
108. Preserve the existing parking as a renewable energy hub with wind/solar energy hookups
provided by the city of Fort Collins for short/long-term lot rental and fee-based charging of electric
vehicles, RVs and tiny homes in support of local tourism by providing an Overland Trail alternative
to U.S. 287 through Fort Collins. The existing field could also be preserved and rented as a soccer
field for both men and women at the collegiate/olympic/professional levels by installing metal
bleachers after the concrete bleachers are removed. The existing waste removal infrastructure
could be used to support waste removal for both the soccer field and renewable energy
transportation hub. Women's soccer in particular is looking for non-artificial turf to play on and the
high number of days of sunshine we experience makes Colorado an ideal location. The existing
stadium is an ideal location for promoting local tourism with access to both the Poudre and Big
Thompson canyons via Horsetooth Reservoir. The parking could also be used by alumni and family
members of CSU students for short-term rentals and to provide long-term rentals and affordable
housing for CSU employees, students and the homeless.
109. I would like to see this turned into some sort of active/sport outdoor recreation area, with a mix
of things like the Frisbee golf course; running and biking circuits (like the Valmont Bike Park in
Boulder); maybe a fitness park or open-use courts for yoga, tai chi, and other meet ups/classes; and
most of all, fitness stairs that go up the hills (Like the Lyon Steps in San Francisco or the Baldwin
Hills Overlook in L.A.). This all would act as both a popular tourist destination and a spot for locals
to enjoy the outdoors. You could even zone in some commercial pads to allow cafes, outdoorsy
shops, bike repair shops, food trucks, etc. to serve the type of people frequenting this area.
Lyon Steps: https://urbanhikersf.blogspot.com/2013/05/wordless-wednesday-lyon-street-
steps.html
Baldwin Hills: https://modernhiker.com/hike/hiking-the-baldwin-hills-scenic-overlook/
Valmont Bike Park: https://bouldercolorado.gov/parks-rec/valmont-bike-park
Outdoor fitness court: https://nationalfitnesscampaign.com/the-fitness-court1/
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110. I'm a homeowner who lives at XXX Ross Drive Unit XXX, which is directly across from Hughes
Stadium.
As a homeowner who has lived across from the stadium for four years, I am very interested in
seeing the land be used for open space/recreation. I believe using the land for open
space/recreation is the most consistent with its current context. Maxwell, directly to the west of
the stadium, is used by walkers and hikers. The disc golf field is utilized by the community. And, the
grounds of the stadium are home to hundreds of dog walkers like myself. My two beagles and I
walk the area at least a few times each week. Further, dozens of families with children use the area
for sledding in the winter. These are only a few examples, but they illustrate that the area is already
being utilized recreationally on a daily basis by multiple different groups within our local
community. Developing the area for commercial or residential use would be a loss for walkers and
hikers, disc golfers, those with dogs, and families with children, among others.
111. Big mistake to build the new stadium. Hughes could have been renovated at a much lower cost,
but that wasn't good enough for the bigwigs running CSU.
112. Ask CSU to annex land back to the city then let city turn the land into a beautiful golf course.
113. Of course this Stadium needs to be torn down and become open space to preserve for future
generations! Look at the map, it is surrounded by natural areas, lakes, the reservoir, trails, the
historic A on the hillside. Think of the legacy we will be leaving here. Do we as a community want to
pass down a strip mall with a 20-year life, or open space and trails for people to enjoy for many
decades to come? ICON may not like this idea because they are builders and they don't make
money from this, but those who came before us had the foresight to save land as open space
rather than sprawl and pave in every direction, and we are grateful, let us show our gratitude by
doing the same. Fort Collins resident for 18 years!
114. Hello,
I'm writing to provide feedback on the Hughes Stadium property, as I could not attend the
Neighborhood Listening Session that was held on the 20th.
As a home-owner/resident in the immediate surrounding area to the Hughes property (and as a
multiple small business owner here in Fort Collins), my hope is that the property will end up being
used for some type of recreation; such as a park, an open space with trails for walking/hiking or
especially as a place for athletes to train such as an athletic park or even a cycling velodrome. At
the very least, whether the property is leased or sold, I hope that whatever company takes over its
use keeps that area's wide-open landscape and will be mindful of the environment, as it already
seems very wasteful to be tearing down the stadium (which, based on my understanding, will be
part of the eventual plan) as opposed to re-purposing it as some type of outdoor athletic/training
facility, for example.
As Fort Collins is already becoming drastically overly congested and housing developments
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(apartment buildings, etc.) are being squeezed into what feels like every inch of space that we have
left, having something that is open and natural would be great to keep Fort Collins a destination for
people who want to get out and explore. I talk to more and more people over the years that think
about leaving Fort Collins (including myself and my family) due to the increased congestion,
constant roadwork and construction...which is unfortunate. So I think something that keeps the
beauty of the natural area on that property would go a long way in terms of sustainability for the
community.
I'm not sure what ideas or proposals might already have been shared at the listening session, but
thanks very much for your time and consideration.
115. I am a 46 year Fort Collins resident, CSU Alumni and a graduate of the College of Natural
Resources and believe that if CSU is truly the “Green University” they should turn the site into open
space. I intend to fight any other option.
