HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 03/03/2020 - FIRST READING OF ORDINANCE NO, 044, 2020, UPDATINGAgenda Item 8
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AGENDA ITEM SUMMARY March 3, 2020
City Council
STAFF
Cameron Gloss, Planning Manager
Brad Yatabe, Legal
SUBJECT
First Reading of Ordinance No, 044, 2020, Updating the Harmony Corridor Plan for the Gateway Area and the
Harmony Corridor Standards and Guidelines.
EXECUTIVE SUMMARY
The purpose of this item is to consider a request to amend the Harmony Corridor Plan and the Harmony
Corridor Standards and Guidelines by adopting revised Plan polices, standards and guidelines pertaining to
the ‘gateway’ area located west of I-25.
STAFF RECOMMENDATION
Staff recommends adoption of the Ordinance on First Reading.
BACKGROUND / DISCUSSION
A. PROJECT DESCRIPTION
This is a staff-proposed update of the Harmony Corridor Plan, a policy plan, and the Harmony Corridor
Standards and Guidelines, a document that sets forth binding development standards. The Harmony Corridor
Plan and the Harmony Corridor Standards and Guidelines were originally adopted in 1991 and have been
amended from time to time, most recently in 2006. The changes revise Plan polices and development
standards and guidelines pertaining to the gateway area located west of the intersection of Harmony Road and
I-25 and extending north and south of Harmony Road (“Gateway” or “Gateway Area”). The proposed vision
reflects a shift in general direction regarding the type of development to occur in the developable portions of
the area: away from low-intensity, non-retail employment uses, toward a mixed-use, multi-story pedestrian
district that could take better advantage of multi-modal transportation improvements planned for Harmony
Road and I-25.
While this proposed vision reflects a shift in the basic concept for the mix of uses, three other aspects are
consistent with the City’s existing vision for the area: first, a focus on the overall landscape treatment to
highlight the river valley setting; second, an approach to development character that is different from typical
commercial highway interchanges; and lastly, attention to the mix of uses, and private and public
improvements that will match the desire for an inviting, attractive Fort Collins entry that provides a degree of
community separation from the adjacent Town of Timnath.
The requested Harmony Corridor Plan amendments include three components:
• Harmony Corridor Plan Chapter 3 that updates the general policies pertaining to the entire Harmony
Corridor. Revised Chapter 3 is Attachment 1 with deletions struck through and additions highlighted;
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• Harmony Corridor Plan Chapter 5 that updates policies and design strategy specifically for the
Gateway, revised Chapter 5 is attached to the Ordinance because the revisions are extensive and the
strike-through/highlight format was not feasible; and
• New Harmony Corridor Standards and Guidelines Section V for the Gateway, Section V is attached to
the Ordinance and this is an entirely new section.
B. GATEWAY AREA CHARACTERISTICS
1. Current Conditions
Commercial Uses. Four visually prominent commercial uses have been developed under County zoning
adjacent to the west side of the interchange, which substantially affect the image of the area as a gateway to
the city. These include a gas station, cell tower, and landscape nursery business on the south side of
Harmony Road, and a vehicular-oriented commercial building with outdoor storage on the north side. Across I-
25 to the east, the Town of Timnath has developed a regional shopping area anchored by WalMart and
Costco.
Residential Uses. In 2018, a 368 unit-apartment complex (The Wyatt) was constructed on 23 acres at the
southwest corner of Harmony and Strauss Cabin Roads. The development plan received a modification to the
25% secondary use limitations. One key attribute to the site design is the retention of the wetland at the corner
of Harmony and Strauss Cabin and installation of cottonwoods and other river landscaping within an expanded
setback.
Public Uses. The City of Fort Collins Arapaho Bend Natural Area located north of Harmony Road and east of
Strauss Cabin Road, encompasses almost 50% of the land area within the Gateway. A state-owned Park-n-
Ride facility operated by the City of Fort Collins and officially known as the Harmony Transportation Transfer
Center lies north of Harmony Road, ¼ mile west of the interchange.
2. Zoning and Land Use Adjacent to the Gateway
North South East West
Zoning County FA-1 - Farming RUL (Rural Open
Lands)
I-25; Town of Timnath
Regional Commercial
HC (Harmony
Corridor)
Land
Use
Single-family residential;
City-owned conservation
area
Vacant; some
delineated wetland
resources.
Large format and in-
line retail
Single and multi-family
residential
Morningside); Banner
Medical Center;
Hewlett-Packard
C. SUMMARY OF APPLICABLE ADOPTED PLANS AND POLICIES
1. Existing 1991 Harmony Corridor Plan
The Harmony Corridor Plan (The Plan) was adopted in 1991, for the Harmony Road corridor from College
Avenue to I-25. It includes the Gateway within its land use designation of “Basic Industrial Non-Retail
Employment”, which covers a majority of the corridor. This designation emphasizes office, institutional, light
industrial and other similar employment development, and also allows for some limited supporting commercial
and residential uses. There were amendments to the Plan in 2006 impacting the use of some properties,
including the Front Range Village shopping center site, yet there were no substantive changes related to the
Gateway.
The Plan also contains a special chapter (Chapter 5) highlighting the Gateway differently from the rest of the
Harmony Corridor, due to the exceptional significance of the I-25 interchange entrance to Fort Collins,
combined with the Cache La Poudre River valley setting.
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In effect, the existing Gateway Area chapter suggested that special tailoring of the underlying employment-
based land use designation was needed; however, it did not establish a vision or specific strategy for the area
over time. Instead, it explained issues that needed significant follow-up work. It also described “Alternative
Gateway Concepts”, ranging from typical highway interchange commercial development to public purchase for
open space. It concluded that:
“Additional work is required to develop a strategy for shaping the future of this important segment of the
community.”
It also stated that the starting point for additional work was to be the concept of a gateway entrance integrating
high-quality development with the natural characteristics of the existing landscape.
As the general ideas of the original Plan were explored further in subsequent years, they were clarified into
concepts for a community edge tapering down in development intensity, with the river valley floodplain corridor
helping to preserve the separate identities of Fort Collins and Timnath through ‘community separators’, and
providing scenic, recreational, educational, habitat, and water management functions. The concepts include
limited development that would be integrated and unobtrusive in the landscape, with low, horizontal buildings
blended into river valley landscaping, with low-intensity development activity consisting mostly of employment
uses.
With recent development of a large, multi-phased commercial center (Walmart/Costco/restaurants/inline
commercial), the community separator concept has been lost east of I-25 in the Town of Timnath; however,
there are design elements supporting preservation of the Poudre River Valley landscape that continue to have
validity west of I-25 and that can provide a degree to community separation from Timnath.
D. IMPETUS FOR PLAN AMENDMENT
The existing 1991 Plan called for additional work to set a strategy for the Gateway Area. The proposed Plan
update would:
• Reflect 29 years of additional work, changed conditions, and new information since the original Plan.
• Reflect aspects of the City Plan Update (2019) regarding compact, mixed-use pedestrian-oriented
development responsive to the needs of employers and the need to improve the linkage between land use
patterns and transportation/transit investment.
Following are some key changes and new information since 1991:
• Since then, the City’s Growth Management Area has expanded approximately three miles further south
along I-25.
• City Natural Area Purchases. The portion of the Gateway Area north of Harmony Road was purchased as
a City Natural Area (Arapaho Bend) in 1995. In a multi-year process (1997- 2003), the City and Larimer
County purchased the 843-acre Fossil Creek Reservoir Regional Open Space/Natural Area. Eagle View
Natural Area was purchased immediately south of Kechter Road in 2002.
• Gravel Mining Completed, late 1990’s. Gravel mining operations were completed in the 265-acre portion
of the area south of Harmony Road and east of Strauss Cabin Road, leaving a completely altered
landscape with extensive open water in gravel pit ponds. These mining operations extended an additional
half-mile south from the Gateway.
• City Natural Area Purchase Declined South of Harmony Road. Around 2004, the undeveloped, gravel-
mined property south of Harmony Road was offered and considered for purchase as a City Natural Area,
mainly for community separator and viewshed purposes. Wildlife habitat was not considered a significant
purpose, due to the gravel-mined landscape. The City studied the opportunity, but declined to purchase
the property, due to costs and liabilities of mining permit closeout, water augmentation, and site
restoration, given numerous other higher priority demands on the Natural Areas Program. There have
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been subsequent discussions between area property owners and the Natural Areas program staff, yet the
status remains the same.
• Existing Commercial Uses. Four visually prominent commercial uses have been developed under County
zoning adjacent to the interchange, which substantially affect the image of the area as a gateway to the
city. These include a gas station, cell tower, and landscape nursery business on the south side of
Harmony Road, and a vehicular oriented commercial building with outdoor storage on the north side.
Larimer County approved a variance for the cell tower (2007) at the southwest corner of I-25 and Harmony
Road over the objections of the City staff.
• Transportation Transfer Center (TTC, or Park-and-Ride) Facility Built. The Natural Areas Program sold
land on the north side of Harmony Road for this use in the late 1990’s.
• City Structure Plan (1997). The original City Plan land use map (City Structure Plan) envisioned a low-
intensity “soft edge” of the city in the Gateway District area, suggesting that development intensity would
generally taper down to a fairly open river valley landscape.
• Two Community Separator Studies. Reports completed in 1999 and 2003 convened multiple jurisdictions,
explored issues, and described opportunities for preserving distinct visual and physical separation and
identity of Fort Collins, Timnath, and Windsor in and around the subject area.
The 2003 Fort Collins-Timnath-Windsor Community Separator Study specifically identified a separator
opportunity consisting of the Poudre River floodplain corridor, which forms a broad swath around all
corners of the I-25/Harmony interchange.
The separator studies generally described possible implementation actions, which would require
increasing cooperation among regional cities and towns at their edges along I-25.
• I-25 Land Use Plans Completed. Plans adopted in 2001 (Northern Colorado Regional Plan) and 2003
(Fort Collins) for land fronting the I-25 Corridor. The Regional I-25 Plan called for a common I-25
development vision to be created by Northern Colorado communities, but only Berthoud, Windsor and Fort
Collins adopted the Plan. The preferred land use pattern supported development concentrated in mixed-
use ‘activity centers’ that support alternate modes of transportation, and that natural areas, open lands and
views were protected that contribute to the open character of the corridor. Fort Collins also adopted its
own subarea plan mirroring the regional effort and creating complementary design standards.
• Retail Development at Interchanges. During the last two decades, the retail industry has seen the
evolution of “big box” superstores, power centers, lifestyle shopping centers, and mixed use “town center”
developments, all creating increasingly regional market characteristics, typically wanting to locate at or
near interstate interchanges. The retail evolution continues as a result of on-line purchase options.
• Major Interstate Development. Retail/commercial activity and competition for sales tax has changed
rapidly, becoming fairly aggressive along I-25. The interstate has become a focus of annexations and
development, with advocates of regional metropolitan development widely promoting I-25 as “Northern
Colorado’s Main Street”.
In 2003, the Larimer County Events Center and the Centerra Lifestyle Shopping Center opened, adding
momentum to development pressures along I-25.
A Super WalMart center was constructed in Timnath in 2009 on the northeast corner of the Harmony/I-25
interchange; the floodplain was filled; and the development was built directly against the interchange.
Within the same timeframe, the entire east side of I-25, directly across from the Gateway Area, was re-
planned by Timnath for Regional Commercial development, extending one mile southward from Harmony
Road along I-25, thus significantly undermining Community Separator concepts for this area. Costco
opened in 2014, with restaurants and freestanding retailers added since that time.
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• Taller Buildings (2000’s). Taller buildings began to emerge along I-25 in Northern Colorado, with the 8-
story Embassy Suites constructed next to the Larimer County Events Center and other 6-story buildings
planned nearby.
• Ridgeline Development. Development has occurred and will continue along the top of the bluff, or river
valley wall, immediately west of the Gateway Area, with highly visible buildings along the ridgeline. This
diminishes the potential for long scenic vistas across the river valley to the mountains beyond, as a
defining concept for the Gateway Area.
• Colorado Department of Transportation (CDOT) Highlights Harmony Road. A multi-year process spanning
2007-2010. CDOT undertook an Environmental Impact Statement (EIS) process from 2008-2010,
evaluating alternative transportation scenarios for I-25 and related north-south transportation facilities
between the Denver Metro area and North Front Range. The Harmony interchange is shown in the draft
EIS as a significant hub for future bus transit on both I-25 and Harmony Road.
• In 2008, the Riverwalk Project (later renamed Nine Bridges) was proposed on 268 acres at the southwest
quadrant of the Harmony interchange that included residential, commercial and employment uses with a
channelized water feature/riverwalk passing through the property. The property was annexed after City
Council approved a series of emergency ordinances to block Timnath’s annexation of the former Riverwalk
site. The annexation issue was resolved through mediation. The development plan did not move forward,
and the property was later sold.
As part of Riverwalk, and different land use proposals for the other privately-owned properties on the south
side of Harmony Road, additional work in the area has included:
o gravel mine permit closeout under State statutes,
o consideration of City purchase of portions of the area for Natural Area and/or water utilities
purposes,
o analysis of earthwork changes to reshape the floodplain under FEMA and City regulations,
o sewer, water, and other utility services investigation and planning, and
o consideration of various economic land use and development approaches.
• Bustang, CDOT’s interregional express bus service, began its north terminus in Fort Collins during 2016.
The Harmony Transit Center becomes one of the area’s key pick-up and drop-off sites.
• The Wyatt Apartments (2018). A 368 unit-apartment complex was constructed on 23 acres at the
southwest corner of Harmony and Strauss Cabin Roads. The development plan received a modification to
the 25% secondary use limitations. One key attribute to the site design is the retention of the wetland at
the corner of Harmony and Strauss Cabin and installation of cottonwoods and other river landscaping
within an expanded setback.
• City Plan Update (April 2019). City Plan’s land use map (City Structure Plan) continues to designate the
Gateway Area for Parks and Natural/Protected Lands north of Harmony (except for the State Lands parcel)
and the balance as a Mixed Employment district. The long-range transportation plan calls for high-
frequency transit along Harmony Road and designates the southwest corner of the interchange as an
activity center. One of the short-term, high-priority implementation actions of the City Plan Update is to
assess our land supply to ensure that land is available to support business needs and to create a more
detailed vision for the community’s gateways.
• Larimer County denied a variance request in April 2019 for a freestanding electronic message center sign
on the north side of Harmony Road, 1/8 mile west of I-25. The proposed sign would have been non-
compliant with the proposed Design Standards and Guidelines.
E. PROPOSED HARMONY GATEWAY DISTRICT VISION
The changes, issues, and additional work noted above, have led to a more refined future vision of this area.
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The proposed vision reflects a shift in general direction regarding the type of development to occur in the
developable portions of the area: away from low-intensity, non-retail employment uses, toward a mixed-use,
multi-story pedestrian district that could take better advantage of transit planned for Harmony Road, the rest of
the community, and I-25.
While this proposed vision reflects a shift in the basic concept for the mix of uses, three other aspects are
consistent with the City’s existing vision for the area: first, a focus on the overall landscape treatment to
highlight the river valley setting; second, an approach to development quality that is different from typical
commercial highway interchanges; and lastly, attention to private and public improvements that will match the
desire for an attractive Fort Collins entry.
The proposed vision would move the existing Plan forward to fulfillment of its call for additional work to set a
strategy for the area. And finally, it would fit with numerous aspects of City Plan regarding integration of
efficient land use, the environment and transportation choices, and investment in the community’s gateways.
The update to Chapter 5 of the Harmony Corridor Plan describes ten basic design elements that apply to
future development and public investment and that are implemented through metrics contained within
Standards and Guidelines:
1. Naturalistic River Valley Landscape
Cottonwood groves, willows, and other native plantings will form the most dominant aspect of the
area’s image as seen by users of Harmony Road and drivers on I-25. Under this approach, a
naturalistic river valley landscape, instead of buildings and signs, becomes the primary view that’s
experienced.
2. Landscaped Setbacks Along Harmony and I-25 for Visual Image and Character
These newly landscaped areas along streets will be designed to screen parked vehicles and
intentionally frame intermittent views of buildings and their signage as part of the image of buildings
sited within a landscape.
3. Unified Harmony Road Gateway Streetscape
In the Gateway Area, streetscape enhancements will be an extension of naturalistic landscaping in
abutting land uses.
4. Fort Collins Entryway Signs
A landscaped native stone sign wall or other complementary entry sign would reinforce the gateway
impression and will be carefully considered, sited and designed considering relationships to similar
initiatives at other City gateways. The Fort Collins entry sign would be installed on the north side of
Harmony Road in a location readily visible to motorists.
5. Habitat Protection and Mitigation
Riparian landscaping will contribute to a larger continuous corridor of riparian habitat in rural and open
lands across the larger southeast edge of Fort Collins.
City, State, and Federal regulations already govern impacts to existing habitat that would likely occur
with development. They generally emphasize protection in place but also allow for alternative
mitigation of losses if necessary.
On the south side of Harmony Road where greater land use changes are expected, the changes will
include habitat improvements to mitigate expected losses associated with filling ponds and future
development.
6. Regional Trail Corridor
A landscaped trail corridor thirty to fifty feet wide (or more) will run like a ribbon through the south side
of Harmony road to assist in linking trails and Natural Areas to the north and beyond the Gateway
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toward the south-the Poudre River Trail in Arapaho Bend Natural Area on the north, and Fossil Creek
Trail in Eagle View.
7. Mobility Hub
City Plan identifies the Harmony interchange area as a Mobility Hub recognizing its long-term potential
to offer transfers, drop-offs, a station for bus rapid transit (BRT), intersecting multi-use trails, and
regional bus transit in addition to its park-n-ride function.
8. Limitations on Commercial Signs
Commercial signs within the Gateway Area will be consistent with the Plan’s character elements as
well as compliant with the City’s Sign Code. Proposed is a prohibition of Electronic Message Center
(EMC) signs within the Gateway Area.
9. Stealth Wireless Telecommunication Facilities
New standards would prohibit conventional wireless and other telecommunication towers, unless in
those cases where they are screened, roof-mounted equipment or are “stealth” installations located
within church steeples, grain silos or other similar structures common to the area’s landscape.
10. Unique Land Use and Development Standards
Development Standards and Guidelines (discussed more fully in the following section) provide clear
direction for future development:
o The intention is to promote a mixed-use activity center within the Gateway Area on the south
side of Harmony. While retail uses are included, and visibility to traffic is important, the
proposed vision does not include typical shopping center or commercial strip formats oriented
to the highway. Retail uses would be well-integrated into a pedestrian-oriented development.
‘Big Box’ stores (50,000 square feet or greater in size) and drive-through restaurants would be
prohibited uses. Under the proposal, the mix of uses would be limited to the following
distribution:
Residential 25% minimum
Retail and Commercial 50% maximum
Employment 25% minimum
o To maximize community separation and promote a more ‘open’ site character, a minimum of
40% of the Gateway Area on the south side of Harmony Road must be as an open,
landscaped area with naturalistic plant materials and landforms. Land included within this
landscaped area may include:
• Landscaped setbacks from I-25 and Harmony Road
• Designated floodways
• Delineated natural habitat or features
• Stormwater detention areas
• Other landscaped areas with a minimum land area of 10,000 square feet and 30
feet in width at any location.
Landscaping within naturalistic areas is encouraged to be upsized to the extent reasonably
feasible.
o An incentive to promote civic or cultural uses in the area south of Harmony Road is provided
through an exemption of such uses from the Harmony Corridor land use limitations.
o Building heights limited to three stories for attached residential and five stories for commercial
and mixed-use buildings. An exemption permits one additional story for commercial and
mixed-use buildings if structured parking is provided.
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o Beyond the visual image, development would reflect community goals regarding efficient,
walkable development. The combination of image and other underlying qualities would define
it as a gateway to the community as well as a destination in itself.
o Integration of a regional bicycle trail sited and designed to maximum the user experience.
o A primary orientation to pedestrians and bicyclists would mutually support public transit
planned for Harmony Road and I-25 and allow the Gateway Area to become less dependent
on car traffic over time.
F. HARMONY GATEWAY DISTRICT STANDARDS AND GUIDELINES
The Harmony Corridor Plan is accompanied by a companion Standards and Guidelines document. This
document supplements the already high standards found in the Land Use Code to specifically implement the
Plan as development occurs over time. The document includes provisions for required actions known as
“standards” (denoted +), and suggested actions which are known as “guidelines” (denoted o).
This new section is added to the document, in conjunction with the Plan amendment, to address defining
aspects of development including:
• Required Mix of Uses
• Continued Prohibition of Large Retail Establishments
• Framework of Streets, Drives, and Walkways
• Building Grouping and Orientation - Streets and Waterway
• Parking Located to Support the Pedestrian District
• Transit-Ready Design
• Building Character to Enhance the Pedestrian District
• Landscape Setbacks Along Harmony Road and I-25
• Landscaping for River Valley Character
• Trail Connections
• Commercial Sign Limitations
BOARD / COMMISSION RECOMMENDATION
Planning and Zoning Board
At its February 20, 2020 hearing, the Planning and Zoning Board approved a motion (4-2, Haefele and
Schneider opposed) that City Council adopt the amendments to the Harmony Corridor Plan and Harmony
Corridor Standards and Guidelines with the conditions that the City of Fort Collins participate with the private
landowners in the creation, management, and maintenance of the 40% natural area created within a
Development Plan, of which up to 20% of the natural area requirement could be satisfied by cultural amenities.
City participation would include purchasing or contributing in other financial matters and maintaining the area in
perpetuity for the public enjoyment. Further, the Board found that the Harmony Corridor Plan is in need of the
proposed amendments and the proposed amendments will promote the public welfare and will be consistent
with the vision, goals, principals, and policies of City Plan and the elements thereof. The February 20 Planning
and Zoning Board minutes will be provided to Council in the read-before packet on March 3.
Other Boards and Commissions
At the direction of City Council, the Natural Resources Advisory Board, Land Conservation and Stewardship
Board, Water Board, Transportation Advisory Board and Economic Advisory Commission held public hearings
on the proposed Harmony Corridor Plan Amendment and Standards and Guidelines and made
recommendations to City Council. All five of these advisory bodies unanimously recommended adoption of the
amendments and supported the change in the revised ratio of land uses permitted, and which would result in a
greater mixture of uses within the Harmony Gateway Area. Most of the Boards also raised concerns about the
potential for higher water use given the increased landscaped setbacks along Harmony Road and I-25 and the
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40% naturalistic landscaped area requirement. To address concerns about water use, one of the key design
guidelines expressing support for xeric landscape principles and limiting more lush plantings to high-use areas
was changed to a mandatory design standard. There was also a suggestion from the Water Board that
setbacks along Harmony Road could be reduced should a regional trail corridor be constructed within the
Gateway Area.
PUBLIC OUTREACH
A. COMMUNITY MEETINGS
Four public events have been held this past year to review the status of the Gateway Plan Update. These
events included:
This workshop provided an assessment of relevant Harmony Corridor Plan policies and Land Use Code
standards, and opportunities and constraints that began the discussion of issues facing the area. The
inventory covered topics such as:
• Land use summary of existing Structure Plan and Harmony Corridor Plan land use designations, Harmony
Corridor zone district use standards, and recommendations from the City Plan Update draft.
• Natural Resources identifying natural features and conditions such as Poudre River floodplain/floodway,
riparian and wetland areas, natural habitat and physical features.
• Transportation System including existing and future access and circulation within the Harmony Gateway;
and
• Appearance and Design summary of existing Land Use Code and Harmony Corridor Standards and
Guidelines requirements and previous viewshed analyses.
Workshop 2 (January 30, 2019) Concepts and Vision
The staff team prepared initial concepts based on public and stakeholder input from the Public Workshop 1,
analyzed pros and cons, and worked with citizens in a second hands-on workshop setting to identify additional
concepts, and-finally-define a preferred direction for amending the Harmony Corridor Plan. Several tools were
used, including GIS mapping and hand drawn sketches, that illustrate the various design and land use options.
A consultant illustrator was on-hand to allow participants to “draw” their ideas.
Open House (February 27, 2019) Refining the Vision
Maps and illustrations were refined, along with initial draft Chapter 5 Harmony Gateway text describing the
direction provided in the first two workshops.
I-25 Gateways Workshop (October 21, 2019) Land Use Scenarios
Four Land Use Scenarios were developed by staff that depict potential alternative patterns for vacant or
redevelopable land within the Gateway Area. Small group discussions were held that captured preferences for
the proposed scenarios and suggest alternative scenarios or changes to the four scenarios evaluated.
The four alternative future land use scenarios were distinguished primarily by differences in density/intensity
of development, mix of uses, and amount of open and undeveloped areas, as summarized below.
Scenario A: Base-case (current BINREAC (Basic Industrial and Non-Residential Activity Center) Harmony
Corridor Plan land use designation)
• Mitigate floodplain impacts
• Reflect continuation of the current Harmony Corridor Plan policies and HC zone district standards
• Assumes at least 75% primary employment/industrial uses, with a maximum of 25% secondary
(commercial/retail, housing, public) uses
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• 6 story non-residential and 3 story residential building height limit
• 80-foot wide landscaped setback along Harmony Road and I-25
• Habitat buffer surrounding heron rookery
Scenario B: Increased Commercial and Housing with Big Box
• Mitigate floodplain impacts
• Assumes a mixed-use employment district, with a greater retail and commercial (max 50%) and
residential (min 25%) with a minimum of 20% primary employment/industrial uses
• Provides limited big box retail (max cumulative 250,000 sq. ft.)
• Civic/community facilities are viewed independently and are not subject to the use proportions
• Allows potential for drive-through restaurants if screened and in areas subordinate to pedestrian spaces
and focal points
• Average 140-190-foot-wide “naturalistic” landscaped setbacks along Harmony Rd. and I-25
• 6 story non-residential and 3 story residential building height limit
• Regional trail corridor
• Habitat buffer surrounding heron rookery
Scenario C: Increased Commercial and Housing without Big Box
• Same as Scenario B, but big box and drive through restaurants are prohibited
Scenario D: Reduced Intensity
• Mitigate floodplain impacts
• Mix of concentrated uses with required open space to reduce development ‘footprint’ of buildings and
parking areas
• “Naturalistic” Open land areas constitute at least 40% of the area south of Harmony, between I-25 and
Strauss Cabin Road.
• Assumes a mixed-use employment district, with a greater retail and commercial (max 50%) and
residential (min 25%) with a minimum of 20% primary employment/industrial uses
• Average 140-190-foot-wide “naturalistic” landscaped setback along Harmony Road.
• Maximum height of 5 stories for commercial/retail and 3 for residential
• Regional trail corridor located further from I-25
• Habitat buffer surrounding heron rookery
All of the scenarios reflect the removal of two of the three remaining open, unlined water ponds fed by
groundwater. The ponds were created through the extraction of gravel which illegally exposed the
groundwater. Under Colorado law, storing water in a pond requires a storage right unless the pond is included
in a plan for augmentation or substitute water supply plan. The remaining pond area with legal rights for
storage is located in the southeast corner of the ‘Gateway’, adjacent to which is a great blue heron nest site in
a large Eastern Cottonwood tree near the southeast corner of the pond.
City Council Work Session May 15, 2019
At its Work Session, City Council directed staff to incorporate the following additional comments into the public
process and future drafts of the Harmony Corridor Plan Update for the ‘Gateway Area’:
• Land Use Intensity: Staff was requested to further explore alternative land use and development pattern
scenarios with lesser intensity. Each of the alternatives should consider impacts to transportation and
natural features. The majority of Council expressed pursuit of a ‘middle pathway’ that would make the
Gateway Area more inviting, but not too developed. Some members suggested that the proposed DRAFT
changes were tantamount to an up-zoning.
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• Design Character: While there was acknowledgement that proposed design standards include naturalistic
elements based on the Poudre River valley character, it was suggested by some members that the design
parameters do not fully take into account the existing open character of the area and that Natural Areas
and Nature in the City concepts could be incorporated more clearly. Some elements of the design
standards, particularly the I-25 and Harmony landscaped edges, regional trail, and sign limits, were viewed
positively.
• Review Process: General support was expressed for the Gateway Plan Update community engagement
process used to date. It was suggested that more time and public discussion is needed to examine
alternative scenarios, vet the ideas, and to receive comments from the Transportation Advisory Board and
the Land Conservation and Stewardship Board.
City Council Work Session October 22, 2019
At the October 22nd Council Work Session, staff presented the four alternative land use scenarios that were
the result of a four-month public process, including work sessions with six boards and commissions and a
community workshop.
Council Comments and General Direction
The Council generally indicated support for Scenario D, and the concept of additional mixed-use within the
Gateway, with further investigation of specific elements of a stakeholder-initiated alternative scenario.
Elements within the revised Standards and Guidelines were requested to include:
• Potential for limitation of residential uses: Staff is being requested to further investigate potential for
reducing residential uses within the floodplain and due to air quality impacts. Staff will provide research to
the Council on both topics when the item comes back for consideration.
• Design Character: Council reiterated its support for the revised design standards shared at the May Work
Session. Staff has been asked to consider a requirement to ‘upsize’ trees as a way to support wildlife. One
member expressed concern about the lack of visibility to commercial uses given the dense landscaping
proposed along I-25 and Harmony.
• Cultural Recreational Uses: Staff was asked for measures to further incorporate cultural and recreational
uses within the Gateway through development standards or incentives.
B. PUBLIC COMMENTS:
A series of comments were collected during the course of the community engagement process that can be
summarized under the following major topics:
• Expansion of the Gateway Boundary ½ mile further to the South
Earlier versions of the Harmony Gateway Amendment expanded the current Gateway Area boundary
one half mile further to the south, bringing the south boundary to Kechter Road and including land
zoned Rural Lands (RL). Objections were received about the appropriateness of expanding the
gateway. Based on citizen concerns, the expanded area was removed from consideration so that the
Gateway Area boundary remains unchanged from the 1991 delineation.
• Update to the Harmony Corridor Plan Unnecessary
There has been a general perspective expressed that the Harmony Corridor Plan does not need to be
updated and that existing standards reflect present community values. Some citizens contend that the
area south of Harmony Road should remain in an undeveloped state, including existing wetlands,
ponds and the floodway/floodplain boundary configuration.