116. I agree with the idea of using the NE corner of the property for CSU employee housing, as it
would expand the residential housing directly north (Sumac St). I am much more passionate about
maintaining the remaining land as open space, natural habitat and keeping the CSU disc golf
course. I would support a community garden on the site, perhaps near future housing. I am in favor
of demo and removal of Hughes Stadium. I am very passionate about no other development on the
entire site, including turning any of it into a park or adding additional landscaping. I would like to
find out if the dirt parking lots could be re-planted with prairie grasses after removing the noxious
weeds. The beauty of this area and a few other open spaces is not due to resources and amenities
on the ground, but in the unobstructed views of the big sky.
117. The VAST majority of the LOCAL COMMUNITY does NOT want the land to be developed into
even more homes and/or condos. Part of the reason we bought our first home in this
neighborhood is because it backs up into open space. Huge numbers of citizens currently use the
area as a recreation area/open space not to mention it is a major gateway to Horsetooth. CSU is
supposed to be pro green but they aren’t. If CSU sells this land to developers, I will officially be
disgusted to be a graduate. I will never donate money to the school and my children will not
attend. I know countless people in the area who feel the exact same way. CSU does not have the
best interest of the citizens of Fort Collins in mind. They’ve turned into a greedy institution. They
should think a little bit harder about the long term effects of this decision and not just the financial
gains. Hopefully the decision hasn’t already been made and you aren’t just taking input from actual
citizens as a formality. I will say that most people sadly think this to be the case. All eyes are on
you, CSU. Don’t blow it.
118. Please no retail or homes. The traffic is already going to be increased with the new homes going
in on Drake and Overland. I really wish someone from CSU lived over in our quiet neck of the
woods and realized how awful it will be to add thousands of more cars to this area. There really is
no respect from CSU regarding the quality of life in this town. Listen to the neighbors that will have
to live next to this development. I would suggest keeping it an open space or a concert venue. The
temporary use as a concert venue would be far less hideous than housing. It wouldn't be a concert
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venue nightly so dealing with extra cars would be the occasional thing instead of daily (like a
development).
119. I'm a professor emeritus at CSU. We live very near to the Hughes Stadium area. Very broadly,
my recommendation is to create most of the area around Hughes into a friendly and usable open
space. There might well be some spaces for small but needed housing projects. But fundamentally,
I urge that the area become a public park. A generous park for future residents of Larimer Country
would be precious and broadly appreciated. To me, a smaller public Children's Park might also be
considered. Altogether, instead of aiming at strictly practical goals to please us now, we should
think of a gift for the next generations to our remarkable community.
120. PLEASE - NO housing at the Hughes property!!! I am a local resident of the area and the
consensus is that we DON'T want more housing, more traffic and more property development! The
traffic has greatly increased on Overland Trail road, as well as W Mulberry and W Drake that
connect to Overland. Many are concerned about additional pressure on the land, water resources
and air quality. So, CSU - NO housing, please!
121. I am aware that FoCo needs more low-income / affordable housing, and hope that will be
included in the re-development. The Drake & Overland Trail intersection is already very busy and
dangerous. It will need to be improved when the Hughes stadium property is redeveloped. What is
the plan for this? Will traffic lights be installed? Also, I am concerned about traffic on Drake and
Overland Trail. Will additional bus lines be provided to reduce traffic? I believe they are needed.
Will there be any efforts to mitigate the traffic noise from Drake and Overland?
122. I have read the feedback thus far and requesting the property be kept as open space is
overwhelming. I hope CSU is listening this time.
123. Why doesn’t the university designate the land for preservation of natural grasses and wildlife?
That would go a long way to make peace with the town and might make it easier to work with
them later on!
124. I'd love to see the area become a natural area. There is already too much new development in
front of Horsetooth, so it'd be nice to have some natural space preserved there.
125. The Hughes stadium property is very special in that it is next to existing open space, and a
tremendous opportunity to expand our outdoor recreation opportunities. As FTC grows, the
existing trails are becoming overcrowded. Selling this land to a developer is the wrong long-term
decision. Please make it into open space.
126. The overall property could showcase two of the most compelling and historic areas of study at
CSU: Sustainability & Agriculture. The entire property can become a mix of housing surrounding a
central gathering place located where the existing field is today. This central gathering place can be
a mixed-use space, activated as a pedestrian village lane, greenspace, and/or farmer's market
facility. The existing stands on both sides can be re-purposed into LIHTC affordable apartments as
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well as market-rate condos that incorporate the unique concrete support arches on the west side.
There are several examples of this adaptive reuse in Europe, using old soccer stadiums.
Surrounding the village that was formerly the stadium, community gardens as well as CSU
experimental gardens could exist side-by-side, sharing infrastructure. Additionally, value-added
agriculture ventures could be incubated, such as a hop farm, commercial kitchen incubation,
finished retail products, etc. Finally, a mix of housing types is essential (including tiny home village),
and LMN zoning would seem to be appropriate here. Ultimately, the former Hughes Stadium
property could become an agricultural village, designed and developed with advanced
sustainability techniques.