• Changes do not Support Community Separation
Development South of Harmony Road will not support the Community Separator Concept or provide
adequate protection of the Poudre River as a resource.
Agenda Item 8
Item # 8 Page 12
• Lack of Support Toward Greater Retail and Residential Uses
A shift toward greater retail and residential uses South of Harmony Road is inappropriate in that the
area is within a flood plain and development will negatively impact natural habitat and features.
• Heron Rookery
Development could have a negative impact on the Heron Rookery located roughly in alignment with
Rock Creek Drive.
• Mandate for Cultural Uses
Some stakeholders expressed an interest in mandating that 20% of the land area south of Harmony
Road include a cultural use.
• Building footprint limitations
Some concern has been expressed about allowing large retail establishments (20,000 - 50,000 sq. ft.)
in floor area despite the prohibition of “big box” retail uses (50,000 sq. ft. or greater).
Scenarios Feedback
Of the four Scenarios presented at the community workshop and with several Advisory Boards and
Commission, support for Scenario D was most prominent.
An alternative scenario was presented by a group of stakeholders that suggested a further lessening of
development intensity than that suggested under Scenario D.
ATTACHMENTS
1. Revised Harmony Corridor Plan Chapter 3 (highlighted to show changes) (PDF)
2. I-25 Gateways Workshop Summary, October 21, 2019 (PDF)
3. Community Comments (PDF)
4. Correspondence (PDF)
5. Alternative Harmony Corridor Plan-Stakeholders Proposal (PDF)
6. Work Session Summaries, May 14 and October 22, 2019 (PDF)
7. Powerpoint presentation (PDF)
3
LAND USE
The final test of an economic system
is not the tons of iron, the tanks of oil, or
miles of textiles it produces. The final
test lies in its ultimate products – the sort
of men and women it nurtures and the
order and beauty and sanity of their
communities.
LEWIS MUMFORD
ATTACHMENT 1
INTRODUCTION
The national image enjoyed by Fort Col-
lins as an excellent place to live and do
business is well deserved. Few cities in
the nation have a more spectacular set-
ting, a more qualified work force, or a
more pleasing climate. The Harmony
Corridor isa key opportunity to maintain
and enhance the community’s positive
image and quality of life.
As the Harmony Corridor emerges as a
focus of development activity in south-
east Fort Collins, this is an opportune
time to look at current development
trends and determine what specific fu-
ture land uses would be most desirable
to complement other development in the
area.
ISSUES
The issues surrounding future land use
in the Harmony Corridor appear to fo-
cus on the need to manage development
to achieve a level of quality consistent
with the economic, environmental, visual
and other “quality of life” objectives of
the community; while guiding the corri-
dor to become a major business center
in northern Colorado that attracts desir-
able industries and businesses and, at the
same time, provides effective transitions
from residential neighborhoods.
Another important issue is the concern
that the Harmony Corridor should not
develop as a typical commercial “strip”
with frequent curb cuts, inadequate land-
scaping, and highly fragmented develop-
ment lacking coordinated site planning.
Finally, the corridor offers unique oppor-
tunities to attract desirable industries and
uses that can provide long-term economic
stability for the community. Fort Collins
has the opportunity to choose which in-
dustries are important for its future.
These choices will set the direction for
the community’s economy for the next
forty years. In this regard, the issue ap-
pears to focus on the need for more pre-
dictability in guiding industries and busi-
nesses choosing to locate in the corridor
area.
CURRENT LAND USE
POLICIESPOLLICIES AND
REGULATIONS
The City’s LAND USE POLICIES
PLAN and LAND DEVELOPMENT
GUIDANCE SYSTEM (LDGS) are the
two documents which have been used
most frequently to guide the planning
and development of the corridor for the
past ten years. The LAND USE
environmental protection, and locational
policies for specific land use classifica-
tions. The LAND USE POLICIES
PLAN does not dictate specific kinds or
specific locations of land uses that could
occur in the community, but does
provide general guidance, with special
emphasis that development be well-
designed and mitigate any negative
impacts before they be allowed to
develop.
Once the Harmony Corridor Plan is
adopted, it will serve as an element of the
COMPREHENSIVE PLAN and will
supplement the LAND USE POLICIES
PLAN for this section of the community.
The Harmony Corridor Plan serves as an
element of City Plan.
The LDGS Land Use Code, on the other
hand, is not a Plan. It is a land use
regulatory mechanism, like zoning, which
is used to implement the goals, objectives
and policies of City Plan the LAND USE
POLICIES PLAN and the
COMPREHENSIVE PLAN.
The Harmony Corridor Plan LAND
USE POLICIES PLAN promotes the
maximum utilization of land within the
corridor, higher density development,
phased growth, a mix of uses and
concentrated building activity. The
availability of public facilities, including
streets, sewer, water, natural gas, and
electricity, establishes the corridor as a
preferred location for intense urban ac-
tivity including a mix of residential, in-
dustrial, commercial and recreational uses.
Properly designed, multiple use develop-
ments make sense from both a public and
private standpoint. People can and should
have the opportunity to live near where
they work, where they shop where they
go out to eat, and where they find recre-
ation. The auto becomes less necessary,
thereby relieving the transportation sys-
tem and reducing air pollution. Direct-
ing growth to those areas of the commu-
nity where utilities are already in place,
saves money and makes more efficient use
of the existing public investment in in-
frastructure improvements.
The adopted LAND USE POLICIES
PLAN land use policies within the
Harmony Corridor Plan also encourages
a variety of retail activity in the corridor,
including commu- nity and regional
shopping centers. Only neighborhood
scale shopping centers are allowed in
residential areas. Strip com- mercial
development is discouragedin favor of
residential development in the area has
also been very good. The challenge at
hand is to determine if any additional
land use policies are needed which could
improve upon, reinforce and enhance the
pattern of land use occurring within the
corridor.
PLANNING FOR
THE FUTURE
INTRODUCTION
Both the City Council and the Planning
and Zoning Board have the responsibil-
ity and the authority to undertake the
preparation of long range plans and poli-
cies. This planning effort offers an op-
portunity to establish a refined vision for
the corridor. It includes creating a desir-
able living and working environment for
future inhabitants, an exciting gateway
into the community, as well as an impor-
tant center for business and commerce.
The land use plan for the Harmony Cor-
ridor is intended to improve upon, rein-
force and enhance City Plan. It offers a
vision of a future that many people and
interests can identify with and seek to
implement.
THE PROCESS
Several different land use alternatives
were considered before finally arriving at
the recommended one. These alterna-
tives ranged considerably in intensity of
development, character and practicality.
They were reviewed by the property own-
ers in the study area and the general pub-
lic. The recommended land use plan was
synthesized by staff based on several
months of public review and comment at
a variety of forums.
The land use plan is depicted on Map 10.
The intent of the land use plan and map
is to provide for an orderly, efficient and
attractive transition of vacant rural land
to urban use; and to:
(a) Maximize the use of existing services
and facilities (streets and utilities).
(b) Promote the development of the
corridor as a high quality, self-con-
tained and compact business center.
(c) Provide for the location of industry
and business in the city by identify
ing prime locations for such uses.
(d) Provide shopping and service areas
convenient to both residents and em-
ployees of the corridor.
(e) Provide for a variety of housing
types.
(f) Preserve and protect existing residen-
tial neighborhoods from intrusive or
disruptive development.
THE VISION
The vision for the corridor area is that it
become a major business center in north-
ern Colorado attracting a variety of busi-
nesses and industries serving local as well
as regional markets. It should also include
a mixture of land uses including open
space, residential, office, recreational, and
retail activities.
The focus of most development activity,
especially commercial, should be at the
major street intersections. The intensity
of land use should decrease as distance
from Harmony Road increases and as the
distance from the major intersections in-
creases. To promote pedestrian, bicycle
and transit use, development in the area
should be compact. Buildings, spaces and
street frontages should be well-designed
and of high quality materials and work-
manship.
Business and industry provide the major
economic focus of the corridor area. The
land use mix also includes a variety of
commercial uses to meet tenant and
neighborhood resident needs.
Community and regional commercial ac-
tivities are introduced in well-planned
shopping centers or, industrial parks, de-
signed and mixed use areas, and designed
to draw shoppers from the surrounding
community and region.
Free-standing highway related commer-
cial (convenience stores, fast- food
restaurants, gas stations and the like) are
not permitted to locate outside of
planned shopping centers or industrial
parks. Only neighborhood scale shopping
centers are allowed in residential areas,
although this restriction does not apply
in certain mixed use areas.
Hotels to serve business tenants within
the park will grow in importance. These
hotels will be sited near major industrial
parks employment hubs, and in most
cases be visible from Harmony Road.
Low intensity retail, restaurants, day care
facilities, health clubs, personal service
shops, business services (print shops, of-
fice supply, etc.), banks and other similar
commercial activity is concentrated in at-
tractively designed centers and,
integrated into planned industrial parks
and mixed use areas.
Buffer areas (transitional land uses, linear
greenbelts, or other urban design ele-
ments) are provided to serve as cushions
between the adjacent residential neighbor-
hoods and the commercial areas. The
existing, low density residential uses in the
LAND USE PLAN
GOAL STATEMENT
Encourage and support mixed land use development in the Harmony Corridor while dis-
couraging “strip commercial” development and promoting the vitality and livability of
existing residential neighborhoods.
POLICIES
LU-1 Strive for excellence and high quality in the design and construction of
buildings, open spaces, pedestrian and bicycle facilities, and streetscapes
by establishing and enforcing design guidelines specific to the corridor
area.
An important part of the Harmony Corridor Plan is the desire to continue the high standard
of quality established by recent development projects in the corridor area. One way that
this can be accomplished is through the development and implementation of design guide-
lines specific to the corridor itself. These guidelines should be adopted as a part of the
criteria that the City uses to review development of the corridor area. These guidelines
should address the following issues:
Streetscapes, including fencing and screening.
Landscaping.
Street and parking lot lighting.
Building setbacks.
Architectural design and materials.
Pedestrian and bicycle access and circulation.
LU-2 Locate all industries and businesses in the “Basic Industrial and Non-
Retail Employment Activity Centers” in the areas of the Harmony Cor-
ridor designated for such uses on Map 10. Secondary supporting uses
will also be permitted in these Activity Centers, but shall occupy no more
than 25 percent (25%) of the total gross area of the Overall Development
Plan or Planned Unit Development, as applicable.
The Harmony Corridor offers an opportunity for creating a major business and industrial
center in northern Colorado, due to its desirable location, accessibility, available infrastruc-
ture, and land ownership pattern. Attracting desirable industries and businesses into the
community, and in particular, the Harmony Corridor, achieves an important public pur-
pose because it promotes primary and secondary jobs and generally enhances the local
economy.
Basic Industrial and Non-Retail Employment Activity Centers are locations where
indus- trial uses and/or office or institutional type land uses are planned to locate
in the future in business park settings. Base industries are firms that produce goods
and services which are produced for export outside the city, and thereby import
income into the city. Typical business functions include research facilities, testing
laboratories, offices and other facili- ties for research and development; industrial
uses; hospitals, clinics, nursing and personal care facilities; regional, vocational,
business or private schools and universities; finance, insurance and real estate
services; professional offices; and other uses of similar character, as determined by
the Planning and Zoning Board.
Secondary uses include hotels/motels; sit-down restaurants; neighborhood
convenience shopping centers; childcare centers; athletic clubs; and, a mix of single
family and multi- family housing. If single family housing is provided, at least a
generally equivalent number of multi-family dwelling units must also be provided.
“Multi-family” shall mean attached single family dwellings, 2-familly dwellings or
multi-family dwellings.
Secondary uses shall be integrated both in function and in appearance with an
office (or business) park, unless a special exemption is granted by the Planning and
Zoning Board. In order for such an exemption to be granted, the applicant must
demonstrate to the satisfaction of the Board that the granting of the exemption
would neither be detrimental to the public good nor impact the intent and purposes
of the foregoing requirement and that by reason of exceptional narrowness, small
parcel size, or other special condition peculiar to a site, undue hardship would be
caused by the strict application of this require- ment.
The essence of the Basic Industrial and Non-Retail Employment Activity Center is
a com- bination of different types of land uses along with urban design elements
that reduce dependence on the private automobile, encourage the utilization of
alternative transporta- tion modes, and ensure an attractive appearance.
LU-35 All retail and commercial land uses, except those permitted as secondary uses in the
Basic Industrial and Non-Retail Employment Activity Centers, shall be located in
Mixed-Use Activity Centers which comprise different types of shopping centers. All
shopping centers, except neighborhood convenience shopping centers, shall be
limited to the locations shown on Map 10. Neighborhood convenience shopping
centers shall also be permitted in the Basic Industrial and Non-Retail Employment
Activity Center as described in LU-2.
The Plan allows for a broad range of retail uses to occur in shopping centers which satisfy the
consumer demands of residents and employees who live and work in adjacent neighborhoods,
as well as from the community or region. Coordinated planning of a “center” rather than
isolated individual uses is the most effective means of avoiding the “strip” type of development.
The scale and design of the shopping centers should be compatible with neighboring uses.
Shopping centers can and should play an important role in the identity, character and social
interaction of surrounding neighborhoods. They should be easily accessible to existing or
planned segments of public transit. Adequate auto accessibility, especially for community and
regional shopping centers, is important. Shopping centers should have a physical environment
that is conducive to pedestrian and bicycle travel.
LU-4 Allow a broader range of land uses within the Gateway Area as shown on Map
10. The Gateway Area permits a mix of all uses allowed in the “Basic
Industrial and Non-Retail Employment Activity Centers” plus additional
complementary uses that fit a special urban design framework as described in
Chapter 5. All uses including the individual uses in Convenience Shopping
Centers may occur throughout the area. Retail and commercial uses shall
occupy no more than 50% of the mix of uses in the Overall Development Plan
or Planned Unit Development as applicable.
Development in the area is intended to form a mixed-use place to attract employment uses
with the convenient mixing of uses as an amenity. Retail and commercial uses are allowed in
any portion of the area because development will be coordinated to minimize impacts on
sensitive uses such as residential uses and on visual quality.
The focus within the Gateway Area will be on naturalistic landscaped edges along I-25 and
Harmony Road; and on urban design of pedestrian-friendly placemaking in areas of building
development. Building development will be clustered away from I-25 and Harmony Road
and designed to blend unobtrusively into the landscape setting.
LU-35 Provide for the advance planning of large undeveloped properties in the
corridor area.
Coordinated planning of large parcels of land in the corridor area can generally provide
greater opportunity for more innovation and variation in design, increase efficiency in utility
services, and accomplish many more of the policies and objectives of the commu- nity than
does a more piecemeal approach to development planning.
LU-46 Locate a broader range of land uses in the areas of the Harmony Corridor
known as Mixed-Use Activity Centers as shown on Map 10.
Mixed-Use Activity Centers are areas where a broader range of land uses may locate. The
Mixed-Use Activity Center permits, in addition to the uses listed in the “Basic Industrial and
Non-Retail Employment Activity Center,” a range of retail and commercial uses to occur in
shopping centers. If single-family housing is provided, at least a generally equiva- lent number
of multi-family dwelling units must also be provided. Neighborhood service centers,
community shopping centers, and regional shopping centers, and a lifestyle shop- ping center
shall be limited to those locations shown on Map 10.
The essence of the Mixed-Use Activity Center is a combination of different types of land uses
along with urban design elements that reduce dependence on the private automobile,
encourage the utilization of alternative transportation modes, and ensure an attractive
appearance.
LU-57 All retail Retail and commercial land uses, except those permitted as
second- ary uses in the Basic Industrial and Non-Retail Employment
Activity Centers, shall be located are intended to be concentrated in
shopping centers in most areas. All shopping centers, ex-cept
neighborhood convenience shopping centers, shall be limited to the
locations show on Map 10. Neighborhood convenience shopping centers
shall also be permitted in the Basic Industrial and Non-Retail Employment
Activity Center as described in LU-2. Retail and commercial land uses will
be allowed in the Gateway Area both within shopping centers and as
components of mixed use development.
The Plan allows for a broad range of retail uses to occur in shopping centers which satisfy
the consumer demands of residents and employees who live and work in adjacent neigh-
borhoods, as well as from the community or region. Coordinated planning of a “center”
rather than isolated individual uses is the most effective means of avoiding the “strip” type of
development.
The scale and design of the shopping centers should be compatible with neighboring uses.
Shopping centers can and should play an important role in the identity, character and social
interaction of surrounding neighborhoods. They should be easily accessible to existing or
planned segments of public transit. Adequate auto accessibility, especially for community
and regional shopping centers, is important. Shopping centers should have a physical
environment that is conducive to pedestrian and bicycle travel.
LU-68 Recognize the importance of the continued livability and stability of
existing residential neighborhoods as a means to expanding future eco-
nomic opportunities in the corridor.
The corridor area contains existing residential areas whose existence contributes to the
future economic health of the corridor area. Future development in the corridor should be
sensitive to these areas.
LU-79 Preserve a transition or cushion of lower intensity uses or open space
between existing residential neighborhoods and the more intense indus-
trial/commercial areas.
An important goal of the Harmony Corridor Plan is to provide a harmonious relationship
between land uses and to protect the character of new and existing residential neighbor-
hoods against intrusive and disruptive development. Open space, setbacks, landscaping,
physical barriers and appropriate land use transitions can be effective was to provide a
cushion between different uses. The following are generally considered to be appropriate
transitional land uses:
low intensity pProfessional offices
multi-family housing
churches
childcare centers; and
nursing homes and/or elderly retirement homes assisted living, memory care,and short-
term care facilities.
Potential
Lifestyle/Regional
Shopping Center
HARMONY CORRIDOR PLAN
3-10
LAND USE PLAN MAP 10
IMPLEMENTATION ACTIONS
The following actions need to be taken by the City to ensure that the land use section of
the Plan is implemented over the years to come.
1. The City Council and the Planning and Zoning Board should adopt the Plan amendment.
2. The City should annex all unincorporated areas within the Harmony Corridor, in
accordance with the parameters of the Urban Growth Agreement Intergovernmental
Agreement between the City of Fort Collins and Larimer County.
3. The City should amend design standards and guidelines which reinforce the dis-
tinctiveness and quality of the corridor area.
4. When reviewing new development proposals in the corridor, the City shall eval-
uate such proposals according to the standards and guidelines adopted as part of
the Harmony Corridor Plan. The Harmony Corridor Standards and Guidelines are in
addition to existing development regulations that apply to specific development
proposals.
5. The City should prepare design guidelines to further elaborate on the effective
use of design measures for buffering between residential and non-residential
land uses.
65. The City should establish means of effectively encouraging industries and busi-
nesses to locate in the Harmony Corridor.
7. The City should consider adopting a “superblock” planning requirement which
assures the coordinated planning of large parcels of land.
86. The City should explore local landmark district designation of existing historic
structures.
97. The City should continue to study the distribution of basic industrial and non-retail jobs as
part of the update of the Comprehensive Plan City Plan Update (2019) implementation
recommendations and consider amendments to the Land Use Code recognizing changes in
land use policy. The planning effort should also determine the relative importance of the
Harmony Corridor in achieving community-wide employment objectives. And, based on the
results of the study, the City should prepare incentives and/or regulations to assure
implementation of the employment objectives in the Harmony Corridor. Revise policies of the
Plan as needed.
10. The City of Fort Collins, Larimer County and the Town of Timnath should join
efforts to plan for the appropriate development of Harmony Road east of I-25
compatible with the Harmony Corridor Plan.
11. Pioneer Mobile Home Park, located on the northeast corner of Harmony Road
and College Avenue, is home for many low-income families and elderly persons
on fixed incomes. Although the Plan indicates future redevelopment of the site,
the displacement of persons in the neighborhood should be carefully planned and
sensitive to the particular needs of the residents.
12. The “Harmony Bikeway Study” (currently underway) should be prepared to rein-
force the goals and vision of the Harmony Corridor Plan, as well as the City’s overall
transportation objectives.
Community Development & Neighborhood Services
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522.0580
970.416.2740
970.224.6134- fax
fcgov.com
MEMORANDUM
Date: October 22, 2019
To: Mayor and Councilmembers
From: Dean Klingner, Interim Planning, Development & Transportation Director
Tom Leeson, Community Development & Neighborhood Services Director
Cameron Gloss, Long-Range Planning Manager
Through: Jeff Mihelich, Deputy City Manager
Darin Atteberry, City Manager
Re: Summary of October 21st I-25 Gateways Workshop
On October 21st, approximately 75 individuals attended a 2-hour public workshop to review the history of
Planning along the I-25 Corridor and evaluate possible changes at three major Fort Collins I-25 ‘gateways’:
Harmony, Prospect and Mulberry.
During the workshop, attendees had facilitated group discussions (up to 10 individuals per group) regarding the
four alternative scenarios being considered for the Harmony ‘gateway’. A summary of comments, grouped by
topic area, was captured through meeting facilitator notes and individual comments. In addition to the following
public comments, some of individual citizens representing themselves as Protect our Gateway (POG) submitted
an alternative Scenario E that was discussed during the Workshop (Attachment A).
In general, the comments underscore how difficult it will be to balance the desire from many community
participants to provide a more open, naturalistic Harmony gateway corridor while having an economically viable
solution. Some of the more significant economic challenges sited were the ability to provide viable commercial
uses when visibility is lessened from the highway, the high cost to retain illegal gravel ponds, and the ability to
provide public funding for civic and cultural amenities.
Pl
anning, Development & Transportation Services
ATTACHMENT 2
Council Memo Update – Harmony Gateway Workshop Summary Page | 2
Discussion Notes
Harmony Gateway
Scenario A
• The least preferred option at the table is Option A.
Scenario B
• I like Scenario B because it provides the most flexibility
• If it is going to be a big box acknowledge this and do not try to hide it with landscaping and buffering.
• A huge negative of Scenario B is that the backside of the big box would abut the natural area.
• Scenario B works the best – Put the trail on the interior of the site and not as great of a setback
• No “Big Box” retail
• Differentiate from traditional access into a community. Don’t put big box retail here just because it’s
along I-25
• No big box stores (especially with limited connections to the area)
• If you have intensive land use, isn’t an interchange an appropriate place for that?
• No big box development in that area
• Big Box is old news
• Don’t support big box retail
Scenario C
• I like the idea of mixed-use and believe it makes a true sense of place
• We need office, residential and commercial mix. Should focus on regional and local
Scenario D
• Option D – least similar to a strip mall, don’t need a mini-Centerra.
• Like the reduced intensity due to aesthetics/traffic
• Scenario D is the best balance between natural landscape and development
Scenario E (Citizen-initiated)
• At one table, the POG representative went through the handout and their preferred alternative. He said
that the alternative was similar to Alt. D but said that it added the 20% cultural use requirement and
therefore reduced the remaining buildout potential from 60% to 40%. The most preferred is the option
at this table is that proposed by POG.
• At this table, there is no support for options other than D; but D not preferred; POG option preferred
over D by the table; one resident questioned the 20% cultural use viability, but it could just be added
Community Development & Neighborhood Services
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522.0580
970.416.2740
970.224.6134- fax
fcgov.com
passive space as a type of cultural use. Concerned that the 20% cultural uses in the POG option will not
be used, area would not be a destination for these uses.
• All of the options are too pro-growth and not considering entire context of the city which includes more
generous open space interspersed. Open space considered by the table attendants as a future
infrastructure need with should be more prominently incorporated into HC corridor gateway. Need
bolder statement than the options shown. Too weak, timid.
• Gravel pits and ponds are the most relevant resource within the South Gateway
• Not suggesting that the landowner pay to subsidize open areas or cultural/civic uses
• Need to understand where revenues would come from to pay for the improvements
• Highest percentage of green space possible for the Harmony Gateway
• Small percentage of residential and commercial
• Low density, low height buildings
Other Land Uses
• Could this be a hotel or convention space? Or perhaps a corporate identity or campus, like Woodward?
• Interest in cultural/welcome center, open space and no other development in this area.
• Gateway is supposed to be a place where the travelers can learn about Fort Collins
• Neighborhood group scenario: 20% should be for cultural uses (trails, museum, visitor center)
• Agricultural history museum and a welcome center with a connection to Old Town is preferred
• City should buy the land
General Land Use Comments
• Harmony is definitely a commercial employment corridor.
• Demand for employment is a big challenge. Screams commercial office around natural space to the
south and would be a lost opportunity if the future buildings did not take advantage of this amenity.
• More restaurants and retail not needed; takes away from the integrity of the corridor aesthetic that is
desired by the table attendants who provided input. Almost all of the attendants at the table provided
input.
• Desire small commercial like on Lady Moon
• Perhaps a Harmony Tech Corridor
• Harmony is a gateway to Horsetooth Reservoir
• As much density as possible in a smaller area
• Like the lagoon at CSU – include place with food trucks and music
• Need a different feel than the Costco entryway
• Small businesses, places to sit and enjoy the outdoors
Council Memo Update – Harmony Gateway Workshop Summary Page | 4
• Some plans have not been followed
• Southwest part of the site seems like it would be better utilized as mixed use.
• This a southern gateway that is deserving of special attention
• The Wyatt apartments are ugly and too tall
• All scenarios call for too much development in the area
Economic Viability
• Are all of the scenarios economically feasible?
• The land use at that Harmony gateway will be largely based on market conditions and will be dependent
on current and future market demand
• A lot of retail plans lost out on Costco
• Need market demand – some flexibility should be allowed
• Need to protect existing property rights
• Fort Collins is far removed from I-25. Setbacks are terrible. Businesses are coming to be seen and not
screened from view
• Floodplain, pond issues/illegal water – with these constraints, how much is really developable?
• Any public place/role that the City can play? Examples may include a regional park, a transit stop, open
space.
• Lots of questions about partnership/ownership and maintenance of any cultural amenities. Placement
of such amenities is very important.
• Need to have public/private partnership for some of the scenarios. Is there a funding mechanism for
this?
• The addition of the regional trail, as a buffer along I-25, might really constrain development
• Will this space serve community, highway, or a combination of both? If serving community, what kind of
retail would do this?
• Less interest in office/commercial, more interested in residential development
• What is the market for retail in this area?
• Can commercial be viable without highway orientation?
• Without rooftops/residential units, why would anyone visit this space?
• Cost to bring out of floodplain doesn’t really support residential development
• How will water be channeled in this area for irrigation, etc.?
• Another resident was concerned with the economic viability of the POG option.
• Setbacks not as beneficial
• View angles are a concern for retailers and commercial.
• Types of retail that will be successful in the area are really influenced by distance from I-25
• Development in the floodplain seems unwise
• View window from I-25 is a concern. Retailers want to be seen.
• I don’t support TIF financing. I want that known. No reason to subsidize development.
Community Development & Neighborhood Services
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522.0580
970.416.2740
970.224.6134- fax
fcgov.com
Wildlife Habitat
• Concern that the options A-D don’t do enough to protect/create habitat and bird migration.
• Would like to leverage the underground Harmony Road connection as a wildlife corridor.
• Could be a passive cultural use such as similar to Chapungu Sculpture park, but also a concern that
Chapungu is not a destination.
Gateway Design Character
• I think of Harmony as a “high-end” access point to the community. The gateway should retain this type
of character.
• Greet people as they come into Fort Collins
• Each gateway should have a unique character
• The southern gateway is deserving of special attention
• Not just another exit; should signal that you are in Fort Collins
• Should have design standards
• Design standards should be unique to Fort Collins character
• Earth-toned
• Natural building materials
• Harmony median Zeigler to I-25 – need to include median design as part of Gateway aesthetic.
• Several agreed that the HC gateway could have its own related theme, and the other interchanges could
have similar unified themes. All themes should relate but HC should be different. Unique design but
similar; all same color range.
• Harmony – could be more angular/architectural and other Gateways’ character more natural.
• Gateway for Harmony – need to carry theme throughout Harmony – add features at top of hill and to
Timberline to carry design elements further, more than just Gateway, so that it’s more apparent that the
gateway design is not just a CDOT intersection design and that’s it; need bigger, broader statement.
• Harmony – Nothing denotes that you’ve arrived in Fort Collins – Make a gateway feature for each
interchange
• Several agreed that the HC gateway could have its own related theme, and the other interchanges could
have similar unified themes. All themes should relate but HC should be different. Unique design but
similar, all same color range.
• Separate the character of the west side of I-25 from the existing character on the east side.
• If the east side, in Timnath, looked like Scenario D, would we feel differently?
• There should be a lessening of height restrictions. Three-story apartments with no structured parking is
sprawl; build 4 or 5 stories with podium or structured parking.
Council Memo Update – Harmony Gateway Workshop Summary Page | 6
• The ‘gateway’ is part of the Poudre River Corridor and should separate Fort Collins from Timnath
• Additional buffer along I-25
Transportation
• Challenging to bike the corridor, SE FC area is becoming its own district that feels detached from the
community. I-25 development should be more focused on multi-modal; preconditions on greenfield
development are not sufficient. Planning department is too lenient, more restrictions needed and more
contribution to alternative transportation infrastructure (off-site improvements, better building design
and massing were concerns expressed). Developers getting off too easy – not sufficiently paying into
overall infrastructure to offset added development impacts (congestion/safety/added vehicle volume).
• How traffic is handled and managed is an overarching concern, and that traffic/congestion should be
better utilized to control development growth rates.
• Harmony interchange riddled with traffic; I avoid it at all costs.
• It is important to allow the regional trail to be in close proximity to the residential or mixed-use
buildings. It does not make sense to stick it between the highway and the uses that would be located
closer to the interstate.
• trail needs to be more embedded in the community than on the I-25 corridor.
• Currently there’s poor access to the South Gateway site
• Future access – consider adding a signalized intersection
• Traffic is crazy in the area – people use Kechter to avoid traveling down Harmony Road
• Too much traffic in the area
• If you build too much, the traffic will be horrendous
• There will be an increase in traffic regardless of the scenario
UMemo to Cameron Gloss (from Mike Feldhousen)
(Regarding Incomplete Draft HCP Update Documents)
ATTACHMENT 3
“Land Use: Insure that cultural content is included”
There is no reference yet in the Land Use Draft (Chapter 3) indicating that
U“Cultural Content”U would be representative of the “Community Gateway”
concepts articulated in the Harmony Gateway Area Draft (Chapter 5).
“Harmony Gateway Area: All Gateway Area Goals should
have Implementation Actions identified for each to achieve
them”
x There are (8) Policy Statements (LU-1 thru LU-8) proposed in the Land Use Plan
Draft (Chapter 3):
In examining the “Implementation Actions”, there does not appear to be actions
associated with every policy statement. The implementation actions should be
updated, or expanded, to adequately cover each of the Policy Statements
x Missing Content:
There should be an additional Policy Statement regarding the development of the
Harmony Gateway consistent with the “Community Gateway” concepts. And there
should be some specific implementation actions associated with it. This could also
include actions related to fostering a public/private partnership to help fund the cultural
content necessary to implement the “Community Gateway”.
x Incorrect/Incomplete Content:
There are references to Land Use limits/percentages that don’t line up with the
apparent proposed recommendation of Scenario D for the Gateway Area. Since the
Gateway Area zoning is being treated separately from the rest of the Harmony Corridor
area, maybe it makes sense to have 2 sections for Land Use, one covering the HC and
one more specific to the Gateway.
Additionally, there is no reference to the Open Space requirement in the Gateway.
HC Standards and Guidelines: needs to be consistent
w/Scenario D & E (some examples:
•e.g. Multi-use definition allows for 5 story residential
buildings
As we have been led to believe, if there is a multi-use building
(even though it is primarily residential), it would be allowed to be
at a height of 5-6 stories. We believe the intent of a 3-story
residential building is just that – In order to limit residential
buildings to 3-story in order to control density and protect the
viewshed.
x “Retail Establishments”:
– What does “No Big Box” mean for scenario?
– (4) “superstores” (over 50,000 sq ft) are still allowed?
This does not seem consistent with the P&Z statements that Big Box stores
are not allowed In scenarios A/C/D/E.
x There appear to be no limits on # of “large retail stores”
(25k-50k sqft) size w/multi-use.
o (As a point of reference, a football field is approximately 45k sq
ft.)
o Do we really want to allow an unlimited number of large retail
stores of this size?
x Drive-in restaurants are still allowed.
“Drive-in and Drive-thru restaurants. Drive-in and Drive-thru restaurants
and accessory drive-thru facilities for other uses shall be permitted only if
located in relegated to screened, secondary locations and subordinate in
emphasis to pedestrian spaces, and facilities, and focal points. (+)”
This does not appear to be consistent with scenarios A/C/D/E.
# #
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From: Michael Feldhousen
To: Clark Mapes
Subject: RE: Response - RE: H-25 Concerned Citizen"s Group - Input on Proposed Amendment
Date: Monday, September 24, 2018 12:52:03 PM
Hi, Clark. Thanks for the clarification in your note below.
We have spent a considerable amount of time and effort researching
City documents and land use policy, We’re glad that you feel our
citizen’s report reflects that. This is our report to the City. We
encourage you to disseminate this as widely as possible among any
City personnel so that they understand some of the key policies that
should govern decisions on this project’s proposed land use changes.
In addition, this report highlights some of the citizen reaction that will
result when people understand the ramifications of possible
overdevelopment of a key City natural resource area such as the
”Gateway”.
We fully understand your perspective that “the most important
discussion to be had is between the differing perspectives here”. And,
“it’s important to get well-vetted responses to all points.” We believe
that the City Planning team is the public “guardian” for our citizens of
Fort Collins. We prefer that Planning & Zoning, understanding the
“spirit” of our issues and concerns, represent them to the developer,
along with any other direction the City would like to provide, in order to
steer H-25 in a better direction. After all, these are the City’s policies,
not ours. We expect that the City, as part of its review process, to give
appropriate feedback to the developer.
In our opinion, the developer’s proposed Amendment does not appear
to us to be a “good faith” proposal. It clearly reflects the developer’s
desire to maximize their potential profits at the expense of what is best
for the City and its citizens. Either the developer has not done due
diligence to the City’s policies, or, he has chosen to ignore them.
Additionally, the developer has been quite vague about his proposal
details, and is appearing to try to use the loophole of an Amendment to
justify revising City policy and pursue re-zoning. Until we have evidence
to the contrary, we do not believe that it is appropriate for us, as citizens
of Fort Collins, to deal directly with the developer at this point in time.
So; we do not wish for our report to be shared “directly” with the
developer, or his representatives.
We hope you can understand our position. Our citizens group
considers itself advocates for our Gateway. We welcome the
opportunity to continue working with representatives of the City to help
determine what is the best outcome for all of the citizens of Fort Collins.
Please feel free to call to discuss further, thanks,
Mike Feldhousen
(585) 734-5652
“Advocates for Our Gateway”
From: Clark Mapes [mailto:CMAPES@fcgov.com]
Sent: Friday, September 21, 2018 2:26 PM
To: Michael Feldhousen <mnm5@frontiernet.net>
Subject: RE: Response - RE: H-25 Concerned Citizen's Group - Input on Proposed Amendment
Yes! The most important discussion to be had is between the differing perspectives here.
Assuming we continue with work on a more complete and balanced plan amendment, it’s important
to get well-vetted responses to all points.
It will really be helpful for Padilla and his team to see this.
Clark Mapes, AICP
City Planner
cmapes@fcgov.com
970-221-6225
From: Michael Feldhousen <mnm5@frontiernetnet>
Sent: Friday, September 21, 2018 1:14 PM
To: Clark Mapes <CMAPES@fcgov.com>
Subject: Response - RE: H-25 Concerned Citizen's Group - Input on Proposed Amendment
Hi, Clark. We are glad you have found our report informative and helpful.
Your question regarding, “sharing with the developer team”. Are you referring to
Padilla and/or his proposal development team?
Please clarify, and we will get back to you.
Thanks,
Mike Feldhousen
From: Clark Mapes [mailto:CMAPES@fcgov.com]
Sent: Friday, September 21, 2018 11:27 AM
To: Michael Feldhousen <mnm5@frontiernet.net>
Subject: RE: H-25 Concerned Citizen's Group - Input on Proposed Amendment
Hello,
This is excellent use and interpretation of community planning – looks like you hired a Carolyn
White!
I assume you don’t mind if I share this around starting with the developer team.
Clark Mapes, AICP
City Planner
cmapes@fcgov.com
970-221-6225
From: Michael Feldhousen <mnm5@frontiernetnet>
Sent: Monday, September 17, 2018 8:02 PM
To: Clark Mapes <CMAPES@fcgovcom>
Subject: H-25 Concerned Citizen's Group - Input on Proposed Amendment
Clark, please find attached, our H-25 Concerned Citizens Report.
We have prepared this as our citizens feedback in response to the
current H-25 Development Amendment Proposal. We would
appreciate it if you could circulate this information to the
appropriate parties on the City Planning and Zoning Boards.
We plan to attend the upcoming scheduled City Council Meeting and to
represent our concerns as outlined in this report.
Thanks in advance for your attention to this, and please reply/call with
any questions,
Mike Feldhousen
H-25 Concerned Citizens Group
(585) 734-5652
From: Kara Linn <krld@denhamandsteele.com>
Sent: Saturday, October 12, 2019 2:07 PM
To: Cameron Gloss <cgloss@fcgov.com>
Subject: RE: Thank you
Hi Cameron,
Again, thank you for your clarification. In order to make sure I understand, I have the
following questions:
Premise: I understand, then, that the citizens’ scenario that Mike, et al, submitted to
you on Wednesday, Oct. 9, cannot be added as Scenario E (5) to the P&Z’s current
scenarios A-D. You cite the “Cultural land” piece as the reason since it would require a
public/private partnership for that portion of the land as a developer could not be
required to develop 20% of the land in that fashion.
Secondly, it makes sense to me—though, you did not say this—that if there is to be a
citizens’ scenario, it should rightly be opened up to any citizen who wishes to give input
during the process so that a consensus position on behalf of citizens could be put
forward as a Scenario E (or 5).
So, here are my questions:
1. Will Mike Feldhousen be designated as one of the facilitators at the Harmony
Gateway table with her role being to facilitate citizen input on a 5th
Citizens’
Scenario?
2. If a consensus emerges on the citizen scenario that retains the desire for a 20% of
the land being designated for cultural use and, thus, necessitating that portion to
be pulled out for a public/private partnership, will the city agree to present such a
Scenario 5 with a clear caveat that the 20% cultural use piece will require a
public-private partnership (PPP) and that will have to be the subject of a plan to
accomplish such a partnership? OR, will you (P&Z) say, we can’t make a Scenario
that includes the need for a PPP part of our proposal to the City Council? It’s very
important that we know the answer to this question. The Cultural Use piece of
our proposal is truly what makes our proposal unique and, I would argue, that it
ensures a smaller development footprint at H-25, which ensures lower
intensity. But, just as importantly, the Cultural Use piece is what ensures that the
plans, philosophies, values, policies, of the community are represented in the
development of that area.
If you answer to question 2 is NO, we just need to know. If it is YES, then there are a
host of questions I would have as to how we could make a plan for a PPP to occur. What
I would love to see what be a project with guidelines and deadlines for doing all the
things that would have to be done by public entities and by private entities in order to
make this happen. You can be sure that the energy, research, diligence, and
commitment we have put into tracking the Harmony Gateway plans would be redirected
to fully embrace a PPP collaboration. I think this could be exceptionally beneficial and a
real community building endeavor that would have a positive impact on how
development proceeds in the Harmony Gateway.
I look forward to your reply, Cameron.
Thank you,
Kara
From: Cameron Gloss [mailto:cgloss@fcgov.com]
Sent: Friday, October 11, 2019 10:09 AM
To: Kara Linn; Tom Leeson
Cc: Sylvia Tatman-Burruss
Subject: RE: Thank you
Kara,
Thanks for your message and participation in Wednesday morning’s discussion. I got the sense that we
all have a better understanding of how to create a positive path forward.
I would like to clarify one point you made in your message. At the conclusion of the meeting we agreed
that the staff would NOT be preparing a 5th Scenario, but rather receiving information from the
community about possible permutations of ‘Scenario D – Reduced Intensity’. As Tom pointed out, the
major issue cited that doesn’t ‘fit’ in Scenario D is that of the “cultural use” minimum which the City
can’t require of a private land owner.
You can be assured that information that we receive from the community about alterations to the
scenarios will be accurately portrayed in future conversations with Boards, Commissions and the City
Council.
Please don’t hesitate to contact me if you have any questions. I can be reached through email or either
number listed below.
Regards,
Cameron Gloss, AICP
Long Range Planning Manager
City of Fort Collins
cgloss@fcgov.com
970.224.6174 direct
970.214.6926 cell
From: Kara Linn <krld@denhamandsteele.com>
Sent: Thursday, October 10, 2019 9:35 PM
To: Cameron Gloss <cgloss@fcgov.com>; Tom Leeson <tleeson@fcgov.com>
Cc: Sylvia Tatman-Burruss <statman-burruss@fcgov.com>
Subject: Thank you
Cameron,
Thank you for your willingness to give citizens a legitimate voice in planning standards
and guidelines for the Harmony Gateway Area. It means a lot. We ask not for any
guarantees, only a fair opportunity to be heard. I sincerely hope that adding the 5th
option for the Harmony Gateway plan will contribute to an ultimate decision that will be
most productive and beneficial to our community.
Tom,
Thank you for your support of our request to Cameron to meet with you all, for your
approval for allowing our scenario to be considered as an option, and for your time on
Wednesday.
With kind regards,
Kara
Kara Linn, Senior Consultant
Denham & Steele LLC
(307)266-9239
krld@DenhamAndSteele.com
https://www.linkedin.com/in/kara-linn-001b6b2/
The information contained in this communication is confidential. This communication is intended only for
the use of the addressee. If you are not the intended recipient, please notify me promptly and delete the
message. Any distribution or copying of this message without my prior consent is prohibited.
# #
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From: Bruce Hollenbaugh
To: Cameron Gloss
Subject: Fort Collins Gateways - My Suggestions
Date: Tuesday, October 22, 2019 8:56:44 AM
Attachments: FC Gateways.jpeg
FC Gateways.pdf
Good Morning Cameron,
Thank you for hosting the meeting at Lincoln Center last evening. I gained some valuable
information from CDOT and Fort Collins staff.
I did some brainstorming on my own this morning and came up with some signage ideas for
the three interchanges that we discussed.
These signs are intended to be read in both directions while traveling I-25. Attached are rough
sketches of my thoughts in pdf and jpeg formats.
The signs are similar to tie them together but also focus are specific attributes of our fine city.
Mulberry: Welcome to Fort Collins Home of Music (FoCoMX, NewWestFest, Armory,
Washingtons, etc.)
Prospect: Welcome to Fort Collins Home of Colorado State University (CSU Veterinary
Teaching Hospital, CSU Canvas Stadium, etc.)
Harmony: Welcome to Fort Collins Home of Technology (Harmony Technology Park, HP,
Intel, AMD, Broadcom, etc.)
Bruce Hollenbaugh
970-646-2062
Retired Cartographer
Volunteer for Visit Fort Collins
Resident of ObservatoryVillage near Strauss Cabin Road
From: Weiss, Michael <mweiss@murphynet.com>
Sent: Thursday, February 21, 2019 10:41 AM
To: Cameron Gloss <cgloss@fcgov.com>
Subject: Harmony Gateway Project Planning
Cameron, appreciate all your work helping our community plan for the future infrastructure.
I saw the Coloradoan post on Facebook about the upcoming meeting on the Harmony Gateway and
wanted to reach out to your directly. Having a 6-month old at home doesn’t afford me enough free time
to attend this meeting or be as involved as I’d like to be with city planning elements, but I do feel I bring
a valuable perspective I’d like to share with you on the Harmony Gateway project. My father has been
on the city planning board in my hometown back in Indiana my entire life, and I’ve lived in two other
major metro markets (Indianapolis & Atlanta) prior to moving to our forever home of Ft Collins in early
2014, so I have a fair amount of perspective on how other cities conduct themselves with these sorts of
planning initiatives. Having seen some of the comments on the Facebook page for the Coloradoan article
I would assume your job related to this project is 9/10ths dealing with people having unhelpful
prerogatives, so hopefully I can buck that trend just a bit :)
My feedback is that although Harmony Road is definitely the main artery into Ft Collins and the topic at
hand with this project, I think it’s very valuable to look at the Harmony Gateway project from a 50,000 ft
view in the next 50 years sort of perspective. In the next 5-7 yrs Prospect is going to have a new, major
Middle/High School along with a revamped bridge adding more entry to the city, and Mulberry is going
to continue growing as a main access to Old Town and is “the last great frontier” for commercial
development entering the north end of Ft Collins with the current infrastructure in place. And lastly
looking into our future, Mountain Vista is likely to become a 4th corridor in the coming decades if the
Montava project gets off the ground as it too presents opportunity for long term growth both
commercially and residentially for what “can become” the future of Ft Collins.
So to me when asking ourselves what should Harmony Gateway look like, we actually should ask, “What
do the three existing I-25 arteries look like” b/c ultimately this sort of beautiful architecture might
possibly be something worthwhile to implement across each artery if done right the first time.
For me (starting North to South), Mulberry represents access to Old Town and the history of Ft Collins.
Prospect represents the university as it’s the most direct path to all things CSU. And although Harmony
has gotten heavily developed in the last two decades, Harmony represents (as is in the project name)
the gateway to the foothills (i.e. Horsetooth Reservoir, hiking, the outdoors, nature, animals, water).
Whatever design your team decides on, I firmly believe it should show visitors our city’s love for
recreation and respect for the outdoors. Work with a local nursery like Bath to plant native species of
flowers, shrubs, and trees. Look for ways to implement boulders and picturesque “Rockies” scenery. And
if there’s a visual way for the gateway portion to artistically depict the flow of the Poudre River itself
that would be great.
Just my two cents. Hope it’s helpful. And if you ever want to grab coffee or pick each other’s brains I am
not hard to get ahold of. Best of luck to you on this project!
Mike Weiss
Service - Account Manager
Northern Colorado
Murphy Company
A Century of Solutions
Cell: 720.298.9275
Main: 303.371.6600
E-Mail: mweiss@murphynet.com<mailto:mweiss@murphynet.com>
*Sent via mobile device. Please disregard any grammatical errors.*
970-218-8310
Thoughts on Potential Characteristics and Features of the Harmony Gateway
What are some of the values that attract people to Fort Collins? We would suggest the
following would rank high and should be part of the Harmony Gateway conceptual
planning:
* Our respect for and embrace of Nature in the City and the extensive and connected
Park/Trail/Natural Areas systems
* Keeping crass commercialism toned down to the extent possible.
* Inclusion of numerous water bodies (Poudre, Horsetooth, ponds, lakes, etc.)
* Links to our historical past, including agriculture
What characteristics would or would not be advantageous for the H-25 development?
* Not the “same old, same old” found at every I-25 interchange from here to Denver
* Not a “Centerra with Condos” or similar collection of retail and box stores overlain
with a “veneer” of mixed use
* A development that would in itself be a destination, a place worth stopping to see
* A development that would be unique to, and reflect the values of, Fort Collins
* Nature, wildlife and the Poudre River would be given a high priority in the concept
* Those retail outlets involved should, to the extent possible, complement and not
cannibalize business from nearby Fort Collins centers, including Front Range Village.
It is clear that Timnath is moving towards establishing a historical district (the sign says
“Old Town Timnath”) by preserving its old shops and buildings for future development
(and thus potentially taking business away from our City). While H-25 will be new
construction, the design should echo the classic designs of our past and our history and
values, while looking toward the future.
We propose something that conceptually could be modeled in some ways after Fort
Collin’s present Old Town. Certainly it would not be a duplicate of Old Town, but one
that has the same vibe, with a little of Pearl Street thrown in. We envision a compact
community where you one can easily walk to a large variety of different activities from
specialty retail, to dinning, arts venues, medical and professional offices, and of course,
many residential opportunities. Workspaces for high tech and entrepreneurial activities
(leveraging the City’s gigabit Connexion resource) should be included, but light
manufacturing would seem out of place in this context. And the design should not just
“tolerate” but also rather embrace the existing natural features. Just as Old Town is
incorporating the Poudre River, H-25 should promote the natural resources of the area,
including the heron rookery and adjacent reservoir rich in bird life.
Some Ideas That Might be Incorporated into the Harmony Gateway Development
* The overall design should incorporate the existing wildlife resources, especially of the
southern reservoir (assuming it is not possible to extricate that land as a future natural
area). Why not call the development “The Heronry”? The developer would be wise to
consider the area’s nature is not “a bug but a feature” – a space where activities can co-
exist with nature. People would love to stop in spring and early summer to watch the
herons in their nests through spotter scopes set up on the perimeter of the exclusion zone.
* While the two large ponds that require augmentation apparently must go, can they not
be replaced (in part) by “legal” water features? People find nothing more attractive than
buildings arranged around a lake (it works for the Broadmoor). A lake large enough to
allow people to have fun in paddleboats is appealing.
* There should be numerous walkways/bike trails through “The Heronry” with direct
connections to Eagle View and Arapaho Bend.
* Access to the perimeter of the southern reservoir could use a series of elevated
walkways. Have seen this approach used very effectively in natural areas in Norway and
at White Sands. It is practical way to allow passage through a natural area while
safeguarding the delicate landscape features. Restaurants overlooking the reservoir and
its birdlife could have a substantial marketing bonus.
* Fewer, but taller, buildings should minimize the structural footprints, leaving more
room for green space, trails and water features.
* Parking ramps should be incorporated into the building to minimize massive paved-
over areas.
* Design for a true mixed-use concept. Rather than have spatially separate pods of retail,
office and residences hundreds of yards apart, emphasis should be on all such activities
co-existing in the same or adjacent structures (similar to some new of the complexes
arising in Old Town North). The comingling of activities is one of the key and desirable
attributes of Old Town and desirable mixed-use urban living. In Fort Collins’ newest
attraction, the ideal should be to live less than a 10-minute walk from both nature and a
coffee shop (or similar social gathering place).
* Fort Collins can never seem to have enough restaurants and these should be a key
feature of this development, along with the attendant craft breweries/ distilleries (another
part of our local culture). This location would be ideal for serving the exploding
populations of Timnath and Windsor as well.
* A trout pond serving a “catch your own” restaurant could be a chance to highlight the
nearby sport fishing opportunities.
* Outdoor gazebos would permit small concerts and community activities.
* Children must be considered in the design. How about a day care center? A small
playground area and/or dog park would appeal to both residents and passers-by.
* The design should encourage hosting activities like “food truck jamborees.”
* This might be a good place to schedule holiday fireworks shows
that serves the residents of the southeast.
* Small clubs catering to the live music devotees could be encouraged.
* Could a small movie house be included? Can the area support a second “Lyric” on the
southeast side?
* The concept should encourage artist and sculpture galleries, and similar showplaces for
for local artisans.
* Small business incubator and artist studios could be part of the available business
rental space.
* A store featuring Colorado (and Fort Collins) products would seem a good fit.
* Perhaps one or more old farmhouses and/or barns could be rescued, moved and
repurposed in H-25, a la Jessup Farm.
* Perhaps a small “zoo” with a Bison or two (from Terry Lake Ranch?), and some rams
(CSU must have a supply somewhere). Even a Clydesdale or two from Budweiser? This
would draw both locals and visitors. Does the Raptor Center need a new home?
* And if live animals in a “zoo” are not practical, perhaps the Swetsville Zoo could be
persuaded to relocate?
* Taking a page from Loveland, incorporate significant public art into the landscaping, a
la the Chapungu sculpture garden.
* Include the terminus for expanded bus transit routes along Harmony, with connections
up to Mason and on to the original Old Town. It should be easy to get from one to the
other via public transit.
* This would be a perfect location for the Ft. Collins Tourism Center. While probably
impractical to relocate it down from off Prospect, maybe a smaller facility introducing the
area to visitors and tourists would be in order?
* A significant percentage of retail spaces should be reserved for local or regional firms
with a de-emphasis on national retailers.
* Depending on the status of the current Sinclair station, any “new” gas station could be
designed to have an “old timey” feel, maybe along with a classic railway car diner
restaurant. Don’t know if the service station could have attendants ready to wipe
windshields, but something that retro just might fly.
* Agriculture was/is a key component of Fort Collins past and present. Community
gardens (maybe serving on site restaurants) would be of interest. And with the need for
water conservation, perhaps a xeriscaping exhibit?
*Or, take a bolder step. Urban agriculture is a coming thing, with buildings being used to
grow high value vegetable crops. Perhaps someone (at CSU?) could be pursued to pursue
an experiment along these lines. A new twist to “farm to table.”
* Area garden clubs and maybe CSU Horticulture would have ideas for garden/farm
related exhibits with related retail options. Perhaps something in conjunction with
Harmony Gardens if that business does not relocate? Perhaps a small field of sugar beets
grown during the summer would be the center of an exhibit about our farming history?
* Why not a permanent space for a farmer’s market serving the southeastern part of the
city (with maybe a small indoor pavilion for the “off” season)?
* Might the Discovery Science Center be interested in teaming up with local
conservation and wildlife groups to create an exhibit on the biodiversity of the Poudre
River Corridor – in which this land is situated.
* Along these lines, building designs should include “green roofs” with gardens and
trees. Multi-terraced buildings could also provide for large numbers of small trees and
bushes incorporated into their design. Solar panels should be ubiquitous.
* The rooftop designs will be especially important to the hundreds of people living high
above H-25 on the adjacent bluffs who right now stand to look down upon a sea of
commercial roofs, air conditioning ducts and the like (as per the current visualizations.)
This would be just a plain ugly view. Light pollution issues must also be considered.
* There is the venerable Wonder View Tower tower on I-70 near Genoa, which once
used to be a key stop for those travellers who wished “to see six states.” How about
incorporating a visitors viewing platform into the design of one of the taller buildings? It
would not have to be that tall in order to provide a panoramic view of both the mountains
and plains and would certainly be an attraction for visitors.
* Complementing that concept, maybe a “scale model” (or huge aerial photo mosaic) of
Fort Collins that people could walk around and explore? (Such a model of Manhattan
Island was a huge hit at a NYC World’s Fair).
* And there always could be series of small signs along I-25, “Only XX Miles to The
Heronry.” It works for Wall Drugs!
* Are we sure an underpass beneath Harmony to Arapaho Bend is not possible? The
water level of the southern reservoir is a good ten feet below that of the land and ponds
to the north. There is clearly no intrusion of ground water there. An underpass would
encourage pedestrian exchanges, and perhaps at night, provide a safe passageway for
wildlife (just saw a coyote running out on the ice of the southern pond an hour ago.)
If no underpass, a bridge over Harmony seems essential – I for one would never try to
cross Harmony, lights or no lights. The overpass could also be a platform for some form
of public art introducing the City to drivers and their passengers, i.e., an actual Harmony
Gateway.
The above are illustrative of the plethora ideas that could emerge from a public
brainstorm session. Some might even turn out to be really good! If any future developer
is willing to listen, and think outside of the box (stores), maybe something really special
could happen?
But however this all evolves, saving the rich wetland and wildlife resources of the
southern reservoir should be a key component of any new Amendment.
In any case, this is my ten cents worth (that 2 cents worth, adjusted for inflation.)
Dear Mr. Lyons,
Thank you for your questions related to the long-range Harmony Corridor (and Gateway) planning area.
Please see here responses related to the Harmony Corridor Standards and Guidelines pertaining to the
Gateway Area, in addition to some information about development and permitting processes.
x “(1) It at least now mentions the heron rookery, but says nothing about how it will be
protected. (BTW: Looks like ~40 breeding pair in the tree this spring.) There is lot of talk about
protecting habitat and mitigating habitat losses ….but no indication is provided as to how this
will be done. Basically all of the area south of Harmony is paved over, save for the triangle lake
next to the heron rookery (that's a good thing).”
The intent of the Harmony Gateway Plan is to provide guidance for future development on land use and
the desired character for the Harmony Gateway planning area. Requirements for wildlife habitat and
natural resource protection are established after a development proposal has been submitted to the
City. So far, no such development proposal has been submitted. If/when a proposal is submitted, it
would be evaluated against the regulations found within our Land Use Code (LUC). Section 3.4.1 of the
LUC provides standards for protecting and mitigating impacts to natural habitats and features through
buffering. Both quantitative buffer distance standards (e.g. 100-ft buffer around a wetland) and
qualitative performance standards (specific requirements that must be met regardless of the buffer size)
are required to ensure the resource is protected. Protection and mitigation requirements would be
determined during the development review process with the goal of maintaining or enhancing the
ecological value of existing natural resources.
x “It talks about protecting habitat and mentions the rookery…yet, the adjacent large pond to the
south of H25 is a prime food source for the herons and ~60 other bird species. Massive
construction in H25 will disrupt what goes on in the adjacent pond in the rural lands zoned
parcel. Without at least a basic Ecological Characterization Study of the adjacent pond that has
become naturalized over the years and is now a viable wildlife habitat, how will anyone know
how what impacts have to be mitigated, and how?? An ECS for the adjacent pond east of
Strauss Cabin Road and Rock Creek Drive is needed… soon!”
City staff share interest in protecting the heron rookery and associated habitat in this area. An Ecological
Characterization Study (ECS) for the area south of the rookery to Kechter Road would be required when
a development proposal is submitted for that area. The ECS is required at least 10 days prior to a Project
Development Plan to allow City staff time to review findings and mitigation recommendations. Multiple
ECS documents have been submitted previously for the area north of the rookery to Harmony Road
(January 26, 2015 and October 1, 2014). Due to the time lapse of the last ECS documentation, City staff
would require an updated ECS when a new development proposal is submitted.
x “ (2) The map on page 80 shows a trail wandering through the H25, and exiting around Rock
Creek Drive…but how does it connect to Eagle View and Fossil Creek? “
The trail alignment is yet to be determined. The intent of the map is to indicate a goal of providing
future trail connections as the planning area develops. The trail alignment will be determined
collaboratively with the City and developer during the development review process.
244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com
February 25, 2019
City of Fort Collins
281 N College
Fort Collins, CO 80524
Re: Harmony Corridor Plan – Amendment: DRAFT Language Review
Dear Cameron, Clark, & Tom;
Thank you for providing a preliminary draft of your proposed edits to the Harmony Corridor Plan on February 20,
2019. We have carefully reviewed these proposed revisions as they apply to Chapters 3 and 5, and provide the
following comments and concerns as they specifically relate to the property owned by this ownership group on the
south side of Harmony Road.
Chapter 3:
ϭ͘ We believe the percentage breakdown of uses as proposed are approximately in line with what we’d like to
see, but see potential for confusion. The Harmony Corridor zoning is based on a premise of primary vs.
secondary uses. It may be much easier for developers and the City alike to keep a consistent language,
and with that in mind we would propose the language read that a maximum 70% Secondary Uses and a
minimum 30% Primary Uses be permitted.
Ϯ͘ Is it the City’s intent to classify the Gateway area as a Mixed-Use Activity Center in the HC Plan- per
revision in LU-3 for consistency of language and uses in the Gateway? And modify Map 10 as
such? And/or should language be added to LU-4 that the uses allowed in the Mixed-Use Activities Centers
also be allowed in the Gateway?
ϯ͘ It appears to us that the deletion of prior LU-4 may have a ripple effect in areas outside of the Gateway. We
don’t believe that is the intent of this amendment and should likely remain as is.
ϰ͘ New LU-3 – We believe that the Gateway Area should be potentially be added into to this as a Mixed-Use
Activity center that allows for retail/commercial or further refine the new LU-4 that the Mixed-Use Activity
Center uses are allowed in the Gateway.
ϱ͘ New LU-4
a. We believe it’s appropriate to specifically reference that the Gateway permits all uses allowed in
the Mixed-Use Activity Centers. At one time we also had a discussion that some additional uses
should be added to the Gateway that were not covered under the Secondary Use list – we would
like to review this with you.
b. We believe this is the appropriate section to reference %’s of Secondary and Primary Uses.
c. For specificity: We should identify what the additional complementary uses are that the draft
references.
d. End of 2nd paragraph needs revision and the last paragraph need edited/removed. We don’t
believe it is appropriate to reference landscape within this section as it does not pertain to land
uses
ϲ͘ We are providing our initially proposed language to Chapter 3 for review and compare against the current
draft for our work session next Monday.