127. Hi - I live within a mile of Hughes, and would love to see it preserved as open space. If not,
please please please be sure that the light pollution from whatever is developed does not shut
down the Drive-In Theater. The owners have said before that if Hughes is developed, that the lights
would be the end of the theater. Let's keep this piece of history alive and plan any development as
dark-sky approved.
128. Please keep it as open space or turn it into an amphitheater to preserve the Colorado beauty
and heritage. Thank you!
129. The open space backing up to foothills is unique and of high value to the entire Fort Collins
community... some combination of gardens and open space for mountain biking, hiking, dog park,
etc.
130. Please preserve the area as an outdoor recreational multipurpose area. We moved here 10
years ago and were impressed by the open fields throughout the town, the great parks and the
ease of driving in Fort Collins. I was so inspired by what I thought was one of the most stunning
settings for a stadium. Now every vacant lot is either filled in or has a yellow sign to redevelop. The
growth here is exponential as is the traffic. The town is getting over run with cheap LEGO block
apartments and housing developments at the expense of green areas. There is very little to be
excited about here. The town is getting uglier by the day.
In addition, the city is already one of the most polluted cities in the country and west Fort Collins
has the worst air quality in the city limits. The brown cloud and the diesel smell is getting worse,
let’s not add even more cars and houses. There are so many great recreational ideas for this area. I
would like to see the city put in a cross country track in the winter. I ski at my local park and would
love to have a groomed path. We could use more winter sports here. Please don’t pave over this
gem of an area. Thank you. Please keep this gem of an area natural.
131. A considerable sized music venue would be a great fit. It would also help bring revenue to the
city since anytime a major act is in the state we have to travel to Denver area. There is no decent
venue in northern Colorado or within the Wyoming area. The location also has enough space to
support parking for a large venue as well.
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132. I feel the powers that be should be thinking outside the box. The suggestions people have
provided so far are typical. Housing in Fort Collins is not and never will be affordable for most
people. Open space. We have enough. Fort Collins certainly needs much more than it has to make
it an appealing place to live, in reality, rather than in hype. In any case, my idea for that space is a
bit unusual and maybe not practical, but would hopefully appeal to many people. I suggest that the
space be turned primarily into a bicycle velodrome. This might appeal to Olympic hopefuls. Also, I
imagine there would be space enough for an outdoor roller skating venue (ice skating is too
common) and also a skateboard park. Maybe you could throw in a full size running track. There is a
sad lack of activities here for young people and a skateboard park might be something kids would
really use plus give them physical activity.
133. I’d love to see a music venue replace Hughes stadium ... it’s a perfect location.
134. I am a long time resident with a family in Fort Collins. I believe Hughes stadium should remain as
recreational/event type facility. The open space on all sides of the stadium are an integral and
priceless commodity for the City of Fort Collins. The trails have become a major recreational area
for the town and is getting more traffic each year. I am afraid if this property is developed into
housing that the trail system will be overcrowded and will lose its appeal to many people. Not to
mention the traffic on Overland. I believe the city should purchase this property for a once in a
lifetime chance and provide a park/open space connecting a continuous area of open space to the
north and south.
If it is developed into housing, then they should be mandated to upgrade and enhance the entire
trail system to allow mountain biking and hiking on separate trails since it will surely become
overcrowded. This is the gateway to the foothills of the Rocky Mountains, please don't develop it
into housing and ruin this area of town? Go east or north for more housing, there is plenty of open
space. By the way, there is a dam just above the property, do we want houses below it? I hope
profit hungry developers don't get their way with this property, if so, this will be a big hit to the City
of Fort Collins way of life. Thank you.
135. I think this is the perfect opportunity to move the basketball games offsite; Moby should be
moved to the Hughes site. Think of how much better access there will be, and far fewer parking
issues. This would be a great opportunity to showcase our foothills to returning Alumni. There is no
good reason to keep Moby on campus; it should be torn down in favor of a parking garage for the
football games.
136. I very much liked (and copied) this entry in the Coloradoan on 11/30/17. Thanks for asking!
A mixed-use, walkable/bikeable neighborhood, not just residential, with a grid of narrow streets
(with) bike lanes, easy transit to ... main attractions of CSU and Old Town, buildings close to the
sidewalks like they are in Old Town, pedestrian-scale infrastructure like lighting and bike racks
rather than gigantic wide open parking lots, and almost everything a community would need within
walking/biking distance, including an elementary school, restaurants, houses of worship and a local
market. With the huge size of this location, if density is done properly, it could serve tens of
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thousands of people and allow Fort Collins to grow wisely instead of sprawling all the way toward
Wellington.
137. I would love to see this area developed into an amphitheater as a venue for music and other
entertainment. It is in a beautiful location nestled against the foothills. The music scene in Fort
Collins has always been big. Being a college town with a diverse population, it is a natural fit. I think
it would also be a great venue for events like New West Fest, the 4th of July Fireworks show, Craft
Shows for local artisans during the warm months. Possibly a Colorado Winter Wonderland 2-3 day
event with local shops having booths selling Xmas gifts and showing off what their shops sell in
their Old Town stores and restaurants. Maybe even have a skating rink for the event. Very quaint,
very Colorado. Stuff like this makes people feel good, puts a smile on your face. So, it could be used
as a multi-use venue with lots of local events mixed in with some small - medium sized concerts
featuring nationally known artists. I am envisioning a multi-use amphitheater venue that offers a
variety of music concerts with special local events throughout the year. There will ALWAYS be a
need for more affordable housing. Please, let's use this this area for something special.