South Half / Map:
1. At this time, we don’t believe the south half of the area south of Harmony Road should be included as part
of this amendment.
244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com
Chapter 5:
1. Because ODP’s frequently are updated and or completely redone during the life of a development project,
we don’t think its necessary/appropriate to include references to a currently approved ODP in this
document.
2. Vision: “Dominant aspect of cottonwoods and native plantings on Harmony Rd & I-25” This language seems
a bit specific to us. We agree that some river valley landscaping should be incorporated into the Gateway
area, but there are different ways to achieve this.
3. Setbacks – Current requirements specify a minimum 80’ setback in this area, we believe that this setback is
ample and provides opportunity for extensive landscape buffering, trail corridors and other desirable
features. The proposed 150’ - 250’ seems excessive and would result in the loss of anywhere from 12
acres to more than 20 acres of developable land along Harmony Road and I-25. This is excessive and
potentially damaging to viability of the project. If the Plan is finalized with this requirement intact, it arguably
goes beyond the City’s typical land use regulation powers and represents a taking of the owner’s property.
In the event this setback requirement is not revised, the Plan should contemplate the City compensating the
developer for this acreage, similar to the language currently included on pg. 28 relative to the trail corridor.
4. Many aspects of Chapter 5 seem to be better located in the Standards & Guidelines – not the body of the
Harmony Corridor Plan.
5. Entry Sign – it may be appropriate to add language that this is located on the North side of Harmony Rd for
entry traffic travelling West.
6. Trail Corridor – A trail corridor of 30’-50’ wide is problematic for the same reasons as stated above relative
to the landscape setback. Multimodal trails of 10’ are generally considered sufficient, and the Plan should
contemplate a smaller dimension if included at all. If the requirement is kept, the Plan should expressly state
that the trail may be located within the landscape setback and/or meet any sidewalk requirements. The
owner further notes that, if the trail is required, it would request compensation for this public amenity as
contemplated on pg. 28 of the draft...
7. Pg. 28: The “Public Space Management” section includes a reference to “[r]etaining significant amounts of
open space.” Is it unclear if the City is requesting more open space than is required by the underlying code.
The City should not require more open space than already articulated with the trail and setback concepts,
which as noted above, should be revisited prior to finalizing.
8. Land Use South Side Gateway Area:
North Half:
a. There are several landscape related paragraphs in the “land use” section, we believe this is more
appropriate in another section, perhaps in Standards & Guidelines.
b. Land Uses - see comments above, Chapter 3, item #1.
c. Pedestrian Orientation – This may apply to a portion of the development, but not all. This is a large
development area and while there is likely to be a more urban, mixed-use component of the
development, there is also the opportunity for free-standing uses to develop (i.e. hotels, office
buildings, residential uses, etc.) and this statement would seem to preclude this type of develop
d. Trail corridor – See previous thoughts, #6 above.
e. Parking distribution – This may apply to a portion of the development area that develops in a more
urban context but not all. Unsure if this is appropriate to include this strength of language that
would see to apply to all of the development and preclude some types of development.
f. Building Heights – A height imitation of 4 stories as suggested in the “Building and Parking Lots”
section is extremely problematic. As HC currently allows 6 stories, the Plan appears to be
attempting to downzone the property. The plan is a policy document that does not override what is
allowed in the underlying one district, and it should not be this prescriptive. In addition, this density
may be needed to support the economic and development goals of making this a successful
mixed-use destination and employment/retail sales generator. While the developer agrees that
244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com
having all development in this area at six stories is likely not desirable from a visual perspective, in
some instances it may be appropriate. We note that a reference to development being allowed up
to 6 stories is included on pg. 29, and that the draft further states that development “at relatively
high densities” (pg. 25) should be allowed.
South Half:
a. As previously noted, at this time, we do not believe that this part of the property should be part
of the Harmony Corridor Plan or in the Gateway area.
Policies:
a. Policy statement GW-4 should be modified or deleted –We will be establishing the guidelines
via this HC Plan update making this policy obsolete.
Standards & Guidelines:
1. Included with this response letter we are providing the draft letter of the standards and guidelines that we
had previously provided to Staff for review. We believe its appropriate to address these items as noted in
that document as well during this process.
2. The standards & guidelines should be specifically crafted with the body of this document for the City and us
to understand exactly what is proposed & implemented.
Thank for providing the opportunity to comment on these draft materials. We appreciate the City’s willingness to
work with our and team consider our comments, especially as landowners deeply invested in the future of this
property.
Sincerely,
Norris Design
Ryan F. McBreen
Principal
HARMONY
CORRIDOR
Standards
And
Guidelines:
DRAFT
April 9, 2019 4/25/19 EDIT
NEW STANDARDS AND GUIDELINES
In the Harmony Corridor Standards and Guidelines, page 51, add a new Section
V. HARMONY GATEWAY AREA.
This Section will follow the current Section IV. SHOPPING CENTERS.
V. HARMONY GATEWAY AREA
The Harmony Gateway Area is an exceptional location due to high values the community
places on the Poudre River valley and its premiere location at the Harmony Road and I-
25 interchange.
The intent for the Gateway District is to capture the special opportunity to integrate a
mixed-use employment activity center within a landscape that expresses community
values for environmental features and the larger corridor of open and rural lands edge of
the City along the river corridor and Fossil Creek Reservoir in southeast Fort Collins.
Future development shall form a ‘sense of place’ derived from the river valley setting.
Development shall be programmed and designed with an emphasis on landscape
development to emphasize a sense of place derived from the river valley setting.
These Standards and Guidelines are to ensure that as development and redevelopment
occurs as part of the Gateway Area, it fulfills the vision described in Chapter 5 of the
Harmony Corridor Plan for the area.
The Gateway Area comprises three two distinct areas:
x North of Harmony Road – zoned H-C, Harmony Corridor
x South of Harmony Road – Northern Portion – zoned H-C, Harmony Corridor
x South of Harmony Road – Southern Portion – zoned R-U-L, Rural Lands
Design Standards and Guidelines
1. Naturalistic Landscape Development: River Valley Character and Image
Landscaped Setback Area - Harmony Road and I-25.
The intent is to create the effect of Harmony Road passing through a larger river valley
landscape that spans across Harmony Road with buildings and parking lots carefully
clustered and integrated unobtrusively within the landscape and not merely lining the
street with landscaping along buildings and parking lots.
x Landscaped Setback. A landscaped setback area for buildings and parking lots
averaging 140 feet in depth for parking lots and 190 feet in depth for buildings
shall be provided from the edge of vehicular travel lanes along Harmony Road
and I-25.
x Minimum landscaped setback depth shall be 70 feet for parking lots and 95 feet
for buildings., with the following exception: with the following exceptions:
1. Where depth is less than the required average,
a. Site grading and planting shall fully screen parking lots and the site
rather than providing increased visibility; and,
b. Buildings may encroach if exceptional architectural design is
exhibited. (+)
x Along Harmony Road Setback Exception: setback for Within 300 feet of the
signalized intersection at the Transportation Transfer Center (park-n-ride) and the
Strauss Cabin Road intersections buildings and parking lots shall be permitted for
buildings located within 300 feet of the signalized intersection at the
Transportation Transfer Center (park-n-ride) and the Strauss Cabin Road
intersection. Thehave a minimum setback within these areas shall be of 80 feet.
(+)
This landscaped setback area shall include groupings of native cottonwoods and
willows and other plant materials consistent with the River Valley landscape in
conjunction with other native and xeric plantings appropriate to specific positions within
the landscape plan. (+)
Parking lots are encouraged to be located between buildings and Harmony Road
and I-25 to buffer internal pedestrian-oriented development, but they shall be screened
from view with dense plantings in the setback area which may include berms, evergreens
near the parking lot, walls, fences, or a combination, to provide 75%-100% screening of
parking lots from the ground up at the edge of the parking lot as seen from the Harmony
Road and I-25 roadway travel lanes. (+)
Commented [RM1]: What qualifies as exceptional architecture?
Who decides what is “exceptional”? Needs refinement.
Where landscaped setbacks are at or above the minimum, openings of up to 175 feet
between trees and dense landscape clusters shall be permitted for carefully managed
commercially adequate visibility of building and their signage. (+)
Potential Channelized Floodway. If the Poudre River floodway is channelized within
the Harmony Road and I-25 setback area, the channel and adjacent upland areas shall be
designed to complement and reinforce the overall naturalistic landscape with informal,
undulating grading of landforms and, to the extent feasible, not rigidly engineered
geometric grading. (+)
In the programming and design of naturalistic river valley landscaping, maintenance
must be an equal consideration in conjunction with design including irrigation, weed
control, tree trimming, shrub and plant pruning, and replacement and reseeding. (o)
Incorporation of water, drainage channels, and/or wetlands is strongly encouraged in
landscape areas along Harmony Road and I-25 to further reinforce the distinct landscape
setting. (o)
2. Mixed-Use Employment Activity Center Within the Landscape Setting --
South Side of Harmony Northern Portion
Development of buildings, parking lots and other site improvements will result in a
unified mixed-use employment activity center. Within this mixed-use employment activity
center shall be a framework of streets and public spaces that provide for an attractive,
cohesive and walkable area that reflects the unique site context.
Public Space Framework. A framework of streets, street-like private drives,
walkway spines and a trail corridor shall be established to form sites for buildings and
parking lots with the emphasis on forming a distinct overall sense of place into which
buildings and parking lots fit. (+)
Permitted Uses. All individual uses permitted in the Harmony Corridor (HC) Zone
District shall be permitted in the Gateway Area subject to the following minimum and
maximum Secondary Use limitations. (+)The use percentages may be measured using 1)
acreage, and/or 2) building square footage of any completed development and anyin
approved PUD, ODP or PDP.
Additional uses shall be permitted: Artisan and photography studios and galleries;
Limited and Unlimited indoor and outdoor recreation facilities; Dog day-care facilities;
Grocery stores; Supermarkets; Exhibit halls; Funeral homes; Parking lots and garages;
Small scale reception centers; Large Retail Establishments; Gasoline stations,
Entertainment facilities and theaters, Day Shelters, Drive-thru restaurants, and Vehicle
sales, leasing and rentals with outdoor storage and open air farmers’ markets. (+)
Commented [RM2]: Moved down.
x Retail/Commercial Limitation. Retail and commercial uses shall not exceed
60% of development in the northern portion of the south side of Harmony Road.
The percentage may be measured using 1) acreage, and/or 2) building square
footage in approved Project Development Plans.
x Minimum Employment Use Requirement. Office, light industrial, and
institutional non-retail employment uses shall occupy at least 3025% of
development in the northern portion of the south side of Harmony Road.
x Minimum Residential Use Requirement. Residential uses shall occupy at least
25% of development in the northern portion of the south side of Harmony Road.
x * Civic Uses Effect on Calculations. Civic uses such as parks and recreation
space, community facilities, a trail corridor, and other public uses are not subject
to the Harmony Corridor land use limitations. Such uses, if developed, may be
applied toward the minimum employment or residential use requirements.
Additional uses shall be permitted: Artisan and photography studios and galleries;
Limited and Unlimited indoor and outdoor recreation facilities; Dog day-care facilities;
Grocery stores; Supermarkets; Exhibit halls; Funeral homes; Parking lots and garages;
Small scale reception centers; Large Retail Establishments; Gasoline stations,
Entertainment facilities and theaters, Day Shelters, Drive-thru restaurants, and Vehicle
sales, leasing and rentals with outdoor storage and open air farmers’ markets. (+)
Large Retail Establishments
Large Retail Establishment Size Limitations. The Ttotal floor areanumber of
large stand-alone retail establishments (over 250,000 square feet) in the gateway
area shall not exceed four such establishments 250,000 square feet. The total
number of stand-alone retail establishments (between 25,000-50,000 SF) shall not
exceed five such establishments. Except
Large Retail Establishments Exceptions. iIn instances where these large retail
establishments (over 25,000 SF) are developed as part of a mixed-use building or
block, there is no limit to the number or size of such establishmentsr.
Architecture and Design Features
Large Retail Establishments are subject to all development standards in Section
3.5.4(D) of the Land Use Code except the parking lot location standards of
3.5.(C)(3)(b), which shall be compliant with the following building placement
standard (+)
Building Placement
Large Retail Establishments located within a mixed-use building or block shall
be placed and designed with a main entrance facing and abutting a street sidewalk
in the overall framework of the area. (+)
Drive-in and Drive-thru restaurants. Drive-in and Drive-thru restaurants and
accessory drive-thru facilities for other uses shall be permitted only if located inrelegated
to screened, secondary locations and subordinate in emphasis to pedestrian spaces, and
facilities, and focal points.(+)
3. Buildings within an Employment Activity Center
Building Grouping and Orientation – Public Space Framework. Buildings and their
entrances should be brought together along the overall public space framework. Each
building should contribute to and reinforce the overall goal of creating a walkable
destination with a primary orientation to the overall framework and other buildings
nearby; and orientation to individual parking lots secondary. (o)
Buildings should offer attractive pedestrian-scale features and outdoor spaces to
complement the streetscape. (o)
Maximum Height. 6 stories. (+)
Building Character.
The architectural program for the District shall emphasize high-quality building materials
providing visual interest for pedestrians and that complement the colors and textures of
the Poudre River Corridor (e.g., natural or cultured stone, brick, textured concrete
masonry units with architectural finishes, stucco, high quality precast and prestressed
architectural concrete, architectural metals, glass, timbers); and architectural lighting. (+)
Mixed Use Dwellings are encouraged to add vitality and charm to the sense of place, add
interest to the buildings, and reveal and capitalize on specialized residential products
uncommon in suburban markets. (o)
4. Parking Lots
Off-street parking shall be consolidated into shared parking lots as needed to not interrupt
pedestrian frontages in the public space framework. (+)
Locating large parking lots between buildings and the landscape setback areas along
Harmony Road and I-25 is encouraged to consolidate vehicular impacts of both parking
and traffic on the roadways away from the internal pedestrian-friendly public space
framework.
Commented [RM3]: Define secondary?
Parking Lot Design to Support River Valley Landscape Image. In the outer portions
of any parking lots abutting the landscape setback areas along Harmony Road and I-25,
parking lot islands shall be wide enough to allow integration of cottonwood trees and
other river landscape materials into the parking lot construction. (+)
In these outer portions of parking lots, islands and drainage areas should be depressed
and designed to catch and filter runoff, with direct surface connections to the landscape
setback areas for integration if a viable stormwater engineering design can be
incorporated.(o)
5. On-Street Parking
On-street parking should be maximized on non-arterial streets scaled and designed to
reinforce the distinct pedestrian orientation of the District. (o)
Landscaping Development: River Valley Character and Image Landscaping should
be developed to express xeriscape principles and characteristics appropriate to the North
Front Range. More lush plantings that requiring significant watering, such as flower beds
and lawns, shall be limited to appropriate high-use areas. (o) [Is this the appropriate
place for this landscape guideline? Should this go to Section #1?]
6. Bus Transit. Accommodation should be provided for bus stops and routes linking the
mixed-use employment center to transit service on Harmony Road. Final transit stops
and route configuration is subject to the review and approval of TransFort. (o)
7. Trail Corridor. Development shall provide an area for a trail corridor, which may be
located within the landscape setbacks, and assists to linking the Fossil Creek and Poudre
River Trails to the south and north of the District respectively. Alignment and design
shall be determined in collaboration with the City. (+)
8. Commercial Signs. Signs should be designed and oriented to reduce visual clutter
along I-25 and Harmony Road.
Signs should be designed to achieve a high level of visual compatibility with building
architecture and the site characteristics of the Poudre River valley using similar form,
color, materials, detailing and lighting.
Wall signs should be designed as an integral element of the architecture, with the sign
shape and materials complementing the architectural style and features.
Internally-illuminated signs should not create glare that would distract motorists or
pedestrians, nor should the degree of illumination contribute to night sky light pollution.
Signs shall be permitted within Harmony Road and I-25 landscape setbacks and shall
integrate into the landscape character, as appropriate.
Two types of signs are prohibited within the Harmony Gateway:
1. Off-premise advertising (billboards); and
2. Electronic Message Center (EMC) signs
3
LAND USE
The final test of an economic system
is not the tons of iron, the tanks of oil, or
miles of textiles it produces. The final
test lies in its ultimate products –– the sort
of men and women it nurtures and the
order and beauty and sanity of their
communities.
LEWIS MUMFORD
INTRODUCTION
The national image enjoyed by Fort Col-
lins as an excellent place to live and do
business is well deserved. Few cities in
the nation have a more spectacular set-
ting, a more qualified work force, or a
more pleasing climate. The Harmony
Corridor f a key opportunity to maintain
and enhance the community’s positive
image and quality of life.
As the Harmony Corridor emerges as a
focus of development activity in south-
east Fort Collins, this is an opportune
time to look at current development
trends and determine what specific fu-
ture land uses would be most desirable
to complement other development in the
area.
ISSUES
The issues surrounding future land use
in the Harmony Corridor appear to fo-
cus on the need to manage development
to achieve a level of quality consistent
with the economic, environmental, visual
and other “quality of life” objectives of
the community; while guiding the corri-
dor to become a major business center
in northern Colorado that attracts desir-
able industries and businesses and, at the
same time, provides effective transitions
from residential neighborhoods.
Another important issue is the concern
that the Harmony Corridor should not
develop as a typical commercial “strip”
with frequent curb cuts, inadequate land-
scaping, and highly fragmented develop-
ment lacking coordinated site planning.
Finally, the corridor offers unique oppor-
tunities to attract desirable industries and
uses that can provide long-term economic
stability for the community. Fort Collins
has the opportunity to choose which in-
dustries are important for its future.
These choices will set the direction for
the community’s economy for the next
forty years. In this regard, the issue ap-
pears to focus on the need for more pre-
dictability in guiding industries and busi-
nesses choosing to locate in the corridor
area.
CURRENT LAND USE
POLLICIESPOLICIES AND
REGULATIONS
The City’s LAND USE POLICIES
PLAN and LAND DEVELOPMENT
GUIDANCE SYSTEM (LDGS) are the
two documents which have been used
most frequently to guide the planning and
development of the corridor for the past
ten years. The LAND USE
environmental protection, and locational
policies for specific land use classifica-
tions. The LAND USE POLICIES
PLAN does not dictate specific kinds or
specific locations of land uses that could
occur in the community, but does pro-
vide general guidance, with special em-
phasis that development be well-designed
and mitigate any negative impacts before
they be allowed to develop.
Once the Harmony Corridor Plan is
adopted, it will serve as an element of the
COMPREHENSIVE PLAN and will
supplement the LAND USE POLICIES
PLAN for this section of the community.
The LDGS, on the other hand, is not a
Plan. It is a land use regulatory mecha-
nism, like zoning, which is used to imple-
ment the goals, objectives and policies of
the LAND USE POLICIES PLAN and
the COMPREHENSIVE PLAN.
The LAND USE
POLILCIESPOLICIES PLAN
promotes the maximum utilization of
land within the corridor, higher density
development, phased growth, a mix of
uses and concentrated building activity.
The availability of public facilities, includ-
ing streets, sewer, water, natural gas, and
electricity, establishes the corridor as a
preferred location for intense urban ac-
tivity including a mix of residential, in-
dustrial, commercial and recreational uses.
Properly designed, multiple use develop-
ments make sense from both a public and
private standpoint. People can and should
have the opportunity to live near where
they work, where they shop where they
go out to eat, and where they find recre-
ation. The auto becomes less necessary,
thereby relieving the transportation sys-
tem and reducing air pollution. Direct-
ing growth to those areas of the commu-
nity where utilities are already in place,
saves money and makes more efficient use
of the existing public investment in in-
frastructure improvements.
The adopted LAND USE POLICIES
PLAN also encourages a variety of retail
activity in the corridor, including commu-
nity and regional shopping centers. Only
neighborhood scale shopping centers are
allowed in residential areas. Strip com-
mercialStrip commercial development is
discouraged in the LAND USE
POLLICIES PLAN in fa-vor of
compact shopping centers.
Transitional land uses or areas are also
provided for in the Plan to be located
between residential and commercial ar-
residential development in the area has
also been very good. The challenge at
hand is to determine if any additional
land use policies are needed which could
improve upon, reinforce and enhance the
pattern of land use occurring within the
corridor.
PLANNING FOR
THE FUTURE
INTRODUCTION
Both the City Council and the Planning
and Zoning Board have the responsibil-
ity and the authority to undertake the
preparation of long range plans and poli-
cies. This planning effort offers an op-
portunity to establish a refined vision for
the corridor. It includes creating a desir-
able living and working environment for
future inhabitants, an exciting gateway
into the community, as well as an impor-
tant center for business and commerce.
The land use plan for the Harmony Cor-
ridor is intended to improve upon, rein-
force and enhance the City’s COMPRE-
HENSIVE PLAN. It offers a vision of a
future that many people and interests
can identify with and seek to implement.
THE PROCESS
Several different land use alternatives
were considered before finally arriving at
the recommended one. These alterna-
tives ranged considerably in intensity of
development, character and practicality.
They were reviewed by the property own-
ers in the study area and the general pub-
lic. The recommended land use plan was
synthesized by staff based on several
months of public review and comment at
a variety of forums.
The land use plan is depicted on Map 10.
The intent of the land use plan and map
is to provide for an orderly, efficient and
attractive transition of vacant rural land
to urban use; and to:
(a) Maximize the use of existing services
and facilities (streets and utilities).
(b) Promote the development of the
corridor as a high quality, self-con-
tained and compact business center.
(c) Provide for the location of industry
and business in the city by identify
ing prime locations for such uses.
(d) Provide shopping and service areas
convenient to both residents and em-
ployees of the corridor.
(e) Provide for a variety of housing
types.
(f) Preserve and protect existing residen-
tial neighborhoods from intrusive or
disruptive development.
THE VISION
The vision for the corridor area is that it
become a major business center in north-
ern Colorado attracting a variety of busi-
nesses and industries serving local as well
as regional markets. It should also include
a mixture of land uses including open
space, residential, office, recreational, and
retail activities.
The focus of most development activity,
especially commercial, should be at the
major street intersections. The intensity
of land use should decrease as distance
from Harmony Road increases and as the
distance from the major intersections in-
creases. To promote pedestrian, bicycle
and transit use, development in the area
should be compact. Buildings, spaces and
street frontages should be well-designed
and of high quality materials and work-
manship.
Business and industry provide the major
economic focus of the corridor area. The
land use mix also includes a variety of
commercial uses to meet tenant and
neighborhood resident needs.
Community and regional commercial ac-
tivities are introduced in well-planned
shopping centers or , industrial parks,
de- signed and mixed used areas,
designed to draw shoppers from the sur-
roundingsurrounding community and
region.
Free-standing highway related commer-
cial (convenience stores, fast-food restau-
rants, gas stations and the like) are not
permitted to locate outside of planned
shopping centers or industrial parks. Only
neighborhood scale shopping centers are
allowed in residential areas, although this
restriction does not apply in certain mixed
use areas.
Hotels to serve business tenants within
the park will grow in importance. These
hotels will be sited near major industrial
parksemployment hubs, and in most
cases be visible from Harmony Road.
Low intensity retail, restaurants, day care
facilities, health clubs, personal service
shops, business services (print shops, of-
fice supply, etc.), banks and other similar
commercial activity is concentrated in at-
tractively designed centers and, integrated
into planned industrial parks and
integrated into mixed use areas.
Buffer areas (transitional land uses, linear
greenbelts, or other urban design ele-
mentselements) are provided to serve as
cushions between the adjacent residential
neighbor- hoodsneighborhoods and the
LAND USE PLAN
GOAL STATEMENT
Encourage and support mixed land use development in the Harmony Corridor while dis-
couraging “strip commercial” development and promoting the vitality and livability of
existing residential neighborhoods.
POLICIES
LU-1 Strive for excellence and high quality in the design and construction of
buildings, open spaces, pedestrian and bicycle facilities, and streetscapes
by establishing and enforcing design guidelines specific to the corridor
area.
An important part of the Harmony Corridor Plan is the desire to continue the high standard
of quality established by recent development projects in the corridor area. One way that
this can be accomplished is through the development and implementation of design guide-
lines specific to the corridor itself. These guidelines should be adopted as a part of the
criteria that the City uses to review development of the corridor area. These guidelines
should address the following issues:
Streetscapes, including fencing and screening.
Landscaping.
Street and parking lot lighting.
Building setbacks.
Architectural design and materials.
Pedestrian and bicycle access and circulation.
LU-2 Locate all industries and businesses in the “Basic Industrial and Non-
Retail Employment Activity Centers” in the areas of the Harmony Cor-
ridor designated for such uses on Map 10. Secondary supporting uses
will also be permitted in these Activity Centers, but shall occupy no more
than 25 percent (25%) of the total gross area of the Overall Development
Plan or Planned Unit Development, as applicable.
The Harmony Corridor offers an opportunity for creating a major business and industrial
center in northern Colorado, due to its desirable location, accessibility, available infrastruc-
ture, and land ownership pattern. Attracting desirable industries and businesses into the
community, and in particular, the Harmony Corridor, achieves an important public pur-
pose because it promotes primary and secondary jobs and generally enhances the local
economy.
Basic Industrial and Non-Retail Employment Activity Centers are locations where indus-
trial uses and/or office or institutional type land uses are planned to locate in the future in
business park settings. Base industries are firms that produce goods and services which are
produced for export outside the city, and thereby import income into the city. Typical
business functions include research facilities, testing laboratories, offices and other facili-
ties for research and development; industrial uses; hospitals, clinics, nursing and personal
care facilities; regional, vocational, business or private schools and universities; finance,
insurance and real estate services; professional offices; and other uses of similar character, as
determined by the Planning and Zoning Board.
Secondary uses include hotels/motels; sit-down restaurants; neighborhood convenience
shopping centers; childcare centers; athletic clubs; and, a mix of single family and multi-
family housing. If single family housing is provided, at least a generally equivalent number of
multi-family dwelling units must also be provided. “Multi-family” shall mean attached single
family dwellings, 2-familly dwellings or multi-family dwellings.
Secondary uses shall be integrated both in function and in appearance with an office (or
business) park, unless a special exemption is granted by the Planning and Zoning Board. In
order for such an exemption to be granted, the applicant must demonstrate to the
satisfaction of the Board that the granting of the exemption would neither be detrimental to
the public good nor impact the intent and purposes of the foregoing requirement and that
by reason of exceptional narrowness, small parcel size, or other special condition peculiar
to a site, undue hardship would be caused by the strict application of this require- ment.
The essence of the Basic Industrial and Non-Retail Employment Activity Center is a com-
bination of different types of land uses along with urban design elements that reduce
dependence on the private automobile, encourage the utilization of alternative transporta-
tion modes, and ensure an attractive appearance.
LU-3 Support business and industry growth by encouraging development
designed to attract elite employers within the area of the Harmony
Corridor known as the “Gateway Activity Center” as shown on Map 10.
The Harmony Corridor Gateway Activity Center area is intended to support catalytic growth
of new businesses and industries by encouraging mixed use, amenity-driven development
with residential components. This development format is targeted to provide the type of
working environment that highly skilled employees and their employers demand.
Development within this area is intended to help the City achieve community-wide
employment objections, and it may become a model for future planning initiatives in other
areas of the City.
The Gateway Activity Center permits a broad range of uses, including all uses allowed in “Basic
Industrial and Non-Retail Employment Activity Center” as described above in LU-2, retail
and commercial uses, and residential uses. Unlike the “Basic Industrial and Non-Retail
Employment Activity Center,” it is intended that secondary uses in the Gateway Activity
Center would be greater than 25 percent (25%). As used in this section LU-3, “secondary uses”
means all of the uses listed in Section 4.26(D)(2) of the City’s Land Use Code. Within the
Gateway Activity Center, secondary supporting uses may occupy up to 75 percent (75%) of
the total gross area of the Overall Development Plan or Planned Unit Development, as
applicable. “Primary” or “permitted” uses may occupy any portion of a proposed
development. In contrast to a Mixed Use Activity Center, retail and commercial uses are
allowed to occur throughout the areas of the Harmony Corridor designated as the Gateway
Activity Center, and not just in shopping centers.
The focus within the Gateway Activity Center will be is a combination of different types of
land uses along with urban design elements that reduce dependence on the private
automobile, encourage the utilization of alternative transportation modes, and ensure an
attractive appearance.
LU-4 Provide for the advance planning of large, undeveloped properties in the
corridor area.
Coordinated planning of large parcels of land in the corridor area can generally provide greater opportunity for more
innovation and variation in design, increase efficiency in utility services, and accomplish many more of the policies
and objectives of the commu- nity than does a more piecemeal approach to development planning.
LU-45 Locate a broader range of land uses in the areas of the Harmony Corri-
dor known as Mixed-Use Activity Centers as shown on Map 10.
Mixed-Use Activity Centers are areas where a broader range of land uses may locate. The
Mixed-Use Activity Center permits, in addition to the uses listed in the “Basic Industrial and
Non-Retail Employment Activity Center,” a range of retail and commercial uses to occur in
shopping centers. If single-family housing is provided, at least a generally equiva- lent
number of multi-family dwelling units must also be provided. Neighborhood service
centers, community shopping centers, and regional shopping centers, and a lifestyle shop-
ping center shall be limited to those locations shown on Map 10.
The essence of the Mixed-Use Activity Center is a combination of different types of land
uses along with urban design elements that reduce dependence on the private automobile,
encourage the utilization of alternative transportation modes, and ensure an attractive
appearance.
LU-5 All retail6 Retail and commercial land uses, except those permitted as
second- ary uses in the Basic Industrial and Non-Retail Employment
Activity Centers, shall be located are intended to be concentrated in
shopping centers in most areas. All shopping centers, ex- cept
neighborhood convenience shopping centers, shall be limited to the
locations show on Map 10. Neighborhood convenience shopping centers
shall also be permitted in the Basic Industrial and Non-Retail
Employment Activity Center as described in LU-2. Retail and commercial
land uses will be allowed in the Gateway Activity Center both within
shopping centers and as components of mixed use development.
The Plan allows for a broad range of retail uses to occur in shopping centers which satisfy
the consumer demands of residents and employees who live and work in adjacent neigh-
borhoods, as well as from the community or region. Coordinated planning of a “center”
rather than isolated individual uses is the most effective means of avoiding the “strip” type of
development.
The scale and design of the shopping centers should be compatible with neighboring uses. Shopping centers can and
should play an important role in the identity, character and social interaction of surrounding neighborhoods. They
should be easily accessible to existing or planned segments of public transit. Adequate auto accessibility, especially
for community and regional shopping centers, is important. Shopping centers should have a physical environment
that is conducive to pedestrian and bicycle travel.
Commercial and retail uses are allowed both inside of and outside of shopping centers in
the Gateway Activity Center because development in this area will be coordinated to
minimize impacts of commercial activities on sensitive uses, such as residential uses.
LU-67 Recognize the importance of the continued livability and stability of
existing residential neighborhoods as a means to expanding future eco-
nomic opportunities in the corridor.
The corridor area contains existing residential areas whose existence contributes to the
future economic health of the corridor area. Future development in the corridor should
be sensitive to these areas.
LU-78 Preserve a transition or cushion of lower intensity uses or open space
between existing residential neighborhoods and the more intense indus-
trial/commercial areas.
An important goal of the Harmony Corridor Plan is to provide a harmonious relationship
between land uses and to protect the character of new and existing residential neighbor-
hoods against intrusive and disruptive development. Open space, setbacks, landscaping,
physical barriers and appropriate land use transitions can be effective was to provide a
cushion between different uses. The following are generally considered to be appropriate
transitional land uses:
low intensity professional offices
multi-family housing
churches
childcare centers; and
nursing homes and/or elderly retirement homes.
Potential
Lifestyle/Regional
Shopping Center
HARMONY CORRIDOR PLAN
3-10
LAND USE PLAN MAP 10
IMPLEMENTATION ACTIONS
The following actions need to be taken by the City to ensure that the land use section of
the Plan is implemented over the years to come.
1. The City Council and the Planning and Zoning Board should adopt the Plan.
2. The City should annex all unincorporated areas within the Harmony Corridor, in
accordance with the parameters of the Urban Growth Agreement.
3. The City should adopt design standards and guidelines which reinforce the dis-
tinctiveness and quality of the corridor area.
4. When reviewing new development proposals in the corridor, the City shall evalu-
ate such proposals according to the standards and guidelines adopted as part of
the Harmony Corridor Plan. The Harmony Corridor Standards and Guidelines are in
addition to existing development regulations that apply to specific development
proposals.
5. The City should prepare design guidelines which further elaborate on the effective
use of design measures for buffering between residential and non-residential land
uses.
6. The City should establish means of effectively encouraging industries and busi-
nesses to locate in the Harmony Corridor.
7. The City should consider adopting a “superblock” planning requirement which
assures the coordinated planning of large parcels of land.
8. The City should explore local landmark district designation of existing historic
structures.
9. The City should study the distribution of basic industrial and non-retail jobs as
part of the update of the Comprehensive Plan. The planning effort should also
determine the relative importance of the Harmony Corridor in achieving commu-
nity-wide employment objectives. And, based on the results of the study, the City
should prepare incentives and/or regulations to assure implementation of the
employment objectives in the Harmony Corridor. Revise policies of the Plan as
needed.
10. The City of Fort Collins, Larimer County and the Town of Timnath should
join efforts to plan for the appropriate development of Harmony Road east of
I-25 compatible with the Harmony Corridor Plan.
11. Pioneer Mobile Home Park, located on the northeast corner of Harmony Road
and College Avenue, is home for many low-income families and elderly persons
on fixed incomes. Although the Plan indicates future redevelopment of the
site, the displacement of persons in the neighborhood should be carefully
planned and sensitive to the particular needs of the residents.
12. The “Harmony Bikeway Study” (currently underway) should be prepared to
rein- force the goals and vision of the Harmony Corridor Plan, as well as the City’s
overall transportation objectives.
Advocates for Our “Gateway”
Input on H-25 Development Proposal
09/17/18
Index
Executive Summary ………………………………………………... Page 2
For Context: The Proposed Development Area:
x Current Zoning …………….…………………………………... Page 3
x Proposed “Mixed Use” re-zoning ……………………........... Page 4
x The Expanded “Gateway” ……………………………...…….. Page 5
Required Findings: ………………………………………………..... Page 6
x “Is the Harmony Corridor Plan in Need
of the Proposed Amendment?” ………………………………. Page 6
x “Will the amendment promote the public welfare
and be consistent with the City’s vision and goals?” ………. Page 8
o Community Values: Subarea Plans: …………………. Page 8
o Community Values: The HCP “Gateway” Vision: …. Page 10
o Community Values: “Edges & Separators” ………… Page 13
o Community Values: “Connectivity &
Poudre River Corridor” ………………………………. Page 17
o Community Values: “Open Lands
& Natural Areas” …………………………………….... Page 23
Key Questions that need to be answered:
x “(North Half) Is the shift in land use mix appropriate
- i.e. with retail and residential use to be 75%?” (Issues) … Page 27
x “(North Half) Should residential use be required in
new standards to ensure a mix as envisioned in
the proposal?” (Issues) ………………………………………. Page 31
x “(South Half) Is the change from Rural Lands zoning
to urban mixed use zoning appropriate?” (Issues) ………... Page 31
x “What aspects of potential future development should
the Plan amendment include?” (Recommendations) ….… Page 37
x Other Issues: …………………………………………………... Page 40
o Nature
o Traffic & Safety
Executive Summary:
Our group of concerned residents has examined the published H-25 development
proposal information provided by the developer. We have also thoroughly examined
important City Documents that are intended to guide development efforts. These have
been approved by past City Councils with significant public input and approval:
x “Harmony Corridor Plan” (2006)
x “FC City Plan” (2011)
x “FC Land Conservation and Stewardship Master Plan” (2004)
x “FC Natural Areas Master Plan” (2014)
x “FC Nature in the City Strategic Plan” (2015)
In review of these multiple City plans, we have found that the current H-25
proposal is inconsistent with these plans in a significant number of aspects. In
order to promote his own agenda, the developer is unilaterally and arbitrarily asserting
that these City plans are no longer appropriate and valid for development of the area
and is substituting (via proposed amendment), his own alternatives to the existing
“Harmony Corridor Plan’s” Land Use, Urban Design, and Gateway guidelines.
Additionally, the developer wishes to re-zone an existing parcel designated “Rural
Lands” containing a reservoir rich in wildlife, to allow for further development.
For his development plan to be approved, it would require the City to substitute the
developer’s vision and goals for those of the City and the public.
In addition, the proposed amendment does not meet the requirement for “minor
amendment” for changes to the City Plan as defined by the Plan (p.168) which states:
“The proposed amendment will promote the public welfare and will be consistent with
the vision, goals, principles and policies of City Plan and the elements thereof.”
This is clearly not the case with this development proposal! The developer’s
proposed amendment is clearly and significantly inconsistent with the City Plan!
We have provided our recommendations for what an appropriate development proposal
should include in order to be consistent with the City’s vision, and community values
for the area. We have also identified items in the development proposal that we feel
are inconsistent with, or in conflict with, the identified City policies.
Given the amount of effort over the decades by many City constituencies, and the
ongoing success of Fort Collins as a result of these efforts, we feel that it would be
inappropriate to approve this proposal as submitted. Fort Collins will only have one
chance to develop this property in line with its previously documented visions, goals,
and community values. Once the development is complete, we will all have to live with
whatever has been allowed. Let’s do the right thing now, and not be sorry later.
Our current City leaders have a responsibility to all of those who came before, to
help fulfill their visions for the Harmony “Gateway”.
We have documented our findings in this report. They provide ample evidence to
support our case for rejecting this proposal in its current form. We appreciate the
opportunity given to us to comment.
For Context: The Proposed Development Area:
“Current Zoning”:
As shown below, the proposed development area consists of (2) parcels currently
zoned:
1. North Parcel: “Employment” (Harmony Corridor District)
2. South Parcel: “Rural Lands”
For Context: The Proposed Development Area:
Proposed “Mixed Use” Re-zoning:
The amendment proposes that these two parcels be re-zoned to a “Mixed Use” zoning
with an “Activity Center” designation.
The following depiction of the request for re-zoning, aka the proposed
amendment, is clearly inconsistent with the Land Use descriptions above for the
North and South Parcel.
(Pink Highlighted area is proposed development area)
(FC Planning Slide 7)
For Context: The Proposed Development Area:
The “Gateway” Expansion:
The “Gateway” has been referred to in various City documents as the area bordering on
Harmony Road at the I-25 intersection. This now includes the Arapahoe Bend Nature
Area to the north of Harmony Road which has been maintained consistent with the
various City visions for the “Gateway”.
The area to the south of Harmony Road is the northern parcel of the proposed
development area. The developer additionally wants to include the adjacent parcel
(currently zoned “Rural Lands” and never part of the Gateway designation) referred to
as the southern parcel of the proposed development area.
With this inclusion, the “Gateway” area has now been expanded as shown in the map
below. It should be developed consistent with the various City Planning documents
describing the “Gateway” vision, but left with its current zoning.
(Black outlined area is Expanded “Gateway” area –
which includes a reservoir that does not require water augmentation)
(FC Planning Slide 8)
Required Findings:
“Is the Harmony Corridor Plan in Need of the Proposed Amendment?”
There are numerous issues that we feel are important in answering this question:
1. Does the Amendment meet the necessary requirements of an Amendment to the
existing “FC City Plan”?
2. Is the Amendment appropriately justified?
3. Do we want to ignore (throw out) the current Land Use guidelines in the existing
“Harmony Corridor Plan”?
1. Does the Amendment meet the necessary requirements of an Amendment to
the existing “FC City Plan”?: (as defined in City Plan p. 168)
“Requests shall be submitted to the City’s Advance Planning Department at least 60
days prior to the hearing date for the Planning and Zoning Board. The 60-day submittal
requirement is necessary in order to permit adequate public notice to be given and to
allow adequate time to complete the background work for considering a plan
amendment. A plan amendment will be approved if the City Council makes specific
findings that:
x The existing City Plan and/or any related element thereof is in need of the
proposed amendment, and
x The proposed amendment will promote the public welfare and will be
consistent with the vision, goals, principles and policies of City Plan and
the elements thereof.”
We assert that the proposed amendment is not consistent with a multitude of
vision, goals, principles and policies of the “City Plan”, as well as other City
documents (as documented here). Therefore; we feel that it is not compliant with
the city’s stated requirement and should not be approved.
2. Is the Amendment appropriately justified?
In the developer proposal, Carolynne White (attorney) writes the following in the cover
letter to the city:
“RE: Application for City Plan Amendment for Harmony I-25
Dear City of Fort Collins Planning and Zoning Board and City Council:
The enclosed application for an Amendment to City Plan Fort Collins (“City Plan”) (1)
amending the City Structure Plan (the “Structure Plan”) to designate the southern
portion of the 265.6-acre property located at the southwest intersection of Harmony
Road and I-25 in Fort Collins (the “Property”) from Rural Lands Edge to Employment
District, and (2) amending the Harmony Corridor Plan (“HC Plan”) to create a new
Harmony Corridor Gateway “Activity Center” designation that would allow secondary
uses to occupy up to 75% of gross area (the “HC Gateway”) (together, the
“Amendment”) is submitted on behalf of the Property owner, Harmony McMurray LLC
(“HM LLC”).”
This explicitly states that the proposal wants to modify the HCP to allow for another
Activity Center in the Northern parcel and to change the Land Use designation for the
Southern parcel. It ignores many of the other policies/guidelines that still exist in the
city-wide “FC City Plan”, “FC Land Use Conservation Plan”, and the “Nature in the City
Strategic Plan”. By, and, therefore, fails to justify that there is a need for the proposed
amendment; it also fails to demonstrate that such an amendment will promote the public
welfare or that it complies with important city planning documents and guidelines.
Therefore, the proposed amendment fails to satisfy the requirements set forth for
an amendment per the FC City Plan (p. 168).
3. Do we want to ignore (throw out) the current Land Use guidelines in the
existing “Harmony Corridor Plan”?
We see no reason that this is necessary. The developer purchased the land knowing
full well what the Land Use guidelines were for the property. We believe that this
property can be developed in full accordance with City policies.
The Harmony Corridor does not need to have an additional “Mixed Use Activity Center”
to allow for additional retail at the expense of giving up the “Gateway” vision and the
natural aspects of the Poudre River Corridor flood plain. The “Harmony Corridor Plan”
has designated this area as:
x “Special Urban Design Opportunity – Gateway Development with Orientation to
Natural Character”
x “Basic Industrial and Non-Retail Activity Center”
Harmony Corridor Plan
(Land Use Plan – Map 10)
Required Findings: “Will the amendment promote the public welfare
and be consistent with the City’s vision and goals?”
Multiple City plans have set out goals and guidelines for development of this area. The
H-25 proposal is not consistent with several key community values established in
written City policy and development guidelines. The proposal ignores and contradicts
these established community values in an effort to justify a business development
option that benefits the developer and his proprietary business interests in isolation from
established and documented community values, that is, in isolation from what serves
the public welfare.
We have chosen to highlight, and focus on, (5) community values areas that are
replicated across multiple City documents. We feel they apply to the development
area. It is instructive to highlight some of the aspects of these various plans to
understand what this Gateway “shared uniqueness” should look like. These are:
x Subarea Plans
x The Harmony Corridor Plan “Gateway” Vision
x Community Edges & Separators
x Connectivity & The Poudre River Corridor
x Open Lands & Natural Areas
Community Values: Subarea Plans:
One of the reasons that the City has had a hard time with defining the specifics of what
the “Gateway” means in terms of development, is because it resides in the
overlap/confluence of (4) important, but differently defined, land use areas:
1. Subareas Map – “FC City Plan” (2011)
2. The Poudre River Corridor – “FC City Plan” (2011)
3. The “Gateway” – “Harmony Corridor Plan” (2006)
4. Arapahoe Bend/Fossil Creek/Eagle View Natural Areas –
“FC Natural Areas Master Plan” (2014)
All of these plans have different sets of priorities, and some even have outright conflicts
due to the overall size of the areas (e.g. economic emphasis vs nature/wildlife
emphasis).
In reality, the “Gateway” (according to the City visions) probably does not
specifically belong to any one of these areas, but has a “shared uniqueness”.
This is why various plans and documents have tried to carve out this area separately
and refer to it as “The Gateway”, in an attempt to treat it as a special area separate from
any other, deserving of special care.
We assert that the proposed development has not been created with the “special
care” that this area deserves. At the very least, the H-25 development plans must
be able to demonstrate a significant compliance with all prevailing city policy and
plans as well as a significant attention to and consideration of what is in the
public’s welfare. Ideally, the question of public welfare should require direct
involvement and input from a significant portion of the public, especially those
most impacted by the development.
(Below is the Subareas map that shows this overlap/confluence.)
Yellow Highlighted area is proposed development area
(FC City Plan P. 57)
Community Values: The Harmony Corridor Plan “Gateway” Vision:
In the following sections, we have highlighted (in red) those goals and guidelines that
are contained in the HCP and should be reflected in any proposal for this area. We
would be supportive of a development proposal that makes a “good faith effort” to meet
these community values. This current proposal does not make any effort, much
less a “good faith effort” to meet the following:
x “The most significant natural areas in the Harmony Corridor are associated with
the Cache la Poudre River and are located near I-25. This area has been termed
the “gateway” because it is the first point of entry to Fort Collins from the
south…….With creative management and appropriate reclamation
practices, these areas have the potential to become recreational,
educational and scenic resources for the community……The fact that the
area is located at the gateway to Fort Collins intensifies its importance”. (HCP
pp. 2-4)
x “Most of the people visiting Fort Collins for the first time enter the city through
this corridor…….“An unusually wide right-of-way and spacious median provide
an excellent opportunity to develop a well landscaped parkway. Harmony Road
has the potential to become one of the most attractive entryway corridors
in northern Colorado.” (HCP pp. 1-3)
x “The Cache la Poudre River floodplain, numerous lakes, wetlands and
spectacular mountain views combine to create an impressive and scenic
gateway at the I-25 interchange. The gateway area offers unique opportunities
and challenges the community to discover creative ways to balance
development potential with natural resource assets.” (HCP pp.1-4)
x “The gateway to the corridor at the I-25 interchange has many positive visual
attributes. Riparian vegetation identifies the river’s meandering path. The
natural scenic qualities of the river, the floodplain, wetlands and
associated vegetation is enhanced by the dramatic backdrop of Longs Peak
and the Front Range….. Significant vegetation helps soften the general
appearance.” (HCP pp. 2-18)
x “We have an opportunity to affect how the corridor will look in the future. The
gateway area, located in the floodplain of the Cache la Poudre River is largely
undeveloped. We have an opportunity to successfully balance natural
resource assets and economic development at this important gateway
entrance.” (HCP pp. 2-20)
x ALTERNATIVE GATEWAY CONCEPTS: “The gateway area located between
I-25 and the bluffs east of Hewlett-Packard has many unique physical qualities
including open water, wetlands, wildlife habitat, and spectacular mountain
views….Most of the area lies within the 100-year floodplain of the Cache la
Poudre River and significant portions are located in the floodway. These
physical conditions create a variety of development constraints and at the
same time offer many recreational and educational opportunities…..The
commercial development that already exists in the gateway, as well as the
kinds of development that interchange locations typically attract, do not
mesh well with the scenic and natural resource values of the area. This
combination of circumstances challenges the community to find a way to
balance natural resource assets with economic development.” (HCP p. 5-1)
x THE FLOODPLAIN: “The 100-year floodplain is the most significant
development constraint in the gateway area. Most of the property in the gateway
area lies within the 100-year floodplain, and significant portions of the area are
within the floodway…..Since serious land development restrictions are
associated with the floodplain and natural resource areas, the gateway is an
excellent resource for alternate, less intensive land uses. The river and its
floodplain along with associated wetlands and wildlife habitat is an
integrated system. The ability to manage floodplain lands for appropriate uses
is important to the river’s natural resource value.” (HCP p. 5-4)
x THE GATEWAY PLAN GOAL STATEMENT: “Shape the future of the
gateway area, so that scenic qualities are emphasized and natural
resources are protected. Enable the community to take advantage of
recreational and educational opportunities associated with the Cache la Poudre
River, lakes and wetlands.” (HCP p. 5-13)
x THE GATEWAY PLAN (ALTERNATIVE A): “The intent is to create a gateway
entrance that integrates quality development with the natural characteristics of
the existing landscape. Wetlands, lakes and floodway areas are left
undeveloped and become the focus of an elaborate open space network. The
open space areas are laced with an extensive system of trails. The character of
the gateway area as a whole is naturalistic with heavy emphasis on native
plants and wildlife habitat. The challenge for development is to blend into
the natural scheme of things with as little visual disruption as
possible……Light industrial and office uses are encouraged. Commercial land
uses are discouraged unless they can be shown to blend unobtrusively
into the naturalistic setting. Setbacks would be in the magnitude of 80-100
feet from the right-of-way, creating a significant greenbelt around the
interchange.” (HCP p. 5-10)
x “THE GATEWAY PLAN (ALTERNATIVE B): How this area is planned and
developed will impact the value of the river as a natural resource. This
alternative recommends public acquisition of the gateway area for open
space…..having scenic open space at the front door to our community
speaks loud and clear about the community’s values and emphasizes our
appreciation and concern for the natural environment.” (HCP p. 5-11)
x Community Response (LOCAL VALUES): “Staff held numerous meetings
with affected interests and work sessions with boards and commissions. The
feedback overwhelmingly supported Alternative A. Responses indicated that
people are not totally comfortable with the ability of existing City policies to
coordinate and guide development in this area. They are concerned that
natural resource value will be lost and important opportunities will be
missed if we do not put forth a conscious effort to coordinate and plan this
area with community values in mind.” (HCP p. 5-12)
Community Values: “Edges & Separators”:
The concept of “Edges and Separators” is articulated in the “FC City Plan (2011)”, the
“Natural Areas Master Plan (2014)”, and the FC Land Conservation Plan (2004)”.
The proposed development area is located within, and between, areas defined as
Community Separators, Rural Lands, Open Lands and Poudre River Corridors.
City Structure Plan Map-1 (FC City Plan)
(Highlighted in Red – Proposed Development Area)
The following noted City documents clearly identify policies and guidelines for
development in such an area. The current H-25 development proposal does not
address these policies and guidelines, and thus, cannot be approved.
Edges (“FC City Plan”):
“Edges form the boundaries of the community, both inside and outside of the Growth
Management Area….Three types of Edges are identified on the City Structure Plan
Map”
x Community Separators
x Foothills
x Rural Lands
Community Separators (“FC City Plan - 2011”):
“Purpose: Community separators will be used as a long term tool to preserve a
permanent physical and visual separation between Fort Collins and surrounding
communities.”
Principle LIV 40: Community separators will provide physical and visual
separation between Fort Collins and surrounding communities to maintain and
enhance the separate identities of each community.
Policy LIV 40.1 – Maintain Community Separators
“Maintain and promote large separations between communities. Community
separator areas may include low intensity residential development, undeveloped lands,
and natural or rural landscapes including open lands, natural areas, farmland, clustered
residential development, and recreational areas such as golf courses.”
Policy LIV 40.2 – Provide Urban/Rural Transitions
“Aim to provide rural/open land transitions between urban level development and
areas beyond the Growth Management Area to help maintain community
separators.”
Policy LIV 40.4 – Reflect Sense of Rural Character
“Reflect a sense of rural character by incorporating the protection and
preservation of natural areas, agricultural uses, appropriate residential
development, and other types of open lands into the separations between
communities.”
(“FC City Plan” p.93)
Community Separators (“Natural Areas Master Plan - 2014”):
COMMUNITY SEPARATORS FOCUS AREAS:
“Community separators are parcels of undeveloped or minimally developed land that
create a buffer between municipal jurisdictions and preserve the individual identity of
communities. Separators often consist of undeveloped farmland, low density rural
developments, floodplains, or other areas that may or may not be desirable for
residential or commercial development.”
LOWER POUDRE AND WINDSOR SEPARATOR:
“This separator area, located southeast of Fort Collins, contains opportunities to
protect rare species habitat, wetland and riparian communities, and agricultural
values along the Poudre River.”
(“Natural Areas Master Plan” p. 31):
Community Separators (“FC Land Conservation Master Plan - 2004)”:
Policy CS-1.1 Community Separators. “Strategic open lands that serve as community
separators inside and outside the Growth Management Area will be identified for either
public ownership or other land conservation measures. Community separators should
be as large as possible and could include low intensity residential development,
undeveloped lands, and natural or rural landscapes including openlands, natural
areas, farmland, clustered residential development and recreational areas such
as golf courses.”
(“FC Land Conservation Master Plan” p. 40)
Community Separators (“FC Land Conservation Master Plan - 2004”):
15. Lower Poudre River and Windsor Separator, Resource Values: Habitat,
Viewshed, Community Separator, Floodplain
Purpose: “To protect rare species habitat, wetland/riparian communities, and
agricultural values along the Poudre River to the southeast of the city. Both habitat
and agricultural conservation activities in this area will contribute to the Fort Collins -
Windsor community separator project.”
(“FC Land Conservation Master Plan” p. 22-23):
Important Note: The original Windsor-Lower Poudre Separator plan did not
develop as envisioned by the City of Fort Collins. With the re-zoning of the area
east of I-25 by Timnath to commercial, there is no current Community Separator
south of Harmony Road down to the originally planned Windsor-Lower Poudre
Separator.
This will be the last opportunity for the City of Fort Collins to revive any type of
Community Separator. To do so, they need to encourage a plan for the proposed
development land that will include Separator concepts. Without doing so, a
“Centerra-type” canyon of development will most likely occur on both sides of I-
25. This would destroy any hope of the City realizing a vision for it’s “Gateway”.
(Please see the map below)
“FC Natural Areas Master Plan (2014) – p. 29
(Highlighted Red = Proposed H-25 Development Area)
(Highlighted Black = Re-zoned (Comm/Retail) Lower Poudre-Windsor Separator Area
Community Values: “Connectivity & Poudre River Corridor”
“The new paths for water and overflow will encourage cottonwood growth and
biodiversity of plant life. That, in turn, will attract more species of birds and other
animals and give them a path for migrating down the river.”
Matt Day, Project Manager, FC Downtown Whitewater Park Proj, Coloradoan (9/9/18)
Note: Residents have noted that bald eagles, hawks and osprey are all increasingly
common in this “proposed development area, along with many blue herons, white
pelicans, red wing blackbirds, cormorants, mallards, gulls, swallows and egrets, to
name a few. It appears there are times when more birds are visible in this reservoir
than there are at Fossil Creek Reservoir.
Connectivity (“FC Nature in the City – 2015”)
“Connectivity was identified as an overarching priority for “Nature in the City”
throughout discussions with residents and stakeholders. Residents wanted to be
able to leave their home, and quickly access a trail that would lead them to a larger
open space.” (“FC Nature in the City” p.34)
Below is an aerial photograph of the proposed development area. It shows its unique
location between (2) environmentally sensitive existing Natural Areas, Arapahoe Bend,
and Eagle View. This parcel of land needs to be developed with a strong focus and
priority on maintaining “Connectivity” to these two other areas.
(Black outlined area is Expanded “Gateway” area), with the
southern portion being expropriated for the proposed development
(FC Planning Slide 10)
“This graphic illustrates a continuum from landscapes that are connected to ones that
are more fragmented, or disconnected. The top image illustrates two land areas that are
connected by a corridor. The middle image illustrates the two land areas with various
size patches in between them, but they lack a connected corridor. The bottom image
also illustrates fragmentation by showing how roadways can bisect a connected
corridor. For some species, e.g. birds and butterflies, the top or middle image may still
be perceived as a connected landscape, whereas for other species, e.g., mammals and
reptiles, a fully connected landscape is preferred for movement.”
“During the outreach conducted for Nature in the City, the issue of connectivity,
or the ability for people and wildlife to access nature without the interruption of
barriers, arose again and again. While definitions of connectivity vary, regardless of
age, income level, geographic location or ethnic background, the community expressed
a strong desire to enhance the connectivity between the natural spaces we have, for
people and wildlife. The following objectives are designed to achieve that goal:”
C1: Increase connectivity for plant and wildlife species:
“The impacts of fragmented, or disconnected, natural systems include reduced genetic
diversity, invasive species establishment and overall ecosystem health decline. The
City will protect connections between existing natural spaces and capitalize on
opportunities to reconnect disconnected spaces with appropriate habitat to
provide travel corridors, shelter, food and adequate hunting habitat for numerous
species.”
Outcome: A system of connected natural spaces that wildlife can access with minimal
fragmentation.
C2: Increase connectivity for residents:
“Residents’ ability to easily access nature is important due to the numerous
health, social, economic, educational and recreational benefits nature can
provide…..Barriers may include inaccessible private land, arterial streets or a lack of
sidewalks or paths. Where gaps or barriers exist, the City will seek opportunities to
provide access through land acquisition, access easements, or installing new
infrastructure such as pedestrian underpasses beneath arterial streets.”
Outcome: Accessible network of connected natural spaces for all City residents within
a 10-minute walk.
(“FC Nature in the City” pp. 41-42)
According to City policies and guidelines, this area needs to support, and include
x A major trail connection between the two areas for residents hiking use
x Maintaining of “Open Lands & Natural Areas” concepts to protect the parcel’s
own already existing landscape and natural habit.
x Natural spaces that will support the continued migration of wildlife down
the Poudre River Corridor allowing for a geographic and physical
connection between the Corridor and the Fossil Creek Reservoir Natural
Area.
Given the above, a rezoning of this land to support a high density “Activity
Center” is totally at odds with the stated objectives of the City as outlined above.
Poudre River Corridor:
“I think it will be a catalyst for appreciation of the river. I think if you look at the history
of the Poudre River, it’s gone through a lot of different phases over a long time. It was
maybe ignored, neglected, polluted….Now, I think what we are doing is saying let’s re-
engage. Let’s make sure we protect it as a natural entity but find ways to engage
it, enjoy it, experience it”.
Kurt Friesen, FC Dir of Park Planning & Dev, on Whitewater Park, Coloradoan (9/9/18)
Below is a map of the Poudre River Corridor (and its relationship to the Fossil Creek
Corridor):
“FC Natural Areas Master Plan (2014) – p. 29
(Highlighted Red = Proposed H-25 Development Area)
Poudre River Corridor (“FC City Plan – 2011”)
POUDRE RIVER CORRIDOR:
“The community has expressed interest in managing and protecting the Cache la
Poudre River’s biological, aesthetic, and ecological values since the first City Plan in
1997……The principles and policies in this section strengthen the City’s resolve
to support a healthy river ecosystem, and also carry forward ideas from prior
versions of City Plan related to the restoration and enhancement of natural
habitat, conservation and protection of natural features, educational
opportunities, floodplain management, and regional coordination.”
“Principle ENV 23: Adjacent land uses will be carefully managed to ensure that
the diverse community values of the Poudre River Corridor are protected and
enhanced.
Policy ENV 23.1 – Poudre River Corridor Overlay
The City Structure Plan Map contains a special overlay designating the Poudre River
Corridor. The intent is to highlight the Corridor as an area needing special
consideration due to its great importance to the community.”
“Principle ENV 24: The City will support a healthy and resilient Cache la Poudre
ecosystem and protect, enhance and restore the ecological values of the River.
Policy ENV 24.1 – Support Ecological Resilience
Support a healthy river ecosystem that is resilient; i.e., a river ecosystem that has the
capacity to persist and adapt over time in the face of natural and human-caused
challenges. Protect or enhance opportunities for natural processes to drive ecosystem
renewal.