138. Starting as a freshman at CSU 23 years ago, I have enjoyed the open space around Hughes
Stadium for walks, sports and a quiet place to read a book. Now as a resident of Quail Hollow, just
across Drake, I would be heartbroken to lose that open space. Please help protect our wildlife, dark
night sky, quiet atmosphere, and decent traffic flow by keeping the old Hughes an open area. I am
in favor of selling to our Department of Natural Resources and other proposals that keep the area
as natural and wild as possible.
139. Many residents in this area's highest priority is natural features, trails, wildlife, and open space.
Please fully explore a sale to the City of Fort Collins Natural Areas Department so that it can be
preserved as open space. The department has a large conservation fund and can pay fair market
value. I am a neighbor, and the reason I chose this area is the access to the outdoors. Please don't
pave paradise! This area, on the East side of Overland is already low-income, high density housing.
Fort Collins doesn't need more housing, it needs open space preserved for future and current
generations.
140. If Hughes will not be used for a music venue, as the plan is already to demolish it no matter the
cost, then please let the land be incorporated into Maxwell Natural Area to provide more space for
wildlife, natural resources, hiking trails, and the beauty of what most of us moved to this area for.
As the City of Fort Collins continues to sprawl and become overly developed, the last thing we need
is more housing to cram an overabundance of people in our idyllic town. Please think about the
impacts on the natural environment here before adding more concrete and asphalt to our already
warming globe.
141. Please preserve the open space and nature that is present today. Housing, commercial
development, and traffic will not preserve what is disappearing in our landscape. Taking down the
stadium will allow for continued use of the area for low impact recreation in a natural park setting.
The area is a part of the foothills which continues to be encroached upon. Preserving this landscape
will allow individuals and families to enjoy the reason why we will allow choose Colorado to be our
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home. Please consider what our future holds. We can travel to Denver to see developed
landscapes. Let us keep something natural and beautiful.
142. Not housing. Not housing. Not housing. Not housing. Not housing. How is it that the stadium
location is too far from campus to host football games 6 times a year, but ideal for housing? Tear it
down and put in a park and open space. As it has been used by west side residents for 299 days a
year.
143. I applaud CSU and the City opening an idea forum for citizens. Wish they would have done same
for the on campus stadium. That blemish and personal failings by CSU to do the right thing put a
damper on our home team spirits. Since 1978, we have enjoyed going to games at Hughes Stadium.
More than the lure of watching the home team was the experience of that great scenic location
and the chance to connect with friends at the tailgating area. I doubt very much that we will ever
go to the new stadium.
I appreciated the suggestions by the people who live close to that area and many wanted to retain
the natural beauty as augmented by trails and maybe a pond or park, or nature center, bike trails
so it feeds into the pride of Fort Collins, which is its parks and trail system. I also think the idea of
some quadrant allocated to employee housing or low income housing would be a nice marriage of
creating a place for low income people that anyone would be proud to enjoy. I know of a small
group in Fort Collins wanting to design a community for an underserved market.
I love Fort Collins and as a long time strategic thinker for HP and for other large organizations, I see
opportunities for Fort Collins to create examples that other states follow. Stuff like closing the gap
between industry and education, diversity appreciation, strengthening business and market
ecosystems are just a few examples of the scope of my involvements. I'd love to see the land
around Hughes Stadium used to increase the value of living here by allocating a large portion to
something natural.
144. My family and I have lived our entire life in Fort Collins and we love this city. We are supportive
of CSU as a key component of the Fort Collins community. The city needs to manage growth and
part of that is the continuing encroachment into our foothills. We would prefer to see the area
become open space to also support our wildlife. Please consider our environment by using the land
for open space. Thank you.
145. I live in the Ponds Neighborhood and I moved there because of the easy access to the sledding
hills at Hughes Stadium and the bike paths and running paths. I am hopeful that whatever plans will
keep some of that resource for the community. I know my sons will love the Frisbee golf as they
grow older. I wanted to make a suggestion of gardens and perhaps a hops field for your brewery
classes and degree. I read in a magazine a few weeks ago about a small college in Texas that turned
their football field into a vegetable and spices garden. https://www.pbs.org/newshour/show/one-
college-turns-football-field-farm-sees-students-transform
The school now makes most of the vegetables that the school uses for its student meal plan (which
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saved on costs to the school) as well as allow the students to sell the left over vegetables at a
farmers market. The students loved it because it was a peaceful place to connect with the earth
and the out of state recruitment went through the roof as students really identified with that type
of atmosphere.
You also have significant land and you might be able to grow your own hops or grain for the beer
classes and you might also start to be a leader in developing new hops in this field. I think that
would fit in with the Fort Collins community and you might even be able to get sponsorship from
the local breweries to assist in this process and in keeping up with the land. It would be another
good partnership that you have with the community and the business community.