Policy ENV 24.2 – Conserve Natural Features
Conserve and protect important natural areas and natural values within the
Poudre River Corridor. This will include acquiring land for public natural areas and
conservation easements to protect natural area values on privately owned lands,….
Policy ENV 24.3 – Provide Natural Area Protection Buffers
Maintain natural area protection buffers along both banks of the Poudre River to protect
natural features and scenic qualities and to account for the natural instability of the
River channel. The buffer should be a minimum of three hundred (300) feet wide,
beginning at the outer limits of the river bank or areas of riparian vegetation.
Policy ENV 24.4 – Restore and Enhance
Restore or enhance degraded or disturbed areas of the Poudre River Corridor to
improve natural habitat conditions, biodiversity, and aesthetic and recreational
values.”
(“FC City Plan” pp. 42-44)
Poudre River Corridor (“FC Natural Areas Master Plan – 2014”)
LOCAL FOCUS AREAS
“Local focus areas encompass stream corridors, foothills habitat, and pockets of open
land within and near Fort Collins city limits that provide opportunities for a variety of
land protection goals, including wildlife habitat, recreation, agriculture, and land
in the local focus areas tends to have higher costs for acquisition as a result of
development potential. Stewardship costs are also typically higher due to greater
recreation pressure and restoration needs due to impacts from past land use and
urbanization.”
POUDRE RIVER CORRIDOR
“The Poudre River, often considered the life blood of the Fort Collins community, is not
only a critical water source for irrigation, drinking, and industry, but also a haven for
wildlife and recreationists. Resource values include wildlife habitat, floodplain, and
watershed protection. The City has a strong desire to protect and enhance the
natural state of the river by expanding its current inventory of natural areas from
the canyon mouth to I-25. Continued protection along the river will ensure floodplain
protection, habitat, and migration/travel corridors for both wildlife and people.”
(“FC Natural Areas Master Plan” p. 30)
LOWER POUDRE AND WINDSOR SEPARATOR
This separator area, located southeast of Fort Collins, contains opportunities to
protect rare species habitat, wetland and riparian communities, and agricultural
values along the Poudre River. The City has successfully helped to protect 338 acres
along the Lower Poudre, which in combination with Fossil Creek Reservoir Natural Area
(nearly
1,400 acres) creates community separation between Fort Collins and Windsor.
(“FC Natural Areas Master Plan” p. 32)
The Importance of the Poudre River Corridor to “Connectivity”
While the Poudre River actually proceeds east of I-25 (just north of Harmony
Road), the original floodplain continues south of Harmony Road, west of I-25,
through the proposed development area. It continues to have a natural habitat and
much of the original vegetation of the floodplain. Because of this, it continues to be the
home of much wildlife associated with the habitat.
This also becomes important when considering the “Connectivity” concepts of the
preceding section. This parcel of land provides the actual physical connection
between the Arapahoe Bend Natural Area (to the north) and the Eagle View
Natural Area (to the south), which further connects to the Fossil Creek Reservoir
Natural Area.
Any wildlife migration path down the corridor that proceeds to Fossil Creek would go
through this parcel (on the west side of I-25). It would not follow the river to the east.
Community Values: “Open Lands & Natural Areas”
Nature Areas & Land Conservation:
“Many factors contribute to the success of Fort Collins. The physical environment of Fort
Collins, with its beautiful location on the Rocky Mountain Front Range and, in particular,
the matrix of conserved natural areas in and around the City, is a fundamental part of
the City’s renowned character. Additional factors include a culture of entrepreneurship,
an accomplished local school system, Colorado State University, an engaged
community, and in particular a devotion to the outdoors and environmental protection...
Fort Collins’ natural areas are a leading expression of our community’s values, hopes,
and aspirations.”
(“FC Natural Areas Master Plan”, p. iii)
“For example, conservation at the local level can play a vital role in connecting
biological corridors that would otherwise be disconnected by urban development… In
the case of the Poudre, biologists note that riparian corridors in Colorado are the
primary reservoirs of biological diversity in the state. The City’s history of conserving
land along the Poudre, and more recent efforts to reconnect the river to its floodplain.”
(FC Natural Areas Master Plan, p. v)
“Open Lands” (“FC City Plan” – 2011”):
OPEN LANDS, PARKS, AND WATER CORRIDORS:
Purpose: “Open Lands, Parks, and Water Corridors are intended to preserve natural
and man-made drainage ways, wildlife habitat, and wildlife corridors, and to provide
trails, paths, parks, and open lands for recreation use where appropriate. These
Corridors collectively comprise a network linking larger open lands,
Neighborhoods, Districts, and other land uses.”
Principle LIV 44: “Open Lands, Parks, and Water Corridors form an
interconnected system that provides habitat essential to the conservation of
plants, animals, and their associated ecosystems; serves the needs for drainage
and water conveyance; and provides opportunities for recreational, educational,
environmental, transportation, and other activities.”
Policy LIV 44.1 – Maintain System of Open Lands
“Maintain a system of publicly-owned open lands to protect the integrity of
wildlife habitat and conservation sites, protect corridors between natural areas,
conserve outstanding examples of Fort Collins' diverse natural heritage, and
provide a broad range of opportunities for educational, interpretive, and recreational
programs to meet community needs.”
Policy LIV 44.2 – Provide Parks Facilities
“Maintain and facilitate the development of a well-balanced system of parks,
trails, and recreation facilities to provide a variety of recreational opportunities.”
Policy LIV 44.4 – Utilize Buffers
“Utilize buffers and other requirements for development along water corridors and near
other natural features to preserve, protect, enhance, and restore important wildlife
habitat, riparian areas, wildlife corridors, and other natural features, and to
maintain channel stability, water conveyance, and flood protection.”
Policy LIV 44.5 – Interconnect Trails/Paths
“Integrate a trail/path system that connects open lands, parks, and water corridor
areas, excluding motorized vehicles (except emergency and maintenance vehicle
access.”
(“FC City Plan” pp. 96)
Land Use and Development (“Nature in the City” – 2015”):
Policy Area: Land Use and Development
“As the City grows toward its buildout population, this plan addresses how to
incorporate nature into the increasingly urban environment in two ways: (1) through
development or redevelopment (2) through existing neighborhoods. There are many
neighborhoods, businesses and districts in the City not poised to redevelop, but that
have expressed an interest in incorporating greater access or higher quality
experiences with nature.”
LU1: Revise Land Use Code open space standards
“The City’s Land Use Code is a regulatory document that guides orderly land
development consistent with community values as set forth in City Plan.
Currently, there are specific requirements in the Land Use Code with regard to
open space in new developments, such as full tree stocking, defining the
diameter of trees planted in development projects, and a section on protecting
and enhancing existing natural resources within the City. While these requirements
protect existing natural resources, and provide shading and a uniform urban tree
canopy, additional standards are needed to encourage the creation of habitat friendly
landscapes and more diverse natural spaces. To achieve these goals, Land Use Code
changes should be designed to provide flexibility to allow site-specific solutions based
on context, scale and objectives.”
LU2: Develop Land Use Code changes regarding multiple tree sizes and diversity
within new developments
“Currently, the Land Use Code has standard tree size requirements for shade,
ornamental and evergreen trees, and for shrubs and perennials as well as minimum
diversity requirements for trees. While these standards create the optimum uniform
environment for creating an urban tree canopy, in natural landscapes a diversity
of vegetation sizes and a greater variety in species may be preferred. This policy is
designed to more explicitly encourage multiple plant sizes when incorporating Nature in
the City principles into a design (e.g., in a public plaza, courtyard, or larger open space
as discussed in Policy LU1). Further, greater emphasis should be placed on
encouraging native and appropriate non-native species that provide wildlife
habitat and structure diversity. To ensure success, these changes should be
developed with the Land Use Code change team as well as with Natural Areas and
Forestry staff with expertise in installing natural landscapes.”
(“FC Nature in the City” pp. 47-49)
“Open Lands and The Poudre River Overlay” (“FC City Plan” – 2011”):
POUDRE RIVER CORRIDOR OVERLAY
Purpose: The Poudre River Corridor is highlighted in City Plan because of its special
significance to the entire Fort Collins community. The Poudre River Corridor bisects the
northern third of the city, from LaPorte in the northwest approximately eight (8) miles to
Timnath in the southeast. The width of the corridor varies from less than one-quarter
(1/4) mile to nearly one and one-half (1½) miles, depending on natural features and
existing land uses. The City Structure Plan Map contains a special overlay designating
the Poudre River Corridor. The intent is to highlight the Corridor as an area needing
special consideration due to its great importance to the community. Changes
within the Corridor should be crafted with care and with meaningful opportunities
for community participation. The principles and policies for the Poudre River Corridor
are intended to maintain a multiple-use corridor in which the river and surrounding lands
are carefully managed to protect and enhance a diverse set of public values and allow
appropriate private uses within the corridor.
Public values that are important within the Poudre River Corridor include the
following:
x Natural areas, wildlife habitat, environmental and water quality
x Recreation, parks, trails, and designated public access areas
x Rural character and agricultural use
x Floodplain and flood hazard management
x Scenic and aesthetic resources
x Education, research, and interpretation
x Historic landmarks and cultural landscapes
The overlay map (referenced above) designating the Poudre River Corridor is below:
Yellow area is proposed development area (“FC City Plan” p. 99)
(It contains portions of Poudre River floodplain and floodway)
As shown above, the proposed development area is adjacent to Segment 5, which is
designated as “Conservation Open Lands”.
Policy LIV 45.3 – River Segments
5. Conservation Open Lands (Drake Road to Harmony Road).
“This river segment possesses significant natural and historic resources. Land uses in
this area should emphasize natural areas protection, natural and beneficial
floodplains functions, open lands conservation, ecological restoration, and
historic structures preservation.”
(“FC City Plan” pp. 97-98)
Additionally, this area is surrounded, to both the north and the south, by Natural Areas
as identified in the FC Natural Areas Master Plan:
(FC Natural Areas Master Plan (2014) (pp. 24-25)
The development of this land should be carefully considered:
x Northern parcel – borders on the Arapahoe Bend Natural Area. Because of
this, it needs to be developed with “Open Lands” concepts and should not
be re-zoned to anything resembling commercial.
x Southern Parcel – Borders on the Eagle View Natural Area and is already
zoned “Rural Lands”. It should not be re-zoned.
With the above considerations, a major trail connection/link should be pursued through
both parcels to allow for connecting the Arapahoe Bend area with the Eagle View area.
By doing this, all trail connections in the Poudre River Overlay will now also be
connected to the Fossil Creek Reservoir Natural Area as well.
Key Questions that need to be answered:
(North Half) Is the shift in land use mix appropriate - i.e. with retail and
residential use to be 75%?
The obvious answer here is no, it is not appropriate. Earlier, we have addressed
the “Gateway” visions of the various city planning documents. A shift to an
“Activity Center” designation would ignore these visions. We do not need a
“Centerra-like” mixed use, high density retail (Activity Center) development for our
community “Gateway”. There will be only one opportunity for Fort Collins to develop
this area in a way that is consistent with the common aspects of these various visions.
The current “Employment Center” designation within the “Harmony Corridor Plan”, could
be integrated with the “Gateway” visions given a developer with the appropriate
development plan. The following principles from the “FC City Plan” could be
emphasized to create that integration: (Those areas highlighted in red seem to be the
most important to the area and/or seem to be unaddressed in the current proposal).
x Principle ENV 18: “The City will minimize potentially hazardous conditions
associated with flooding, recognize and manage for the preservation of floodplain
values, adhere to all City mandated codes, policies, and goals, and comply with
all State and Federally mandated laws and regulations related to the
management of activities in flood prone areas.” (p. 38)
o Policy ENV 18.1 – Balance Environmental, Human and Economic
Concerns
o Policy ENV 18.2 – Manage Risks
o Policy ENV 18.3 – Minimize Flood Damage
o Policy ENV 18.4 – Manage Floodplain
x Principle ENV 23: “Adjacent land uses will be carefully managed to ensure that
the diverse community values of the Poudre River Corridor are protected and
enhanced.” (p. 42)
o Policy ENV 24.1 – Support Ecological Resilience
o Policy ENV 24.2 – Conserve Natural Features
o Policy ENV 24.3 – Provide Natural Area Protection Buffers
o Policy ENV 24.4 – Restore and Enhance
o Policy ENV 24.5 – Coordinate to Provide Adequate Instream Flows
x Principle ENV 25: “The City will provide enhanced recreation opportunities
within the Poudre River Corridor, with an emphasis on scenic values, heritage
education, and interpretation while avoiding or minimizing impacts to
environmentally sensitive areas.” (p. 43)
o Policy ENV 25.1 – Minimize Impacts
o Policy ENV 25.2 – Integrate Parks and Recreation Sites
o Policy ENV 25.3 – Extend the Poudre River Trail
o Policy ENV 25.4 – Develop Trail/Path Linkages
x Principle ENV 26: “The City will manage the Poudre River floodplain to
minimize potentially hazardous conditions while promoting natural processes
associated with flooding, erosion, and channel migration to occur over time as
appropriate.” (p. 43)
o Policy ENV 26.4 – Development in the Floodplain
x Principle ENV 27: “Historic landmarks, cultural landscapes, and scenic and
aesthetic qualities will be protected within the Poudre River Corridor.” (p. 43)
o Policy ENV 27.2 – Maintain and Enhance Visual Resources
o Policy ENV 27.3 – Develop Landscape Guidelines
o Policy ENV 27.4 – Restore and Enhance
x Principle ENV 29: “The City will collaborate with gravel mining interests to
ensure that mining operations are conducted to meet community values and
restore ecological function.” (p. 44)
o Policy ENV 29.1 – Gravel Mined Land Purchases
o Policy ENV 29.2 – Reclaim Gravel Mined Areas
x Principle LIV 1: “City development will be contained by well-defined boundaries
that will be managed using various tools including utilization of a Growth
Management Area, community coordination, and Intergovernmental
Agreements.” (p. 49)
o Policy LIV 1.3 – Coordinate at Community Edges
x Principle LIV 11: “Public spaces, such as civic buildings, plazas, outdoor
spaces, and parks will be integrated throughout the community and designed to
be functional, accessible, attractive, safe, and comfortable.” (p. 61)
o Policy LIV 11.2 – Incorporate Public Spaces
x Principle LIV 13: “Community gateways are located at primary entryways into
the community, including at the I-25 corridor interchanges, at the north and south
ends of College Avenue, and at entrances to unique districts and corridors (such
as the Downtown River District). The City will recognize gateways as important
locations to draw attention to and convey the character of the surrounding
district.” (p. 62)
o Policy LIV 13.1 – Enhance Interchange Gateways
o Policy LIV 13.3 – Establish Gateway Design
x Principle LIV 19: “The City Structure Plan Map establishes the desired
development pattern for the City, serving as a blueprint for the community’s
desired future.” (p. 68)
o Policy LIV 19.1 – Land Use Designations
o Policy LIV 19.2 – Guide for Future Zoning Decisions
o Policy LIV 19.3 – Amendments
x Principle LIV 38: “Employment Districts will be the major employment centers in
the community, and will also include a variety of complementary uses to meet the
needs of employees. By design, they will be accessible to the City’s multimodal
transportation system and encourage walking, bicycling, car and van pooling,
and transit use.” (p. 91)
o Policy LIV 38.1 - Mix of Uses
o Policy LIV 38.3 – Land Use Transitions
o Policy LIV 38.5 – Coordinate District Design
o Policy LIV 38.6 – Design for Accessibility
o Policy LIV 38.7– Address Parking
o Policy LIV 38.8 – Provide Walkways and Bikeways
x Principle LIV 40: “Community separators will provide physical and visual
separation between Fort Collins and surrounding communities to maintain and
enhance the separate identities of each community.” (p. 93)
o Policy LIV 40.1 – Maintain Community Separators
o Policy LIV 40.2 – Provide Urban/Rural Transitions
o Policy LIV 40.4 – Reflect Sense of Rural Character
x Principle LIV 44: “Open Lands, Parks, and Water Corridors form an
interconnected system that provides habitat essential to the conservation of
plants, animals, and their associated ecosystems; serves the needs for drainage
and water conveyance; and provides opportunities for recreational, educational,
environmental, transportation, and other activities.” (p. 96)
o Policy LIV 44.5 – Interconnect Trails/Paths
x Principle LIV 45: “Adjacent land uses will be carefully managed to ensure that
the diverse community values of the Poudre River Corridor are protected and
enhanced.” (p. 97)
o Policy LIV 45.1 – Land Uses
o Policy LIV 45.2 – Development Standards and Design Guidelines
o Policy LIV 45.3 – River Segments
The current “Employment Center” designation within the “Harmony Corridor Plan”, could
be integrated with the “Gateway” visions given a developer with the appropriate
development plan. The following principles from the “Harmony Corridor Plan”
could be emphasized to create that integration:
x LAND USE PLAN: Goal Statements: “Encourage and support mixed land use
development in the Harmony Corridor while discouraging “strip commercial”
development and promoting the vitality and livability of existing residential
neighborhoods.” (p. 3-6)
o LU-2 Locate all industries and businesses in the “Basic Industrial
and Non- Retail Employment Activity Centers” in the areas of the
Harmony Corridor designated for such uses on Map 10. Secondary
supporting uses will also be permitted in these Activity Centers, but shall
occupy no more than 25 percent (25%) of the total gross area of the
Overall Development Plan or Planned Unit Development, as applicable.
(p. 3-6)
o LU-6 Recognize the importance of the continued livability and
stability of existing residential neighborhoods as a means to
expanding future economic opportunities in the corridor. (p. 3-9)
x URBAN DESIGN PLAN: Goal Statement: “Guide development in the corridor
so that collectively a perceivable, unified urban design theme and landscape
character is created along Harmony Road. Utilize urban design principals to
ensure that Harmony Corridor continues to be a great place to live, work and
play.” (p. 4-10)
o UD-3 Establish a well-planned and attractive gateway entrance to the
community at the I-25 interchange, emphasizing the natural scenic qualities
of the area. (p. 4-10)
o UD-4 Promote the development of an extensive recreational trail that
connects to the city-wide trail system. (p. 4-10)
x THE GATEWAY PLAN: Goal Statement: “Shape the future of the gateway
area, so that scenic qualities are emphasized and natural resources are
protected. Enable the community to take advantage of recreational and
educational opportunities associated with the Cache la Poudre River, lakes and
wetlands.” (p. 5-13)
o GW-1 Establish a well-planned and attractive gateway entrance to
Fort Collins at the I-25 interchange, emphasizing the natural scenic
qualities of the area. (p. 5-13)
o GW-2 Protect and enhance the natural resource value of the Cache la
Poudre River. (p. 5-13)
o GW-4 Establish design guidelines for development in the gateway
area that emphasize scenic and natural resource values. (p. 5-13)
o GW-5 Discourage development from encroaching upon the bluffs
that define the edge of the floodplain. (p. 5-13)
o GW-6 Create networks of open space and trail systems that
incorporate wetlands and wildlife habitat. (p. 5-13)
(North Half) Should residential use be required in new standards to
ensure a mix as envisioned in the proposal?
We don’t believe new standards are required given the existing zoning.
(South Half) Is the change from Rural Lands zoning to urban mixed
use zoning appropriate?
The obvious answer here is no, it is not appropriate. We feel this Land Use
designation is currently appropriate for this area and is consistent with the numerous
principles, policies, and guidelines identified in the “FC City Plan – (2011)”, and “The FC
Nature in the City Strategic Plan – (2015)”
Preceding sections of this report enumerate numerous City policies regarding the
importance of “Open Land”, Nature, and Wildlife issues. We have further identified
issues around Connectivity, Community Separators, and the Poudre River Corridor.
The developer has offered no rationale, or justification, for ignoring these in their
proposal.
This parcel currently contributes to the “Community Separator” concept called out in
many of the City Policies. An example is the “FC City Plan” (2011) Policy of LIV 40.1
(Maintain Community Separators). Assuming that the North parcel gets developed, it is
even more critical that this parcel remains with its current zoning to continue to fulfill its
role in this policy.
If the developer does not wish to develop this land according to the current zoning and
policies identified below, then a possible alternative would be for the City to acquire the
land and develop the land appropriately with a park and educational opportunities. We
understand that the pond/wetlands on this parcel do not require expensive mitigation.
The following principles from this plan should be emphasized to create the appropriate
development in this parcel: (Those areas highlighted in red seem to be the most
important to the area and/or seem to be unaddressed in the current proposal).
x Principle ENV 1: “Within the developed landscape of Fort Collins, natural
habitat/ecosystems (wildlife, wetlands, and riparian areas) will be protected
and enhanced.” (p. 27)
o Policy ENV 1.1 – Protect and Enhance Natural Features
o Policy ENV 1.2 – Regulate Development along Waterways
x Principle ENV 2: “Open lands and natural areas within Fort Collins, the
Growth Management Area, and the region will be conserved, preserved,
and protected to provide habitat essential to the conservation of plants, animals,
and their associated ecosystems, and to benefit the citizens of Fort Collins by
providing opportunities for education, scientific research, nature interpretation,
fishing, wildlife observation, hiking, and other appropriate recreation activities as
well as protecting view-sheds.” (p. 27)
o Policy ENV 2.1 – Maintain System of Open Lands
o Policy ENV 2.6 – Manage Conflicts
o Policy ENV 2.9 – Provide Access
o Policy ENV 2.10 – Maintain Access
x Principle ENV 3: “Open lands will benefit the City by providing a well-
defined edge, establishing community separators, directing development,
and conserving rural character.” (p. 29)
o Policy ENV 3.1 – Utilize Conservation Tools
x Principle ENV 4: “The City will pursue new opportunities to provide
multifunctional open lands.” (p. 29)
o Policy ENV 4.1 – Improve Connectivity
o Policy ENV 4.4 – Provide Neighborhood Natural Areas
o Policy ENV 4.6 – Utilize Corridors
x Principle ENV 18: “The City will minimize potentially hazardous conditions
associated with flooding, recognize and manage for the preservation of
floodplain values, adhere to all City mandated codes, policies, and goals, and
comply with all State and Federally mandated laws and regulations related to the
management of activities in flood prone areas.” (p. 38)
o Policy ENV 18.1 – Balance Environmental, Human and Economic
Concerns
o Policy ENV 18.2 – Manage Risks
o Policy ENV 18.3 – Minimize Flood Damage
o Policy ENV 18.4 – Manage Floodplain
x Principle ENV 23: “Adjacent land uses will be carefully managed to ensure
that the diverse community values of the Poudre River Corridor are
protected and enhanced.” (p. 42)
o Policy ENV 24.1 – Support Ecological Resilience
o Policy ENV 24.2 – Conserve Natural Features
o Policy ENV 24.3 – Provide Natural Area Protection Buffers
o Policy ENV 24.4 – Restore and Enhance
o Policy ENV 24.5 – Coordinate to Provide Adequate Instream Flows
x Principle ENV 25: “The City will provide enhanced recreation opportunities
within the Poudre River Corridor, with an emphasis on scenic values,
heritage education, and interpretation while avoiding or minimizing impacts to
environmentally sensitive areas.” (p. 43)
o Policy ENV 25.1 – Minimize Impacts
o Policy ENV 25.2 – Integrate Parks and Recreation Sites
o Policy ENV 25.3 – Extend the Poudre River Trail
o Policy ENV 25.4 – Develop Trail/Path Linkages
x Principle ENV 26: “The City will manage the Poudre River floodplain to
minimize potentially hazardous conditions while promoting natural processes
associated with flooding, erosion, and channel migration to occur over time as
appropriate.” (p. 43)
o Policy ENV 26.4 – Development in the Floodplain
x Principle ENV 27: “Historic landmarks, cultural landscapes, and scenic and
aesthetic qualities will be protected within the Poudre River Corridor.”
(p. 43)
o Policy ENV 27.2 – Maintain and Enhance Visual Resources
o Policy ENV 27.3 – Develop Landscape Guidelines
o Policy ENV 27.4 – Restore and Enhance
x Principle LIV 1: “City development will be contained by well-defined
boundaries that will be managed using various tools including utilization of a
Growth Management Area, community coordination, and Intergovernmental
Agreements.” (p. 49)
o Policy LIV 1.3 – Coordinate at Community Edges
x Principle LIV 19: “The City Structure Plan Map establishes the desired
development pattern for the City, serving as a blueprint for the
community’s desired future. (p. 68)
o Policy LIV 19.1 – Land Use Designations
o Policy LIV 19.2 – Guide for Future Zoning Decisions
o Policy LIV 19.3 – Amendments
x Principle LIV 40: “Community separators will provide physical and visual
separation between Fort Collins and surrounding communities to maintain
and enhance the separate identities of each community.” (p. 93)
o Policy LIV 40.1 – Maintain Community Separators
o Policy LIV 40.2 – Provide Urban/Rural Transitions
o Policy LIV 40.4 – Reflect Sense of Rural Character
x Principle LIV 42: “Rural Lands and agricultural uses will be a valuable
component of Fort Collins’ economy, culture, and heritage, and be used to
create an edge to the community.” (p. 94)
o Policy LIV 42.1 – Protect Rural Lands
x Principle LIV 44: “Open Lands, Parks, and Water Corridors form an
interconnected system that provides habitat essential to the conservation
of plants, animals, and their associated ecosystems; serves the needs for
drainage and water conveyance; and provides opportunities for recreational,
educational, environmental, transportation, and other activities.” (p. 96)
o Policy LIV 44.1 – Maintain System of Open Lands
o Policy LIV 44.2 – Provide Parks Facilities
o Policy LIV 44.3 – Retain Water Corridors
o Policy LIV 44.4 – Utilize Buffers
o Policy LIV 44.5 – Interconnect Trails/Paths
x Principle LIV 45: “Adjacent land uses will be carefully managed to ensure
that the diverse community values of the Poudre River Corridor are
protected and enhanced.” (p. 97)
o Policy LIV 45.1 – Land Uses
o Policy LIV 45.2 – Development Standards and Design Guidelines
o Policy LIV 45.3 – River Segments
Land Use and Development - “FC Nature in the City Strategic Plan” (2015):
The following principles from this plan should be emphasized to create the appropriate
development in this parcel:
Policy Area: Land Use and Development
“As the City grows toward its buildout population, this plan addresses how to
incorporate nature into the increasingly urban environment in two ways: (1) through
development or redevelopment (2) through existing neighborhoods. There are many
neighborhoods, businesses and districts in the City not poised to redevelop, but that
have expressed an interest in incorporating greater access or higher quality
experiences with nature.”
LU1: Revise Land Use Code open space standards
“The City’s Land Use Code is a regulatory document that guides orderly land
development consistent with community values as set forth in City Plan.
Currently, there are specific requirements in the Land Use Code with regard to
open space in new developments, such as full tree stocking, defining the
diameter of trees planted in development projects, and a section on protecting
and enhancing existing natural resources within the City. While these requirements
protect existing natural resources, and provide shading and a uniform urban tree
canopy, additional standards are needed to encourage the creation of habitat friendly
landscapes and more diverse natural spaces. To achieve these goals, Land Use Code
changes should be designed to provide flexibility to allow site-specific solutions based
on context, scale and objectives.”
LU2: Develop Land Use Code changes regarding multiple tree sizes and diversity
within new developments
“Currently, the Land Use Code has standard tree size requirements for shade,
ornamental and evergreen trees, and for shrubs and perennials as well as minimum
diversity requirements for trees. While these standards create the optimum uniform
environment for creating an urban tree canopy, in natural landscapes a diversity
of vegetation sizes and a greater variety in species may be preferred. This policy is
designed to more explicitly encourage multiple plant sizes when incorporating Nature in
the City principles into a design (e.g., in a public plaza, courtyard, or larger open space
as discussed in Policy LU1). Further, greater emphasis should be placed on
encouraging native and appropriate non-native species that provide wildlife
habitat and structure diversity. To ensure success, these changes should be
developed with the Land Use Code change team as well as with Natural Areas and
Forestry staff with expertise in installing natural landscapes.”
(“FC Nature in the City” pp. 47-49)
In addition, the FC Nature in the City Strategic Plan has identified additional
policies.
“This plan outlines 33 policies the City will pursue to accomplish the broader goals and
vision of Nature in the City. Each policy identifies a key outcome resulting from
implementation. The 33 policies are categorized into five policy areas.” The ones that
seem most appropriate for this Rural Lands parcel are highlighted below:
Connectivity Policies
C1 - Increase connectivity for plant and wildlife species
C2 - Increase connectivity for residents
C3 - Prioritize transportation infrastructure to increase access to nature
C4 - Provide public transit connections to nature
C5 - Provide innovative wayfinding and informational resources
C6 - Continue to make the Cache la Poudre River a conservation priority
(“FC Nature in the City Strategic Plan” p.13)
Land Use and Development Policies
LU1 - Revise Land Use Code open space standards
LU2 - Develop Land Use Code changes regarding multiple tree sizes and diversity
within new developments
LU3 - Create design guidelines to guide development, redevelopment and site
restoration
LU4 - Develop training resources for the installation and ongoing maintenance of
diverse landscapes
LU5 - Coordinate and incentivize natural space improvements at the neighborhood
scale
LU6 - Support and protect the multiple values of the City’s ditch system
LU7 - Provide Level of Service guidance for Nature in the City projects
LU8 - Update storm water basin guidelines to include Nature in the City principles
LU9 - Encourage natural drainages to be re-created
LU10 - Promote and preserve urban agriculture that supports a triple-bottom line
approach (“FC Nature in the City Strategic Plan” p.14)
City Practices and Policy Coordination
CP1 - Align City mowing and weed control policies to support local species while
balancing public safety and aesthetics
CP2 - Work cross-departmentally and with external partners toward a darker night
sky
CP3 - Expand the City’s tree inventory to include wildlife habitat
CP4 - Pollinator and bird-friendly habitat in City Streetscapes
CP5 - Provide quiet spaces in the City to escape from the urban environment
CP6 - Amend the City’s Stream Rehabilitation Program to incorporate Nature in the City
Principles
CP7 - Continue the City’s current policies related to nature and coordinate Nature in the
City initiatives with future planning and policy updates
CP8 - Coordinate with all applicable City planning processes over time to ensure
opportunities to implement Nature in the City efforts and initiatives are included
CP9 - Update Nature in the City Strategic Plan
CP10 - Celebrate nature in the urban environment
(“FC Nature in the City Strategic Plan” p.15)
What aspects of potential future development should the Plan
amendment include?