146. I think it would be great to keep a portion of the stadium as a music venue. This would create a
unique venue and would also preserve part of the history of the site (being a stadium). Being a
unique venue with a scenic view, this would be a draw for people to come watch a show. People
would also be able to recall their times spent at the stadium. Additionally, parkland surrounding
the stadium could act as a sound buffer and provide recreational opportunities.
147. Public bike park similar to Valmont bike park in Boulder. Funding could be raised publicly
through donations/grants and maintained through city employee structure and volunteers. In
addition to bike trails and obstacles, a playground and skate park could also be integrated to appeal
to more recreationalists. There is plenty of space and enough interest from the Fort Collins bike
community to make this a reality. The worst thing would be a high density housing development.
Look at what Boulder had been able to accomplish with Valmont...while keeping it public.
148. Instead of selling the land to a developer at a discount for affordable housing, why not sell it at
fair market value to the city and keep it as a natural area or open space? Use the additional money
from the sale to raise the pay of your employees. $10 per hour is pathetic in this day and age. My
college work study job paid more than that 20 years ago. CSU should be ashamed if their pay is that
low.
149. I do not agree with the idea of building housing on the Hughes Stadium property. I don't think
that Overland Trail can handle the traffic increase that would happen as a result. At best, I think the
space could be reserved as a natural area. I know that the city can afford to purchase and maintain
the space. Most people I know who live on the west side of town enjoy hiking the trail behind the
stadium that is part of the Maxwell Natural Area. If the stadium must be demolished, perhaps it
could be replaced with a live music/events venue. Fort Collins is in need of a larger venue that
would attract more diverse acts than theaters such as the Aggie and Lincoln Center. As the
population continues to increase, acts that attract larger audiences will be interested in making a
stop in Fort Collins.
So I believe the ideal use of this land would be a mixed use live music/events venue surrounded by
a natural area complete with a disc golf course, gardens, a play area, a dog park (which is greatly
needed in this area) and scenic paths winding throughout. The paths could be open to pedestrian
and bicycle traffic. The gardens could include community vegetable gardens as well as a home for
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native flowers and plants such as are in other parks in town. Some of the space could be left open
for public use such as exists in City Park. Of course in the summer it could be utilized as an outdoor
event space. Having a music venue on the property could help fund the Parks department if
operated by the city. As someone who lives near Hughes Stadium I have seen the deer, coyotes and
other wildlife who frequent the area. I shudder to think that they would never be seen in this area
again if it became built up like the east side of town.
Please respect all of what makes Fort Collins great: the nature, the wildlife and most of all its
residents. Keep Fort Collins the unique place that it is by refraining from building housing and
paving over one of its most scenic and enjoyable pieces of property.
150. I have lived by the stadium for 16 years and would like to see a plan that is best for our property
values and traffic situation.
151. Open space, no homes at all. And please no homes or housing. Make it like Spring Creek.
152. Open space, bike and walking paths like Spring Creek Park down the road. A large fishing pond,
playgrounds, mountain bike paths, outdoor concert venue, Frisbee golf course, 9 hole chipping and
putting golf course. No more homes or student housing please.
153. In favor of expanding CSU equine program or a large community garden, maybe a bike trail as
well. NO HOUSING WHATSOEVER.
154. Please do not consider high density housing! Natural areas, horse trails, biking, hiking should be
explored! We do not need more high density housing. Consider mixed use natural areas and park
areas to be used by the public.
155. I believe that CSU should follow the example of Indiana University and use the site of the
stadium for an arboretum. Of course the site of their former stadium was on campus.
156. First, thanks for soliciting feedback on this process, and making it easy to do so online. I live
about a half a mile from the entrance to Hughes Stadium. This area is a gorgeous natural space; as
other have mentioned, that's what made Hughes Stadium such a wonderful venue.
It's a unique, often-photographed part of the FoCo foothills that make FoCo (and CSU) a wonderful
place. With that I mind, I ask that you prioritize protecting the natural character, and unique
ecosystem, of this area. The sale to the City of Fort Collins as a natural space would be the best
option. I think a park emphasizing trails could mesh nicely with the area as well.
157. The land Hughes is a special place, a scarce resource in this town. It's still mostly open, and right
by the foothills and other wonderful open spaces. It's one of the little things that makes Fort
Collins, the city that CSU calls home, a great place to live. The trails, meadows, and running access
have given the public a place to recreate and enjoy nature.
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Keeping this property open to the community in some fashion- an amphitheater, an open space, a
garden, so on and so forth- keeps this special spot in town part of the vibrant community that
makes CSU a great place to study. Developing new housing that shuts out the public & nature,
reverses that.
I'm not opposed to housing development. But there are many other places to build housing around
town, on land that is not quite so special. Please consider how this property can be kept a part of
the community, rather than a development of ritzy housing that cordons off ever more of the
foothills for the enjoyment of a few.
158. I know CSU does not want the property, but for years they held there cross country meets there.
I think it should stays as it is, minus Hughes Stadium, for cross country meets for CSU and for the
local high schools. CU in Boulder has a nice piece of open undeveloped land that they use for cross
country meets.