North Parcel:
x Building Designs – The building designs should be designed to integrate into,
and be a complement to, a natural landscaped habitat.
x Nature in the City Strategic Plan Land Use and Development standards (LU1
thru LU10) should be followed. Particular emphasis should be given to LU2
(Develop Land Use Code changes regarding multiple tree sizes and
diversity within new developments) since this is already a natural vegetation
area.
x Major Trail Links – As identified in the “FC City Plan (2011), Policy ENV 25.3
(Extend the Poudre Trail) & Policy ENV 25.4 (Develop Trail/Path Linkages)
need to be followed.
x Parking – Parking ramps should be utilized to minimize negative visual impacts
and allow for maximum use of “Open Space” concepts in the development area.
“FC City Plan (2011)” Policy LIV 30.4 (Reduce Visual Impacts of Parking)
needs to be followed.
x Lighting – Given that this development area is in the lower level floodplain, it has
high visibility from the residential areas to the west. Development should
minimize “light pollution” since it would detract from the City’s Dark Sky
initiatives.
x Building Heights – The current H-23 Development underway in the floodplain
seems to be in violation of the “Harmony Corridor Plan (2006)”, Policy GW-5
“Discourage development from encroaching upon the bluffs that define the edge of
the floodplain.” As you can see from the pictures below, the current 3+ story building
height disrupts the view of the bluffs from the floodplain. This would seem to indicate
that any further development proposed for H-25 cannot exceed these heights.
x Roofing - Given that this development area is in the lower level floodplain, it has
high visibility from the residential areas to the west. Development should
minimize highly visible roof colorings that would negatively impact views for the
west and higher level ground/residences. “FC City Pan (2011)” Policy LIV 22.7
(Consider Landmarks and Views) needs to be followed. The pictures below
highlight the existing view of H-23 buildings (in the floodplain) as seen from
above the bluffs to the west. As you can see, these roofs are highly visible to
the current residents above the floodplain.
South Parcel:
x Building Designs – Any building designs allowed, should be designed to
integrate into, and be a complement to, a natural landscaped habitat.
x Major Trail Links – As identified in the “FC City Plan (2011), Policy ENV 25.3
(Extend the Poudre Trail) & Policy ENV 25.4 (Develop Trail/Path Linkages)
need to be followed.
x Lighting – Given that this development area is in the lower level floodplain, it has
high visibility from the residential areas to the west, with structures situated 50 to
90 feet above pond levels. Any allowed development should minimize “light
pollution” since it would detract from the City’s Dark Sky initiatives.
x Roofing - Given that this development area is in the lower level floodplain, it has
high visibility from the residential areas to the west. Development should
minimize highly visible roof colorings that would negatively impact views for the
west and higher level ground/residences. “FC City Pan (2011)” Policy LIV 22.7
(Consider Landmarks and Views) needs to be followed. The pictures below
highlight the existing view of H-23 buildings (in the floodplain) as seen from
above the bluffs to the west. As you can see, these roofs are highly visible to
the current residents above the floodplain.
View (from floodplain) of obstructed bluffs by current H-23 development in floodplain
View (from bluffs – Northern Lights Drive) of current H-23 development in floodplain
Distant View (from bluffs – Cinquefoil Lane) of current H-23 development in floodplain
Other Issues:
x Nature:
o Heron Rookery – There is an existing Heron Rookery near the
intersection/boundary area of the 2 parcels. Current policy requires an
825 foot buffer/exclusion zone around the area during the nesting season.
(Policy LUC 3.4.1 (E)).This needs to be protected during construction and
should be maintained as a wildlife resource on a permanent basis. Please
see map below for reference.
o Wildlife – Given the abundance of wildlife in this natural area, we belief a
Wildlife Quantification Study would be warranted for the area to insure that
proper mitigation can be done during the development plan reviews.
o Elevated Walkways (South parcel) – Considering that much of this area
is wetlands, it would seem prudent to elevate portions of nature viewing
areas and/or trails to accommodate the changing seasonal environment
and fragile grounds.
x Traffic & Safety:
o Traffic & Pedestrian Safety (Harmony Road) – Given the high traffic
flow on Harmony Road and the desire to have access to the Arapahoe
Bend Nature Area, care should be given to safe highway crossings.
Additionally, as the area is developed, there will be increased traffic flows
on Strauss Cabin Road. Safe pedestrian crossings need to be developed.
“FC City Pan (2011)” Policy T 12.5 (Safe & Secure) and Policy T12.6
(Street Crossings) need to be followed.
o Traffic Flow & Pedestrian Safety (Strauss Cabin Rd) – Given the high
traffic flow on Kechter Road (including a very narrow bridge across I-25)
and the desire to have access to the Eagle View Nature Area, care should
be given to safe highway crossings. Additionally, as the area is
developed, there will be increased traffic flows on Strauss Cabin Road.
Safe pedestrian crossings need to be developed and speed limits
managed to insure safety at crossings. “FC City Pan (2011)” Policy T
12.5 (Safe & Secure) and Policy T12.6 (Street Crossings) need to be
followed.
20281084
Carolynne C. White
Attorney at Law
303.223.1197 tel
303.223.0997 fax
cwhite@bhfs.com
410 Seventeenth Street, Suite 2200
Denver, CO 80202-4432
main 303.223.1100
bhfs.com Brownstein Hyatt Farber Schreck, LLP
February 6, 2020
VIA ELECTRONIC MAIL AND REGULAR MAIL
Fort Collins Planning & Zoning Board
Cameron Gloss, Long Range Planning Manager
Tom Leeson, Community Development and Neighborhood Services
281 N. College Ave.
Fort Collins, CO 80524
RE: February 20, 2020 Planning & Zoning Board Agenda Item 3, Harmony Corridor Plan Amendment
for the Gateway Area (“Amendment”)
Dear Planning & Zoning Board:
This firm represents the owner of virtually all of the privately owned property (“Property”) included within the
proposed Harmony Corridor Gateway area, Harmony McMurray, LLC (“Owner”). With this letter, we set
forth a summary of Owner’s comments on the proposed Amendment for the consideration of the Planning
& Zoning Board and for the record.
As a threshold matter, the Owner generally agrees that the Harmony Corridor Plan and corresponding
zoning is somewhat outdated and needs updating. In that regard, we agree with the general direction of
the proposed Amendment in the sense that it seeks to diversify the desired mix of land uses allowed within
the Gateway area and allow a mix of uses which is more tailored to current market needs. As many of the
staff are aware, the Owner originally sought to propose an amendment along similar lines.
However, as the Owner has also discussed with staff since the inception of the current staff-proposed
update, the Owner objects to several of the additional changes proposed, particularly in the Standards and
Guidelines, which limit or reduce the ability to develop the Property to such a degree as to render it
infeasible to develop. The Amendment as submitted for consideration by the Planning & Zoning Board is
based on development scenario (“Scenario D,” described in the Staff Report at p. 11) which is infeasible
from a market standpoint, and the feasibility of which has not been evaluated by staff in recommending the
Amendment. This letter explains in more detail the Owner’s concerns in this regard.
It should also be noted that the Staff Report and package presented to you for decision making this
evening, while summarizing in great detail and giving great weight to the comments and concerns of
neighbors residing near the Property, does not mention at all the Owners, or their comments regarding the
proposed Amendment. The only evidence of the Owners’ position is the letter dated February 25, 2019
(which, incidentally, notes that the excessive undeveloped land requirements constitute a taking). The
Owners have had numerous meetings and submitted numerous comments to staff since that time, and its
position regarding many of the issues in that letter remains unchanged.
ATTACHMENT 4
Fort Collins Planning & Zoning Board
February 6, 2020
Page 2
20281084
A package which completely omits any reference to the sole property owner affected by the proposed
changes and the severe negative impacts to its property, is not a complete, or valid basis for decision
making.
Background and History
As a threshold matter, existing constraints to development on the Property already make the property
already difficult and expensive to develop. The Property is the site of a former gravel mine, and includes
several former gravel pits, presently filled with water, which will need to be filled at significant cost in order
to develop the Property. Additionally, the Property will require the design and construction of a floodway
channel, a lengthy process that will require coordination with FEMA and CDOT, as well as the City, and
imposes significant cost on the Property. The Property overlies a high water table, which requires that any
utilities must be installed at a greater depth, and pursuant to heightened specifications, further increasing
development cost.
The Owner has already spent a great deal of time and resources evaluating and designing solutions for
these problems, as well as working with staff to evaluate alternative development scenarios.
Specific Concerns
The proposed Amendment would further restrict the developable area, increase development
costs, and decrease the potential revenue generating capability of the Property.
In particular, the Owner objects to the following provisions of the Amendment
Standards and Guidelines requiring 40% undeveloped open space.
Standards and Guidelines requiring 140 – 190 foot setbacks from Harmony Road and I-25.
Nowhere else in the City does the Code or Comprehensive Plan require such significant open space or
setbacks – not even in places where the Code seeks to protect extraordinary habitat or wildlife values.
While some may think that the Property contains such extraordinary habitat or wildlife values, it should be
noted that the City has declined on several occasions to purchase or even accept a donation of any portion
of this land for management by the Natural Areas department.
The 40% open space requirement would take an additional approximately 55 acres from the Owner, and
would also increase landscaping and maintenance costs for not only this 55 acres, but also the entire
property. Similarly, the setback and landscaped buffer requirements would take approximately 12 acres
from the Owner, while also increasing landscaping and maintenance costs.
These additional constraints, when added to the existing constraints on development of the Property, push
the Property over the threshold, rendering it infeasible to develop.
Acquisition of Open Space Without Compensation
We are also concerned that it appears the City is seeking to acquire open space and community
separators without paying for either. There is a clear history demonstrating the City’s goal of preventing
development on this property dating back to at least 2005. This position has been stated in a variety of
City staff summaries, presentations and memos over the years since 2005. Several City Council members,
past and present, have stated a goal of preventing development of the Property on various public
occasions. The Staff memo itself notes, on page 4, that City staff has considered the opportunity to
Fort Collins Planning & Zoning Board
February 6, 2020
Page 3
20281084
purchase the property but declined, due to “costs and liabilities of mining permit closeout, water
augmentation and site restoration.” All of these factors also affect the ability of the Property to develop.
Within the last 30 days the Owners have proposed to the City that the City consider purchasing or
accepting a donation of all or a portion of the Property proposed for open space, which the City has
declined. As numerous courts have noted over the years, it is not fair to require a single property owner to
bear a public burden which in all fairness and justice should be borne by the public as a whole.
The requirement to leave at least 40% of the property undeveloped, particularly in light of this history, takes
the Owners property without compensation, which is prohibited under state and federal law.
Thank you for the opportunity to comment on the Amendment, and, at a minimum, to ensure that the
record reflects the viewpoint of the Owner. We request that the Planning & Zoning Board decline to
recommend the Amendment in its current form to the City Council.
Sincerely,
Carolynne C. White
cc:
Brad Yatabe, Deputy City Attorney
Carrie Daggett, City Attorney
ATTACHMENT 5
The alternative Harmony Corridor Plan “Stakeholder Proposal”
The City’s Planning & Zoning Board staff has developed (3) “alternative” scenarios to what they originally
proposed as a Harmony Corridor Plan Update. The original proposal was rejected by the City
Council as being too dense/highly developed and not characteristic of what the voting citizens of
Fort Collins wanted to see for a Fort Collins community-oriented “Gateway”.
As you will see in the summarized chart below, (2) of the newly proposed scenarios (B &C) still allow for
90+ % development of the area. (Land Use mix was minimally changed to essentially lower the amount
of allowable retail). As Citizens, we believe this misses the point of what multiple City policies have
consistently conveyed of the community’s vision for the “Gateway” area. Scenario D is a step in the right
direction with 40% open space, but the development mix is still not appropriate for our “Gateway”.
We interpret appropriate criteria for this area to include the City’s policies on “Corridors &
Edges”, an “Open Lands & Natural Areas” connection between Arapahoe Bend & Eagle
Ridge/Fossil Creek Nature areas, a development honoring the “Poudre River Corridor”, and
initiatives for increasing “Culture and Recreation” opportunities for our citizens. (Policy attached)
Stakeholders believe any future multi-use development in the area should create a “Sense of Place” by
addressing these City policies. This would be accomplished by including a specific 20% minimum for a
“Cultural Use” category which could promote such things as a “Visit Fort Collins” Welcome Center, a
weekend Farmer’s Market space, a public cultural “art-park”, local artisan craftsmanship retail spaces,
celebration of our historical roots with farm to market restaurants, and educational “Exploring
Nature/Wildlife” areas for covering our waterways, the wildlife, and our unique “Heron Tree” nesting area.
This may require a public/private partnership to make this concept economically viable. Despite this
challenge, it should still be included as part of the vision & priorities for our City’s primary “Gateway”.
This can be accomplished while still allowing for a “reasonable” level of development that minimally adds
to an already congested traffic flow in the Harmony Road corridor. It also meets the City Council request
for an alternative “down-zoning” scenario. The Stakeholder Proposal column summarizes the criteria.
Criteria
Description
Scenario A
Current
Harmony
Corridor
Plan
Scenario B
City
Proposal
Scenario C
City
Proposal
Scenario D
City
Proposal
Stakeholder
Proposal
Mixed Use/Land Mix No Yes Yes Yes Yes
- Employment Min% 75 20 20 20 10
- Comm/Retail Max% 25 50 50 50 15
- Residential Min% 25 25 25 25 15
- Civic/Community Limited No Limits No Limits No Limits Limited
- “Cultural Use” Min% N/A N/A N/A N/A 20
- Open Space No No No 40 40
Density/Intensity
- Building Heights 6 0ffice/3 Res 6 0ffice/3 Res 6 0ffice/3 Res 5 0ffice/3 Res 5 0ffice/3 Res
- “Big Box” Retail Not allowed Allowed Not Allowed Not allowed Not allowed
- Drive-thru Rest. Not allowed Allowed Not Allowed Not allowed Not allowed
Site Characteristics
- Trail Connector No Yes/Minimal Yes/Minimal Yes/Minimal Yes/Maximum
- Heron Protection Nest Season Nest Season Nest Season Nest Season Year Round
- Tree Maturity/Size Small/Med Small/Med Small/Med Small/Med Med/Large
- Architecture Stnds Standard High High High High
- Other Standards No Yes Yes Yes Yes
Corridors and Edges
The concept of “Corridors and Edges” is articulated in the “FC City Plan – 2019.
(also in the “Natural Areas Master Plan - 2014)”, and the FC Land Conservation Plan – 2004).
City Structure Plan (FC City Plan – 2019 p. 105)
“Types of corridors and edges identified on the Structure Plan map include:
• Parks and Natural/Protected Lands;
• Community Separators; and
• Adjacent Planning Areas
“Green” corridors such as the Poudre River, streams, drainage ways and trails collectively
create a network that links open lands to areas of the city where residents live and work.
Edges form the boundaries of our community, both inside and outside the GMA. In some
cases, edges are defined by adjoining communities. In other cases, edges reflect a transition
from the developed areas of Fort Collins to the rural character of Larimer County. The City will
recognize planning efforts within the growth management and planning areas of the adjacent
communities of Laporte, Wellington, Timnath, Windsor and Loveland. These edges will take on
many forms, including open lands and natural areas, foothills, agricultural/rural lands and rural
neighborhoods.”
Open Lands & Natural Areas
Nature Areas & Land Conservation
(FC Natural Areas Master Plan - 2014, p. v)
“For example, conservation at the local level can play a vital role in connecting biological
corridors that would otherwise be disconnected by urban development… In the case of the
Poudre, biologists note that riparian corridors in Colorado are the primary reservoirs of biological
diversity in the state. The City’s history of conserving land along the Poudre, and more recent
efforts to reconnect the river to its floodplain.”
Environmental Health (FC City Plan – 2019 pp. 60-61)
• Policy ENV 1.3 - Nature in the City
“Conserve, protect and enhance natural resources and high-value biological resources
throughout the GMA by:
o Directing development away from natural features to the maximum extent feasible;
o Identifying opportunities to integrate or reintroduce natural systems as part of the
built environment to improve habitat in urbanized areas and expand residents’
access to nature;
o Utilizing green infrastructure to manage storm water and increase greenspace in
public right-of-ways and as part of public and private development; and
o Supporting the use of a broad range of native landscaping that enhances plant
and animal diversity.”
• Policy ENV 1.5 - Access to Nature
“Design trail routes in open lands to limit ecological impacts. Determination of type of trail or
suitability for access will be made through an analysis of potential ecological impacts and
city- and region-wide recreation opportunities. Special attention will be given to
environmentally sensitive and context-sensitive trail design, location and construction.
Mitigation strategies will be pursued to reduce or eliminate environmental impacts if a new
trail is built. Ensure that development activities provide and maintain access to public open-
land areas, where appropriate.”
• Policy ENV 1.6 - Wildlife Corridors
“Conserve and enhance wildlife movement corridors through a network of public open lands
and natural habitat buffers along natural features such as streams and drainage ways.”
Poudre River Corridor
Poudre River Corridor (FC City Plan – 2019 p.65)
• Policy ENV 7.2 - Siting and Design of Recreational Features
“Locate and design recreational features within the Poudre River Corridor in a way that
avoids or minimizes impacts to natural areas, wildlife habitat, water quality and other
environmental values. Place emphasis on integrating natural, environmental, historical and
cultural values within new public recreation sites.”
• Policy ENV 7.3 - Visual Resources
“Locate and design development and/or recreational facilities within the Poudre River
Corridor to best maintain or enhance views of the Poudre River, its natural setting, the
protected corridor features, and the foothills and mountains.”
Poudre River Corridor (FC Natural Areas Master Plan – 2014 p.30)
• LOCAL FOCUS AREAS
“Local focus areas encompass stream corridors, foothills habitat, and pockets of open land
within and near Fort Collins city limits that provide opportunities for a variety of land
protection goals, including wildlife habitat, recreation, agriculture, and land in the local focus
areas tends to have higher costs for acquisition as a result of development potential.
Stewardship costs are also typically higher due to greater recreation pressure and
restoration needs due to impacts from past land use and urbanization.”
• POUDRE RIVER CORRIDOR
“The Poudre River, often considered the life blood of the Fort Collins community, is not only
a critical water source for irrigation, drinking, and industry, but also a haven for wildlife and
recreationists. Resource values include wildlife habitat, floodplain, and watershed protection.
The City has a strong desire to protect and enhance the natural state of the river by
expanding its current inventory of natural areas from the canyon mouth to I-25. Continued
protection along the river will ensure floodplain protection, habitat, and migration/travel
corridors for both wildlife and people.”
Culture and Recreation
Sense of Place & Culture (FC City Plan – 2019 pp. 51 & 72 & 41)
• Policy CR 2.1 - Recreation Opportunities
“Maintain and facilitate the development of a well-balanced system of parks, trails, natural
areas and recreation facilities that provide residents and visitors of all races/ethnicities,
incomes, ages, abilities and backgrounds with a variety of recreational opportunities.”
• Policy CR 2.2 - Interconnected System
“Support an interconnected regional and local system of parks, trails and open lands that
balances recreation needs with the need to protect wildlife habitat and other environmentally
sensitive areas. Where appropriate, place trails along irrigation ditches and storm drainage
ways to connect to destinations such as schools, open lands and neighborhood centers.”
• Policy CR 2.3 - Public and Private Partnerships
“Develop and maintain effective public and private partnerships to provide a comprehensive
system of parks, common open lands and outdoor spaces that are distributed equitably
throughout the community and accessible to all.”
• Policy SC 4.3 - Community Gardens and Markets
“Support cooperative efforts to establish community gardens; support and maintain new and
existing local producers; and encourage retail opportunities, markets and Community
Supported Agriculture (CSA) shares.”
• Policy LIV 3.2 - Access to Outdoor Spaces
“Incorporate Nature in the City principles and other outdoor amenities into the design of high-
density projects, particularly in areas lacking convenient and direct access to nature.”
• Policy LIV 3.3 - Gateways
“Enhance and accentuate the community’s gateways, including Interstate 25 interchanges
and College Avenue, to provide a coordinated and positive community entrance. Gateway
design elements may include streetscape design, supportive land uses, building architecture,
landscaping, signage, lighting and public art.”
• Policy LIV 3.6 - Context-Sensitive Development
“Ensure that all development contributes to the positive character of the surrounding area.
Building materials, architectural details, color range, building massing, and relationships to
streets and sidewalks should be tailored to the surrounding area.”
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522.0580
970.221.6376
970.224.6134 - fax
Planning, Development & Transportation
MEMORANDUM
DATE: May 17, 2019
TO: Mayor Troxell and City Councilmembers
THRU: Darin Atteberry, City Manager
Jeff Mihelich, Deputy City Manager
Laurie Kadrich, Director of Planning, Development & Transportation
FROM: Tom Leeson, Community Development & Neighborhood Services Director
Cameron Gloss, Long-Range Planning Manager
RE: May 14, 2019 Work Session Summary – Harmony Gateway Update
At the May 14th Council Work Session, Cameron Gloss and Tom Leeson presented draft concepts
for an update to the Harmony ‘Gateway Area’, which is a component of the Harmony Corridor
Plan.
Councilmembers present at the Work Session were Mayor Wade Troxell, Ross Cunniff, Susan
Gutowsky, Julie Pignataro, Mayor Pro Tem Kristin Stephens and Ken Summers.
Council Comments and General Direction
Staff will incorporate the following additional comments into the public process and future drafts
of the Harmony Corridor Plan Update for the ‘Gateway Area’:
Land Use Intensity: Staff is being requested to further explore alternative land use and
development pattern scenarios with lesser intensity. Each of the alternatives should
consider impacts to transportation and natural features. The majority of Council
expressed pursuit of a ‘middle pathway’ that would make the Gateway Area more inviting,
but not too developed. Some members suggested that the proposed DRAFT changes
were tantamount to an up-zoning.
Design Character: While there was acknowledgement that proposed design standards
include naturalistic elements based on the Poudre River valley character, it was suggested
by some members that the design parameters do not fully take into account the existing
open character of the area and that Natural Areas and Nature in the City concepts could
be incorporated more clearly. Some elements of the design standards, particularly the I-
25 and Harmony landscaped edges, regional trail, and sign limits, were viewed positively.
Review Process: General support was expressed for the Gateway Plan Update
community engagement process used to date. It was suggested that more time and public
discussion is needed to examine alternative scenarios, vet the ideas, and to receive
comments from the Transportation Advisory Board and the Land Conservation and
Stewardship Board.
ATTACHMENT 6
May 14, 2019 Council Work Session Summary Page 2
Harmony Gateway Update
Next Steps & Adoption Schedule
Overall, Council expressed reservations about the project schedule and requested that staff work
through the community engagement process and delay Council adoption.
Staff will prepare a land use and design alternatives analysis that will be shared with the
community, Planning and Zoning Board, Natural Resource Advisory Board, Land Conservation
and Stewardship Board, and the Transportation Advisory Board prior to returning to City Council
for its consideration at an undetermined future date.
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522.0580
970.221.6376
970.224.6134 - fax
Planning, Development & Transportation
MEMORANDUM
DATE:
TO:
THRU:
FROM:
RE:
October 23, 2019
Mayor Troxell and City Councilmembers
Darin Atteberry, City Manager
Jeff Mihelich, Deputy City Manager
Dean Klingner, Interim Director of Planning, Development & Transportation
Tom Leeson, Community Development & Neighborhood Services Director
Cameron Gloss, Long-Range Planning Manager
October 22, 2019 Work Session Summary – Harmony Gateway Update
At the October 22nd Council Work Session, Cameron Gloss and Tom Leeson presented four
alternative land use and development pattern scenarios that were the result of a four-month public
process, including work sessions with six boards and commissions and a community workshop.
Councilmembers present at the Work Session were Mayor Wade Troxell, Ross Cunniff, Susan
Gutowsky, Julie Pignataro, Mayor Pro Tem Kristin Stephens and Ken Summers.
Council Comments and General Direction
The Council generally indicated support for Scenario D, and the concept of additional mixed-use
within the ‘gateway’, with further investigation of specific elements of a stakeholder-initiated
alternative scenario. Elements should include:
Potential for limitation of residential uses: Staff is being requested to further investigate
potential for reducing residential uses within the floodplain and due to air quality impacts.
Staff will provide research to the Council on both topics when the item comes back for
consideration.
Design Character: Council reiterated its support for the revised design standards shared
at the May Work Session. Staff has been asked to consider a requirement to ‘upsize’ trees
as a way to support wildlife. One member expressed concern about the lack of visibility to
commercial uses given the dense landscaping proposed along I-25 and Harmony.
Cultural Recreational Uses: Staff was asked for measures to further incorporate cultural
and recreational uses within the ‘gateway’ through development standards or incentives.
Next Steps & Adoption Schedule
Staff will prepare revised land use and design alternatives and Harmony Corridor Standards and
Guidelines that will be shared with the community, Planning and Zoning Board, Natural Resource
Advisory Board, Land Conservation and Stewardship Board, Water Board and the Transportation
Advisory Board prior to returning to City Council for its formal consideration on December 17th.
1
Harmony Corridor Plan Amendment and Standards and Guidelines
Cameron Gloss, Long-Range Planning Manager
City Council 3-3-20
ATTACHMENT 7
Harmony Corridor History
2
Harmony ‘Gateway’ Boundary
3
1 Mile
1/2 Mile
4
North
Community Separator
Study (2003)
5
Eagle View
Natural Area
Fossil Creek
Reservoir
Regional Open Space
North
2255
Harmony Road Timnath
WalMart
Costco
Fossil Creek
Reservoir
Natural Area
Arapaho Bend
Natural Area
6
Looking north from southwest corner of the ‘gateway’
The Wyatt
7
Floodway
(Dark Blue)
Floodplain
(Light Blue)
North
8
Arapaho
Bend
Ponds
Stute Pit Pond
Weitzel Pit Ponds
9
Weitzel Pit Ponds
Harmony Gateway Plan- 3 Elements
10
1.Standards (Mandatory) and Guidelines
(Suggested) – Implementation
2.Chapter 5 – Gateway ‘vision’
2.Chapter 3 – Land Use – Harmony Corridor
Policy direction for the entire corridor
11
Land Use Designation:
75% ‘Primary’
Land Use Designation:
75% ‘Primary’
12
25% Secondary
Retail, Residential, other Non-Primary Employment
25% Secondary
Retail, Residential, other Non-Primary Employment
2019 Community Engagement
Workshop 1 – Establishing the Starting Point - Jan 15
Workshop 2 – Concepts and Vision - Jan 30
Open House – Refining the Vision – Feb 27
I-25 Gateways Workshop – Scenarios Evaluation – October 21
13
Heron Rookery
14
15
D – Reduced Intensity
• 20% Employment minimum
• 50% Commercial maximum
• 25% Residential minimum
• 1 story lower height for
Commercial/mixed-use
1. Transportation
16k ADT
2. Open Areas
57 ac/40% naturalistic landscape
3. Placemaking
Greater Opportunities
Land Use Recommendations
16
1.Change Mix of Uses
From 75% primary and 25% secondary to:
• <50% retail/commercial
• >25% employment
• >25% residential
*civic & cultural uses are exempt from limitations
Land Use Recommendations
17
2. No Drive-through Restaurants
No ‘Big Box’ retail (>100,000 sq. ft.)
250,000 sq. ft. of all large retail (>25,000 sq.ft.) combined
10 Design Elements:
1. Naturalistic River Valley Landscape
2. Landscaped Setbacks Along Harmony and I-25
3. Unified Harmony Road Gateway Streetscape
4. Fort Collins Entryway Signs
5. Habitat Protection and Mitigation
6. Regional Trail Corridor
7. Mobility Hub
8. Commercial Sign Limits
9. Stealth Wireless Facilities
10. Unique Land Use and Development Standards
Elements of Naturalist Landscaped Area: 40% of South Portion
• Landscaped setbacks from I-25 and Harmony Road
• Designated floodways
• Delineated natural habitat or features
• Stormwater detention areas
• Other landscaped areas with minimum dimensions of 10,000
square feet and 30-foot width at any location.
• Measured on an approved Development Plan
20
Hewlett Packard/Broadcom Campus Comparison = 44% Open Space
21
Naturalistic landscape – belts of Cottonwoods, willows, native plants
Naturalist Landscaped Setbacks along I-25 & Harmony
• Setback depth – 140 feet (parking lots) -190 feet (buildings)
average from edge of roadway
• Building Setback – 95 feet minimum
• Screened Parking Setback – 70 feet minimum
90+ feet to the Building
140+ feet to the Building
Naturalistic landscaping and grading for noise and
visual control for Gateway Area appearance
Buildings clustered internally to
form a walkable Place within the area
4
Framed views of buildings
Naturalistic Landscape/Landscape Setbacks I-25 and Harmony
Hidden Parking Lots
Redevelop gas station to complement a
new sense of place. Possibly relocate
closer to Park-n-Ride corner
Streetscape:
landscaped
median
Wide naturalistic
Landscape ~
140’ to screened parking
190’ to buildings
(buildings face internal
pedestrian streets)
~ average 190’
Highlight this main signalized crossing with new street name,
medians, building uses on s. side with closer setbacks
to invite pedestrians crossing
Trail corridor south of Harmony
connecting Poudre and
Fossil Creek trails
Establish and maintain
naturalistic landscaping
Buildings oriented internally and
Juxtaposed with naturalistic
landscape setting
Regional Trail Corridor
Board and Commission Recommendations
Economic Advisory Commission, Water Board, Land Conservation and
Stewardship Board, Natural Resources Advisory Board and Transportation
Board
-Unanimous recommendations of approval
-Additional requirements for water-conserving landscaping
Planning and Zoning Board (4 -2) Approval with the condition that the City
participates with the private landowners in creation, management and maintenance
of 40% natural area created within the ODP. City participation would include
purchasing or contributing in other financial matters in maintaining in perpetuity for the
public enjoyment.