159. My suggestion for the property is to do an exchange with the Gardens on Spring Creek for their
property. Build your housing at the Gardens property as that area is already tuned in for additional
traffic with the new stadium. Set up the Gardens at Hughes location with more room for the
Gardens and build an amphitheater as part of the Gardens there. The Gardens has been
fighting to put a music venue in anyway.
160. In considering options for the Hughes Stadium property, my priorities are:
1. Open space. Close-in open space and wildlife habitat is critical to a quality community. Ideally
the entire site would be set aside in perpetuity, administered by City of Fort Collins Natural Areas
or Larimer County Open Lands program, with restoration efforts to jumpstart natural processes on
disturbed portions of the property. If not the whole acreage, let's set aside the bulk of the property
and consider the following priority on a small portion . . .
2. Cluster development. If some sort of housing and/or commercial development is deemed part of
the property's future, smart design must allow it to be clustered on a small portion of the property,
ideally adjacent to existing development and roads, so that priority 1 above can also be
accomplished. Clustering can reduce infrastructure costs, making development more affordable. I'll
hold up my own neighborhood as an example of what's possible. Greyrock Commons, in NW Fort
Collins, is a 16-acre site. Zoning would allow 30 houses to be built on 1/2-acre lots, fragmenting the
entire site. However we chose to cluster the 30 houses on about 4 acres so that 75% of the
property could be preserved as open space. Over 20+ years, we have worked to restore native
vegetation and have seen extremely positive results in terms of diverse habitat and wildlife. The
approach we took benefits residents, neighbors and the environment.
161. Open space, open space, open space! Once we develop that land and that view we will never
get it back. But why are you asking for our feedback? Tom Milligan, VP of External Affairs was
already quoted as saying that the space would definitely be "monetized", which means that leaving
the land open and natural really isn't an option to CSU because it doesn't generate income. His
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quote in last Thursday's Coloradoan ("We are going above and beyond what is traditionally done in
terms of gathering input.") indicates to me that they are more interested in saying 'See, we went
out of our way to ask for input.' than 'We will take your input seriously.
162. I am a 24-year resident of west Fort Collins not far from Hughes Stadium. For 22 1/2 of those
years I was also employed as a Research Associate at CSU. As for the fate of the stadium property, I
think the last thing most residents want to see is more development. Keeping most of the property
as open space and/or park land would provide the greatest benefit to the citizens of Fort Collins.
However, I am acutely aware of the high cost of housing in this region and the difficulty many CSU
employees have affording a place to live. Therefore, perhaps 25% or so of the property could be
developed as affordable housing for the CSU workforce.
I sincerely hope the University will take the community's input to heart, rather than completely
ignoring it as they did when the decision to build the new stadium was made.
163. Do not build housing! Build housing out east or north of Wellington. Our traffic situation is a
huge problem already. Either leave it open space or a multiuse recreation park. Field space for
athletics is hard to find and at a premium. So an athletic park w multiple fields for soccer, lacrosse,
football, etc. would be nice. Hope CSU does not decide to get greedy and develop into housing. I
am a CSU alumni and am supporting the new stadium and all the other new upgrades to the
University. But sometimes it feels like they want everybody to buy in to their projects but don’t
really give back or share their facilities.
164. This is an opportunity for CSU and Fort Collins to do the right thing and not blindly follow the
developers($). This area is far too important to the community to just throw up more condensed
housing to the detriment of all else. We as West Fort Collins residents would appreciate a truly
respectful community and nature oriented approach!
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Fort Collins GMA
Hughes Stadium VicinityZoning Annexation Map &
Date Saved: 8/15/2018 8:20:35 PM
HRoersseertvoooitrh
Sunset St
G
rowth Management Area Boundary
Hughesin Area Stadium Included Annexation
Dixion Canyon Road
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ATTACHMENT 9
-1-
RESOLUTION 2018 - 072
OF THE COUNCIL OF THE CITY OF FORT COLLINS
FINDING SUBSTANTIAL COMPLIANCE AND
INITIATING ANNEXATION PROCEEDINGS FOR THE
HUGHES STADIUM ANNEXATION
WHEREAS, a written petition, together with four (4) prints of an annexation map, has
been filed with the City Clerk requesting the annexation of certain property to be known as the
Hughes Stadium Annexation, as more particularly described below; and
WHEREAS, the City Council desires to initiate annexation proceedings for the Hughes
Stadium Annexation in accordance with the Municipal Annexation Act, Section 31-12-101, et
seq., Colorado Revised Statutes.
NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY OF
FORT COLLINS as follows:
Section 1. That the City Council hereby makes and adopts the determinations and
findings contained in the recitals set forth above.
Section 2. That the City Council hereby accepts the annexation petition for the
Hughes Stadium Annexation, more particularly described as situate in the County of Larimer,
State of Colorado, to wit:
A parcel of land situate in the East Half of Section 20, Township 7 North, Range 69 West
of the 6th P.M., being more particularly described as follows:
Considering the East line of the Northeast Quarter of said Section 20 as bearing South
00°16'25" West and with all bearings contained herein relative thereto:
BEGINNING at the Southeast corner of Foothills Annexation to the City of Fort Collins,
recorded at Book 1439 Page 17 Larimer County Clerk and Recorder, said corner also
being the Northwest corner of Becksted Addition to the City of Fort Collins recorded at
Reception No. 910170 Larimer county Clerk and Recorder; thence along the West line of
said Becksted Addition, said line also being the East line of said Section 20, South
00°16'25" West, 1,390.85 feet to the East Quarter corner of said Section 20, said point
also being the Northwest corner of Mountain Shadows Annexation to the City of Fort
Collins recorded at Book 1500 Page 6 Larimer County Clerk and Recorder; thence along
the West line of said Mountain Shadows Annexation, said line also being the East line of
said Section 20, South 00°17'42" West, 690.54 feet to a point on the Northerly line of
Pine Ridge 5th Annexation to the City of Fort Collins recorded at Reception No.
2001113963 Larimer County Clerk and Recorder; thence along said Pine Ridge 5th
Annexation the following three (3) courses and distances, North 89°42'16" West; thence,
South 00°17'42" West; thence, South 78°29'11" West, 1,114.50 feet to a point on the
Northeast corner of Pine Ridge 3rd Annexation to the City of Fort Collins, recorded at
Reception No. 99006010 Larimer County Clerk and Recorder; thence along the Northerly
line of said Pine Ridge 3rd Annexation, said line also being the Northerly right of way
-2-
line of Dixon Canyon Road, South 78°29'11" West, 948.91 feet; thence departing said
line of Pine Ridge 3rd Annexation, and continuing along said Northerly right of way line,
said line also being the Northerly line of State Board of Agriculture Lands as recorded at
Reception No. 10510582, South 78°29'53" West, 623.65 feet; thence departing said line,
and along the Easterly line of said State Board of Agriculture Lands, North 00°30'58"
East, 878.03 feet to the Southeast corner of Maxwell Open Space Annexation to the City
of Fort Collins recorded at Reception No. 90017479 Larimer County Clerk and Recorder;
thence along the East line of said Maxwell Open Space Annexation, North 00°31'43"
East, 1,573.16 feet; thence departing said line, and along the line of said State Board of
Agriculture Lands the following six (6) courses and distances, North 57°47'42" East,
65.46 feet; thence along a curve concave to the Northwest having a central angle of
25°26'23", an arc length of 149.40 feet with a radius of 336.48 feet, and the chord of
which bears North 45°04'30" East, 148.18 feet; thence along a curve concave to the
Northwest having a central angle of 31°42'57", an arc length of 133.40 feet with a radius
of 240.99 feet, and the chord of which bears North 16°32'04" East, 131.70 feet; thence,
North 00°30'42" East, 111.20 feet; thence along a curve concave to the East having a
central angle of 23°27'51", an arc length of 96.85 feet with a radius of 98.85 feet, and the
chord of which bears North 11°47'37" East, 96.17 feet; thence, North 86°25'25" East,
1,487.45 feet to the Southwest corner of Foothills 3rd Annexation to the City of Fort
Collins recorded at Book 1497 Page 190 Larimer County Clerk and Recorder; thence
along the South line of said Foothills 3rd Annexation, North 86°25'25" East, 25.79 feet to
the Southwest Corner of Foothills 2nd Annexation to the City of Fort Collins recorded at
Book 1456 Page 668 Larimer County Clerk and Recorder; thence along the South line of
said Foothills 2nd Annexation, North 86°25'25" East, 446.63 feet to the Southwest
Corner of Foothills Annexation to the City of Fort Collins recorded at Book 1439 Page
17 Larimer County Clerk and Recorder; thence along the South line of said Foothills
Annexation, North 86°25'25" East, 479.58 feet to the Point of Beginning.
The above described tract of land contains 7,130,110 square feet or 163.68 acres, more or
less.
Section 3. That the City Council hereby finds and determines that the annexation
petition for the Hughes Stadium Annexation is in substantial compliance with the Municipal
Annexation Act in that the annexation petition contains the following:
(1) An allegation that it is desirable and necessary that such area be annexed to the
municipality;
(2) An allegation that the requirements of Colorado Revised Statutes sections 31-12-
104 and 31-12-105 exist or have been met;
(3) An allegation that the signers of the petition comprise more than fifty percent of
the landowners in the area and own more than fifty percent of the area proposed to be
annexed, excluding public streets and alleys and any land owned by the annexing
municipality;
-3-
(4) The signatures of such landowners;
(5) A request that the annexing municipality approve the annexation of the area proposed
to be annexed;
(6) The mailing address of each such signer;
(7) The legal description of the land owned by such signer;
(8) The date of signing of each signature; and
(9) The affidavit of the circulator of such petition that each signature therein is the
signature of the person whose name it purports to be.
Section 4. That the City Council hereby finds and determines that the annexation
map, four copies total, accompanying the annexation petition for the Hughes Stadium
Annexation is in substantial compliance with the Municipal Annexation Act in that the map
contains the following:
(1) A written legal description of the boundaries of the area proposed to be annexed;
(2) A map showing the boundary of the area proposed to be annexed;
(3) Within the annexation boundary map, a showing of the location of each ownership
tract in unplatted land and, if part or all of the area is platted, the boundaries and the plat
numbers of plots or of lots and blocks; and
(4) Next to the boundary of the area proposed to be annexed, a drawing of the
contiguous boundary of the annexing municipality and the contiguous boundary of any
other municipality abutting the area proposed to be annexed.
Section 5. That the Notice attached hereto as Exhibit “A” is hereby adopted as a part
of this Resolution. Said Notice establishes the date, time and place when a public hearing will be
held regarding the passage of annexation and zoning ordinances pertaining to the above
described property. The City Clerk is directed to publish a copy of this Resolution and said
Notice as provided in the Municipal Annexation Act.
Passed and adopted at a regular meeting of the Council of the City of Fort Collins
this 21st day of August, A.D. 2018.
_________________________________
Mayor
ATTEST:
_____________________________
City Clerk
NOTICE
TO ALL PERSONS INTERESTED:
PLEASE TAKE NOTICE that the City Council of the City of Fort Collins has adopted
Resolution 2018-072 initiating annexation proceedings for the Hughes Stadium Annexation,
consisting of approximately 164 acres and generally located at the northwest corner of South
Overland Trail and Dixon Canyon Road, said Annexation being more particularly described in
Resolution 2018-072.
That, on October 2, 2018, at the hour of 6:00 p.m., or as soon thereafter as the matter may
come on for hearing in the Council Chambers in the City Hall, 300 LaPorte Avenue, Fort Collins,
Colorado, the Fort Collins City Council will hold a public hearing upon the annexation petition
and zoning request for the purpose of finding and determining whether the property proposed to
be annexed meets the applicable requirements of Colorado law and is considered eligible for
annexation and for the purpose of determining the appropriate zoning for the property included in
the Annexation. At such hearing, any persons may appear and present such evidence as they may
desire.
The Petitioner has requested that the Property included in the Annexation be placed in the
Transition (“T”) Zone District.
The City of Fort Collins will make reasonable accommodations for access to City services,
programs and activities and will make special communication arrangements for persons with
disabilities. Please call 221-6515 (V/TDD: Dial 711 for Relay Colorado) for assistance.
Dated this _____ day of _______________, A.D. 2018.
_______________________________
City Clerk
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Eff ective 10 Days
after 2nd Reading
Selected
Developer
Starts
Development
Review
Process with
City of Fort
Collins
DEVELOPMENT REVIEW PROCESS THROUGH THE CITY OF FORT COLLINS
Sept. 20, 2017
(P&Z) Board Review for
Recommendation to
City Council
City Council:
Approval of Resolution
for the IGA Amendment
to Revise the GMA
Boundary Map
Larimer County and
City of Fort Collins
Negotiate
Amendment to the
IGA Agreement to
Revise the GMA
Boundary Map
QUASI-JUDICIAL PATH FOR ANNEXATION INTO THE CITY
Opportunity
for
Public Input
Opportunity
for
Public Input
Opportunity
for
Public Input
City Council:
2nd Reading to
Approve and Adopt the
Annexation
Opportunity
for
Public Input
Opportunity
for
Public Input
Opportunity
for
Public Input
Listening
Sessions
with the
Neighborhood
and Community
We
Are
Here
SELECTED DEVELOPER
STARTS DEVELOPMENT
REVIEW PROCESS
THROUGH THE CITY
OF FORT COLLINS FOR
FUTURE DEVELOPMENT OF
HUGHES SITE -
See Chart on Next Page
CSU writes formal
letter to Larimer
County and the
City of Fort Collins
requesting an IGA
(Intergovernmental
Agreement)
amendment to bring
the property into the
Growth Management
Area (GMA).
If Amendment to
the IGA Agreement
to Revise the GMA
Boundary Map is
Required...
Sept. 20, 2017
Furthermore,
I
certify
that
said
owners
constitute
more
than
50%
of
the
landowners
in
the
area
proposed
for
annexation,
as
said
area
is
described
on
Attachment
“A”
of
said
Annexation
Petition,
and
own
more
than
50%
of
the
land
in
said
area,
exclusive
of
streets
and
alleys.
Date
Jgature
Attorney
Reg.
No.
revised
33
I
08
as
more
particularly
described
below:
A
tract
of
land
situate
in
the
County
of
Larimer,
State
of
Colorado,
to-wit:
See
Legal
Description
on
Attachment
‘A’
lWlTNESS
WHEROF,
I/we
have
executed
this
Petition
for
Annexation
this
day
of
%J1J
2018.
THE
STATE
BOARD
OF
AGRICULTURE OF
COLORADO, NOW
KNOW
AS
THE BOARD
OF
GOVERNORS
OF
THE
COLORADO
STATE
UNIVERSITY
SYSTEM,
ACTING
BY
AND
THROUGH COLORADO
STATE
UNIVERSITY
By:
ice
President
for
University
Operations
Address:
do
CSURF
Real
Estate
Office
—
Rick
Callan
P.O.
Box
483,
Fort
Collins,
CO
80522
revised
3/3
7/08