Staff Recommendation
Approval to amend the Harmony Corridor Plan, an Element of City Plan and adopt Standards
and Guidelines pertaining to the ‘Gateway Area’, finding that they:
1. Provide a design strategy that supports preservation of the Poudre River Valley landscape
and creation of an attractive entry into Fort Collins;
2. Reflect 29 years of additional work, changed conditions, and new information; and
3. Reflect the City Plan Update (2019) regarding compact, mixed-use pedestrian-oriented
development responsive to the needs of employers and the need to improve the linkage
between land use and transportation.
-1-
ORDINANCE NO. 044, 2020
OF THE COUNCIL OF THE CITY OF FORT COLLINS
UPDATING THE HARMONY CORRIDOR PLAN FOR THE HARMONY GATEWAY
AREA AND THE HARMONY CORRIDOR STANDARDS AND GUIDELINES
WHEREAS, City Council originally adopted the Harmony Corridor Plan (“Plan”) in
1991, Resolution 91-42, as an element of the City’s comprehensive plan, now known as City
Plan; and
WHEREAS, City Council also adopted in 1991, the Harmony Corridor Design Standards
and Guidelines (“Standards and Guidelines”) by means of Ordinance 28, 1991, to further the
policies set forth in the Plan by means of binding development standards and advisory
guidelines; and
WHEREAS, Chapter 5 of the Plan, titled Alternative Gateway Concepts, discusses
implementation actions that should be taken to continue planning efforts specific to the Harmony
gateway area (“Gateway”) located on the north and south sides of Harmony Road west of the
intersection of Harmony Road and Interstate 25 and more particularly depicted in the Plan; and
WHEREAS, in furtherance of planning efforts for the Gateway as stated in the Plan, City
staff is proposing amendments to Chapters 3 and 5 of the Plan and to add a new section, Section
V. Harmony Gateway Area, to the Standards and Guidelines and has initiated the amendment
process; and
WHEREAS, because the Gateway serves as an entryway into the City, it is a uniquely
important area in terms of its beneficial effect on civic pride, economic prosperity, and the
health, safety, and welfare of the City; and
WHEREAS, on February 20, 2020, the Planning and Zoning Board on a 4-2 vote
recommended that Council approve the staff proposed changes conditional upon the City
participation with private landowners in the creation, management, and maintenance of the
required 40% natural area requirement within the ODP, of which up to 20% of the natural area
requirement could be satisfied by cultural amenities, with City participation to include
purchasing or contributing in other financial matters and maintaining such areas or amenities in
perpetuity for the public enjoyment; and
WHEREAS, City Council finds that the amendments to the Plan and the Standards and
Guidelines are in the best interest of the City and its citizens and promote the general public
health, safety, and welfare.
NOW, THEREFORE, BE IT ORDAINED 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.
-2-
Section 2. That the City Council finds that the Plan is in need of the proposed
amendments in order to appropriately regulate and allow development within the Gateway while
preserving its important role as an entry way into the City.
Section 3. That the City Council finds that the proposed amendment will promote the
public welfare and will be consistent with the visions, goals, principles, and policies of City Plan
and the elements thereof.
Section 4. That the City Council finds that the proposed Standards and Guidelines
contained in Section V, as set forth in Exhibit “A” attached hereto and incorporated herein, are
necessary to carry out the policies contained in the Plan and are hereby incorporated into the
Standards and Guidelines, and upon adoption, shall be binding upon development as though set
forth in the Land Use Code.
Section 5. That the amendments to Plan Chapter 3 as set forth in Exhibit “B”
attached hereto and incorporated herein be incorporated into the Plan.
Section 6. That the amendments to Plan Chapter 5 as set forth in Exhibit “C”
attached hereto and incorporated herein be incorporated into the Plan.
Introduced, considered favorably on first reading, and ordered published this 3rd day of
March, A.D. 2020, and to be presented for final passage on the 17th day of March, A.D. 2020.
__________________________________
Mayor
ATTEST:
_______________________________
City Clerk
Passed and adopted on final reading on the 17th day of March, A.D. 2020.
__________________________________
Mayor
ATTEST:
_______________________________
City Clerk
1
EXHIBIT “A”
V. HARMONY GATEWAY AREA
The Harmony Gateway Area is an exceptional location due to high values the community
places on the Poudre River valley (“river valley”) and the high public visibility of the
entryway to the City.
The intent for the Gateway Area is to capture the special opportunity to integrate a
mixed-use employment activity center within a landscape that expresses community
values for environmental features and the larger corridor of open and rural lands edge of
the City along the river corridor and Fossil Creek Reservoir in southeast Fort Collins.
Development shall be programmed and designed with an emphasis on landscape
development to emphasize a sense of place derived from the river valley setting.
These Standards and Guidelines are to ensure that as development and redevelopment
occurs as part of the Gateway Area, it fulfills the vision described in Chapter 5 of the
Harmony Corridor Plan for the area.
(+) Denotes a development standard
(o) Denotes a suggested guideline
2
EXHIBIT “A”
Design Standards and Guidelines
1. Naturalistic Landscape Development: River Valley Character and Image
The intent is to create the effect of Harmony Road passing through a larger river
valley landscape that spans across Harmony Road with buildings and parking lots
carefully clustered and integrated unobtrusively within the landscape and not merely
lining the major roadways with conventional landscaping around buildings and
parking lots.
Landscaped Setback Dimensions. A landscaped setback area for buildings and
parking lots averaging 140 feet in depth for parking lots and 190 feet in depth for
buildings shall be provided from the edge of vehicular travel lanes along
Harmony Road and I-25. The landscaped setback area may include sidewalks and
tree lawns. Minimum landscaped setback depth shall be 70 feet for parking lots
and 95 feet for buildings. (+)
Landscaped Setback Design. This landscaped setback area shall be comprised of
a river valley landscape design that includes groupings of native cottonwoods,
willows, evergreens and other plant materials in conjunction with other native and
xeric plantings appropriate to specific positions within the landscape plan and
shall consist of one tree and ten shrubs per twenty-five lineal feet of frontage. (+)
2. Parking Lot Location and Screening. Locating large parking lots between buildings
and the landscape setback areas along Harmony Road and I-25 is encouraged to
consolidate vehicular impacts of both parking and traffic on the roadways away from the
internal pedestrian-friendly public space framework. (o)
If such parking lots adjacent Harmony Road and I-25 are not fully screened by berms and
planting in the landscape setback area, additional screening shall be provided with the
following:
o At least 30 additional shrubs per one hundred lineal feet of frontage, or
o At least 8 additional trees per one hundred lineal feet of frontage, or
o An alternative combination of trees and shrubs approved by staff as providing
equal or better screening than the above; or
o Fences or site walls that replace the need for screening that such landscape
plantings would provide. (+)
Off-street parking shall be consolidated into shared parking lots wherever appropriate in
order to avoid interrupting pedestrian frontages in the public space framework. (+)
3
EXHIBIT “A”
3. Service and Loading Areas. If any truck operations for servicing and loading are not
fully screened from Harmony Road and I-25 by other means, they shall be fully screened
by building massing or architectural wall. (+)
4. Potential Channelized Floodway. If the Poudre River floodway is channelized within
the Harmony Road and I-25 setback area, the channel and adjacent upland areas shall be
designed to complement and reinforce the overall naturalistic landscape with informal,
undulating grading of landforms, to the maximum extent feasible and within engineering
requirements, not rigidly-engineered geometric grading. (+)
The programming and design of naturalistic river valley landscaping should be designed
to provide consideration for maintenance activities such as irrigation, weed control, tree
trimming, shrub and plant pruning, and replacement and reseeding, which consideration
should be equal to the consideration given to design. (o)
5. Incorporation of Water into Landscaped Setback. Drainage channels and/or
wetlands are strongly encouraged in landscaped areas along Harmony Road and I-25 to
further reinforce the distinct landscape setting. (o)
6. Landscaping Development: River Valley Character and Image. Landscaping
shall be developed to express xeriscape principles and characteristics consistent with
Section 3.2.1(E)(3) and include plants native to the river valley landscape. More lush
plantings that requiring significant watering, such as flower beds and lawns, shall be
limited to appropriate high-use areas. (+)
7. Mixed-Use Employment Activity Center Within the Landscape Setting
A. Public Space Framework
Development of streets, buildings, parking lots and other site improvements will be
arranged to form a unified mixed-use employment activity center. Within this center
shall be a framework of streets and public spaces that provide for an attractive,
cohesive and walkable area that reflects the unique site context.
A Framework of Streets. Street-like private drives, walkway spines and a trail
corridor shall be established to form sites for buildings and parking lots with the
emphasis on forming a distinct overall sense of place into which buildings and
parking lots fit. (+)
On-Street Parking. On-street parking should be maximized on streets scaled and
designed to reinforce the distinct pedestrian orientation of the Gateway Area. (o)
Trail Corridor. Development shall provide an area for a trail corridor, which
may be located within, and will be counted towards, the area for landscape
setbacks. The trail corridor should also create linkage with the Fossil Creek and
4
EXHIBIT “A”
Poudre River Trails to the south and north of the Gateway Area respectively.
Alignment and design shall be determined in collaboration with the City (+) and
maximize the user experience. (o)
Bus Transit. Accommodation should be provided for bus stops and routes linking
the mixed-use employment center to transit service on Harmony Road. Final
transit stops and route configuration is subject to the review and approval of
TransFort. (o)
B. Permitted Uses
All individual uses permitted in the Harmony Corridor (HC) Zone District shall be
permitted in the Gateway Area subject to the following minimum and maximum use
limitations. (+) The use percentages shall be measured using gross site area on
land located within the Gateway Area as set forth in any development plan. The
following use limitations and requirements shall be referred to collectively as the
“Land Use Limitations.”
Retail/Commercial Limitation. Retail and commercial uses shall not exceed
50% of development. (+)
Minimum Employment Use Requirement. Office, light industrial, and non-
retail employment uses shall occupy at least 25% of development. (+)
Minimum Residential Use Requirement. Residential uses shall occupy at least
25% of development. (+)
Minimum Naturalistic Landscaped Area Requirement. Coverage of streets,
buildings, and parking lots is limited to 60% of the site area. The remaining 40%
shall be retained as an open, landscaped area with naturalistic plantings. The
following areas shall be counted in fulfillment of the minimum 40% requirement:
o Landscaped setbacks from I-25 and Harmony Road
o Designated floodways
o Delineated natural habitat or features
o Stormwater detention areas
o Trail Corridor
o Other landscaped areas with minimum dimensions of 10,000 square feet
and 30-foot width at any location.
(+)
5
EXHIBIT “A”
Civic Uses Effect on Calculations. Civic uses such as parks and recreation space,
cultural facilities, community facilities, a trail corridor, and other public uses are
not subject to the Harmony Corridor land use limitations. Such uses, if developed,
may be applied toward the minimum employment or residential use requirements
at the election of the applicant. (+)
Additional uses shall be permitted as follows: artisan and photography studios
and galleries; limited and unlimited indoor and outdoor recreation facilities; dog
day-care facilities; grocery stores; supermarkets; exhibit halls; funeral homes;
parking lots and garages; small scale reception centers; large retail establishments
as defined below subject to individual and collective size limitations set forth
below; gasoline stations; entertainment facilities and theaters; day Shelters; and
open air farmers’ markets. (+)
Large Retail Establishment Size Limitations. No individual large retail
establishment may exceed 100,000 square foot footprint. (+)
Total floor area of large retail establishments (more than 25,000 square feet) in
the gateway area shall not exceed 250,000 square feet. (+)
Large retail establishment shall mean a retail establishment in a single building
occupying more than twenty-five thousand (25,000) gross square feet of floor
area. Movie theaters, recreational, entertainment and indoor recreational uses, and
similar shall not be classified as large retail establishments and shall not count
towards this limitation. (+)
Large Retail Establishment Exceptions. In instances where a large retail
establishment (more than 25,000 SF) is developed as part of a vertical mixed-use
building, it shall not count towards the large retail establishment floor area
limitations. (+)
Mixed Use Dwellings. Mixed use dwellings are encouraged to add vitality and
charm to the sense of place, add interest to the buildings, and reveal and capitalize
on specialized residential products uncommon in suburban markets. (o)
C. Buildings
Building Grouping and Orientation – Public Space Framework. Buildings
and their entrances should be brought together along the overall public space
framework. Each building should contribute to and reinforce the overall goal of
creating a walkable destination with a primary orientation to the overall
6
EXHIBIT “A”
framework and other buildings nearby; and orientation to individual parking lots
secondary. (o)
Buildings should offer attractive pedestrian-scale features and outdoor spaces to
complement the streetscape. (o)
Maximum Height. Five (5) stories for commercial and mixed-use buildings and
three (3) stories for residential buildings, with an exception provided for six (6)
story mixed-use buildings if structured parking is integrated into the mixed-use
building. (+)
Building Character. The architectural program for the Gateway Area shall
emphasize high-quality building materials providing visual interest for pedestrians
and that complement the colors and textures of the river valley (e.g., natural or
cultured stone, brick, textured concrete masonry units with architectural finishes,
stucco, high quality precast and prestressed architectural concrete, architectural
metals, glass, timbers); and architectural lighting. (+)
D. Signs
Commercial Signs. Signs should be designed and oriented to reduce visual
clutter along I-25 and Harmony Road. (o)
Wall signs should be designed as an integral element of the architecture, with the
sign shape and materials complementing the architectural style and features. (o)
Internally illuminated signs should not create glare that would distract motorists
or pedestrians, nor should the degree of illumination contribute to night sky light
pollution. (o)
Two types of signs are prohibited within the Harmony Gateway:
1. Off-premise advertising (billboards); and
2. Electronic Message Center (EMC) signs
(+)
3
LAND USE
The final test of an economic system
is not the tons of iron, the tanks of oil, or
miles of textiles it produces. The final
test lies in its ultimate products – the sort
of men and women it nurtures and the
order and beauty and sanity of their
communities.
LEWIS MUMFORD
EXHIBIT "B"
INTRODUCTION
The national image enjoyed by Fort Col-
lins as an excellent place to live and do
business is well deserved. Few cities in
the nation have a more spectacular set-
ting, a more qualified work force, or a
more pleasing climate. The Harmony
Corridor isa key opportunity to maintain
and enhance the community’s positive
image and quality of life.
As the Harmony Corridor emerges as a
focus of development activity in south-
east Fort Collins, this is an opportune
time to look at current development
trends and determine what specific fu-
ture land uses would be most desirable
to complement other development in the
area.
ISSUES
The issues surrounding future land use
in the Harmony Corridor appear to fo-
cus on the need to manage development
to achieve a level of quality consistent
with the economic, environmental, visual
and other “quality of life” objectives of
the community; while guiding the corri-
dor to become a major business center
in northern Colorado that attracts desir-
able industries and businesses and, at the
same time, provides effective transitions
from residential neighborhoods.
Another important issue is the concern
that the Harmony Corridor should not
develop as a typical commercial “strip”
with frequent curb cuts, inadequate land-
scaping, and highly fragmented develop-
ment lacking coordinated site planning.
Finally, the corridor offers unique oppor-
tunities to attract desirable industries and
uses that can provide long-term economic
stability for the community. Fort Collins
has the opportunity to choose which in-
dustries are important for its future.
These choices will set the direction for
the community’s economy for the next
forty years. In this regard, the issue ap-
pears to focus on the need for more pre-
dictability in guiding industries and busi-
nesses choosing to locate in the corridor
area.
CURRENT LAND USE POLICIES AND
REGULATIONS
City Plan, the City’s
COMPREHENSIVE PLAN, is the
official statement of long-range planning
policy regarding a broad variety of land
use planning issues including growth
management,
environmental protection, and locational
policies for specific land use classifica-
tions.
The Harmony Corridor serves as an
element of City Plan.
The Land Use Code, on the other hand,
is not a Plan. It is a land use regulatory
mechanism, like zoning, which is used to
implement the goals, objectives and
policies of City Plan.
The Harmony Corridor Plan
promotes the maximum utilization of
land within the corridor, higher density
development, phased growth, a mix of
uses and concentrated building activity.
The availability of public facilities, includ-
ing streets, sewer, water, natural gas, and
electricity, establishes the corridor as a
preferred location for intense urban ac-
tivity including a mix of residential, in-
dustrial, commercial and recreational uses.
Properly designed, multiple use develop-
ments make sense from both a public and
private standpoint. People can and should
have the opportunity to live near where
they work, where they shop where they
go out to eat, and where they find recre-
ation. The auto becomes less necessary,
thereby relieving the transportation sys-
tem and reducing air pollution. Direct-
ing growth to those areas of the commu-
nity where utilities are already in place,
saves money and makes more efficient use
of the existing public investment in in-
frastructure improvements.
The adopted land use policies within the
Harmony Corridor Plan also encourage a
variety of retail activity in the corridor,
including commu- nity and regional
shopping centers. Strip commercial
development is discouraged.
Transitional land uses or areas are also
provided for in the Plan to be located
between residential and commercial
areas except in specified areas where a mix
of residential and commercial uses are
encouraged in a live-work environment.
All residential areas are encouraged to
include a mix of single family and multi-
family dwelling units of differing types
and densities. Other uses such as parks
and schools are also expected to develop
in the future to serve the expanding
residential areas.
Since the late 1970’s, development in the
Harmony Corridor has been especially
attractive and sensitive to the unique char-
acteristics and importance of the area.
The decision by Hewlett-Packard to lo-
cate in this corridor has had the positive
residential development in the area has
also been very good. The challenge at
hand is to determine if any additional
land use policies are needed which could
improve upon, reinforce and enhance the
pattern of land use occurring within the
corridor.
PLANNING FOR
THE FUTURE
INTRODUCTION
Both the City Council and the Planning
and Zoning Board have the responsibil-
ity and the authority to undertake the
preparation of long range plans and poli-
cies. This planning effort offers an op-
portunity to establish a refined vision for
the corridor. It includes creating a desir-
able living and working environment for
future inhabitants, an exciting gateway
into the community, as well as an impor-
tant center for business and commerce.
The land use plan for the Harmony Cor-
ridor is intended to improve upon, rein-
force and enhance City Plan. It offers a
vision of a future that many people and
interests can identify with and seek to
implement.
THE PROCESS
Several different land use alternatives
were considered before finally arriving at
the recommended one. These alterna-
tives ranged considerably in intensity of
development, character and practicality.
They were reviewed by the property own-
ers in the study area and the general pub-
lic. The recommended land use plan was
synthesized by staff based on several
months of public review and comment at
a variety of forums.
The land use plan is depicted on Map 10.
The intent of the land use plan and map
is to provide for an orderly, efficient and
attractive transition of vacant rural land
to urban use; and to:
(a) Maximize the use of existing services
and facilities (streets and utilities).
(b) Promote the development of the
corridor as a high quality, self-con-
tained and compact business center.
(c) Provide for the location of industry
and business in the city by identify
ing prime locations for such uses.
(d) Provide shopping and service areas
convenient to both residents and em-
ployees of the corridor.
(e) Provide for a variety of housing
types.
(f) Preserve and protect existing residen-
tial neighborhoods from intrusive or
disruptive development.
THE VISION
The vision for the corridor area is that it
become a major business center in north-
ern Colorado attracting a variety of busi-
nesses and industries serving local as well
as regional markets. It should also include
a mixture of land uses including open
space, residential, office, recreational, and
retail activities.
The focus of most development activity,
especially commercial, should be at the
major street intersections. The intensity
of land use should decrease as distance
from Harmony Road increases and as the
distance from the major intersections in-
creases. To promote pedestrian, bicycle
and transit use, development in the area
should be compact. Buildings, spaces and
street frontages should be well-designed
and of high quality materials and work-
manship.
Business and industry provide the major
economic focus of the corridor area. The
land use mix also includes a variety of
commercial uses to meet tenant and
neighborhood resident needs.
Community and regional commercial ac-
tivities are introduced in well-planned
shopping centers, industrial parks and
mixed used areas, and designed to draw
shoppers from the surrounding
community and region.
Free-standing highway related commer-
cial (convenience stores, fast food
restaurants, gas stations and the like) are
not permitted to locate outside of
planned shopping centers or industrial
parks. Only neighborhood scale shopping
centers are allowed in residential areas,
although this restriction does not apply
in certain mixed use areas.
Hotels to serve business tenants within
the park will grow in importance. These
hotels will be sited near major
employment hubs, and in most cases be
visible from Harmony Road.
Low intensity retail, restaurants, day care
facilities, health clubs, personal service
shops, business services (print shops, of-
fice supply, etc.), banks and other similar
commercial activity is concentrated in at-
tractively designed centers, integrated
into planned industrial parks and mixed
use areas.
Buffer areas (transitional land uses, linear
greenbelts, or other urban design
elements) are provided to serve as
cushions between the adjacent residential
neighborhoods and the commercial
areas. The existing, low density residential
LAND USE PLAN
GOAL STATEMENT
Encourage and support mixed land use development in the Harmony Corridor while dis-
couraging “strip commercial” development and promoting the vitality and livability of
existing residential neighborhoods.
POLICIES
LU-1 Strive for excellence and high quality in the design and construction of
buildings, open spaces, pedestrian and bicycle facilities, and streetscapes
by establishing and enforcing design guidelines specific to the corridor
area.
An important part of the Harmony Corridor Plan is the desire to continue the high standard
of quality established by recent development projects in the corridor area. One way that
this can be accomplished is through the development and implementation of design guide-
lines specific to the corridor itself. These guidelines should be adopted as a part of the
criteria that the City uses to review development of the corridor area. These guidelines
should address the following issues:
Streetscapes, including fencing and screening.
Landscaping.
Street and parking lot lighting.
Building setbacks.
Architectural design and materials.
Pedestrian and bicycle access and circulation.
LU-2 Locate all industries and businesses in the “Basic Industrial and Non-
Retail Employment Activity Centers” in the areas of the Harmony Cor-
ridor designated for such uses on Map 10. Secondary supporting uses
will also be permitted in these Activity Centers, but shall occupy no more
than 25 percent (25%) of the total gross area of the Overall Development
Plan or Planned Unit Development, as applicable.
The Harmony Corridor offers an opportunity for creating a major business and industrial
center in northern Colorado, due to its desirable location, accessibility, available infrastruc-
ture, and land ownership pattern. Attracting desirable industries and businesses into the
community, and in particular, the Harmony Corridor, achieves an important public pur-
pose because it promotes primary and secondary jobs and generally enhances the local
economy.
Basic Industrial and Non-Retail Employment Activity Centers are locations where indus-
trial uses and/or office or institutional type land uses are planned to locate in the future in
business park settings. Base industries are firms that produce goods and services which are
produced for export outside the city, and thereby import income into the city. Typical
business functions include research facilities, testing laboratories, offices and other facili-
ties for research and development; industrial uses; hospitals, clinics, nursing and personal
care facilities; regional, vocational, business or private schools and universities; finance,
insurance and real estate services; professional offices; and other uses of similar character, as
determined by the Planning and Zoning Board.
Secondary uses include hotels/motels; sit-down restaurants; neighborhood convenience
shopping centers; childcare centers; athletic clubs; and, a mix of single family and multi-
family housing. If single family housing is provided, at least a generally equivalent number of
multi-family dwelling units must also be provided. “Multi-family” shall mean attached single
family dwellings, 2-familly dwellings or multi-family dwellings.
Secondary uses shall be integrated both in function and in appearance with an office (or
business) park, unless a special exemption is granted by the Planning and Zoning Board. In
order for such an exemption to be granted, the applicant must demonstrate to the
satisfaction of the Board that the granting of the exemption would neither be detrimental to
the public good nor impact the intent and purposes of the foregoing requirement and that
by reason of exceptional narrowness, small parcel size, or other special condition peculiar
to a site, undue hardship would be caused by the strict application of this require- ment.
The essence of the Basic Industrial and Non-Retail Employment Activity Center is a com-
bination of different types of land uses along with urban design elements that reduce
dependence on the private automobile, encourage the utilization of alternative transporta-
tion modes, and ensure an attractive appearance.
LU-3 All retail and commercial land uses, except those permitted as secondary uses in the Basic
Industrial and Non-Retail Employment Activity Centers, shall be located in Mixed-Use Activity
Centers which comprise different types of shopping centers. All shopping centers, except
neighborhood convenience shopping centers, shall be limited to the locations shown on Map 10.
Neighborhood convenience shopping centers shall also be permitted in the Basic Industrial and
Non-Retail Employment Activity Center as described in LU-2.
The Plan allows for a broad range of retail uses to occur in shopping centers which satisfy the consumer demands of
residents and employees who live and work in adjacent neighborhoods, as well as from the community or region.
Coordinated planning of a “center” rather than isolated individual uses is the most effective means of avoiding the
“strip” type of development.
The scale and design of the shopping centers should be compatible with neighboring uses. Shopping centers can and
should play an important role in the identity, character and social interaction of surrounding neighborhoods. They
should be easily accessible to existing or planned segments of public transit. Adequate auto accessibility, especially for
community and regional shopping centers, is important. Shopping centers should have a physical environment that is
conducive to pedestrian and bicycle travel.
LU-4 Allow a broader range of land uses within the Gateway Area as shown on Map 10. The Gateway
Area permits a mix of all uses allowed in the “Basic Industrial and Non-Retail Employment
Activity Centers” plus additional complementary uses that fit a special urban design framework as
described in Chapter 5. All uses including the individual uses in Convenience Shopping Centers
may occur throughout the area. Retail and commercial uses shall occupy no more than 50% of the
mix of uses in the Overall Development Plan or Planned Unit Development as applicable.
Development in the area is intended to form a mixed-use place to attract employment uses with the convenient
mixing of uses as an amenity. Retail and commercial uses are allowed in any portion of the area because
development will be coordinated to minimize impacts on sensitive uses such as residential uses and on visual quality.
The focus within the Gateway Area will be on naturalistic landscaped edges along I-25 and Harmony Road; and on
urban design of pedestrian-friendly placemaking in areas of building development. Building development will be
clustered away from I-25 and Harmony Road and designed to blend unobtrusively into the landscape setting.
LU-5 Provide for the advance planning of large, undeveloped properties in the
corridor area.
Coordinated planning of large parcels of land in the corridor area can generally provide greater opportunity for more
innovation and variation in design, increase efficiency in utility services, and accomplish many more of the policies
and objectives of the commu- nity than does a more piecemeal approach to development planning.
LU-6 Locate a broader range of land uses in the areas of the Harmony Corridor known as Mixed-Use
Activity Centers as shown on Map 10.
Mixed-Use Activity Centers are areas where a broader range of land uses may locate. The Mixed-Use Activity Center
permits, in addition to the uses listed in the “Basic Industrial and Non-Retail Employment Activity Center,” a range
of retail and commercial uses to occur in shopping centers. If single-family housing is provided, at least a generally
equiva- lent number of multi-family dwelling units must also be provided. Neighborhood service centers, community
shopping centers, and regional shopping centers, and a lifestyle shop- ping center shall be limited to those locations
shown on Map 10.
The essence of the Mixed-Use Activity Center is a combination of different types of land uses along with urban design
elements that reduce dependence on the private automobile, encourage the utilization of alternative transportation
modes, and ensure an attractive appearance.
LU-7 Retail and commercial land uses are intended to be concentrated in shopping centers in most
areas. Neighborhood convenience shopping centers shall also be permitted in the Basic Industrial
and Non-Retail Employment Activity Center as described in LU-2. Retail and commercial land uses
will be allowed in the Gateway Area both within shopping centers and as components of mixed use
development.
The Plan allows for a broad range of retail uses to occur in shopping centers which satisfy
the consumer demands of residents and employees who live and work in adjacent neigh-
borhoods, as well as from the community or region. Coordinated planning of a “center”
rather than isolated individual uses is the most effective means of avoiding the “strip” type of
development.
The scale and design of the shopping centers should be compatible with neighboring uses. Shopping centers can and
should play an important role in the identity, character and social interaction of surrounding neighborhoods. They
should be easily accessible to existing or planned segments of public transit. Adequate auto accessibility, especially
for community and regional shopping centers, is important. Shopping centers should have a physical environment
that is conducive to pedestrian and bicycle travel.
LU-8 Recognize the importance of the continued livability and stability of
existing residential neighborhoods as a means to expanding future eco-
nomic opportunities in the corridor.
The corridor area contains existing residential areas whose existence contributes to the
future economic health of the corridor area. Future development in the corridor should
be sensitive to these areas.
LU-9 Preserve a transition or cushion of lower intensity uses or open space
between existing residential neighborhoods and the more intense indus-
trial/commercial areas.
An important goal of the Harmony Corridor Plan is to provide a harmonious relationship
between land uses and to protect the character of new and existing residential neighbor-
hoods against intrusive and disruptive development. Open space, setbacks, landscaping,
physical barriers and appropriate land use transitions can be effective was to provide a
cushion between different uses. The following are generally considered to be appropriate
transitional land uses:
professional offices
multi-family housing
churches
childcare centers; and
assisted living, memory care,and short-term care facilities.
Potential
Lifestyle/Regional
Shopping Center
HARMONY CORRIDOR PLAN
LAND USE PLAN MAP 10
IMPLEMENTATION ACTIONS
The following actions need to be taken by the City to ensure that the land use section of
the Plan is implemented over the years to come.
1. The City Council and the Planning and Zoning Board should adopt the Plan amendment.
2. The City should annex all unincorporated areas within the Harmony Corridor, in
accordance with the parameters of the Intergovernmental Agreement between
the City of Fort Collins and Larimer County.
3. The City should amend design standards and guidelines which reinforce the dis
tinctiveness and quality of the corridor area.
4. When reviewing new development proposals in the corridor, the City shall evalu-
ate such proposals according to the standards and guidelines adopted as part of
the Harmony Corridor Plan. The Harmony Corridor Standards and Guidelines are in
addition to existing development regulations that apply to specific development
proposals.
5. The City should establish means of effectively encouraging industries and busi-
nesses to locate in the Harmony Corridor.
6. The City should explore local landmark district designation of existing historic
structures.
7. The City should continue to study the distribution of basic industrial and non-
retail jobs as part of the City Plan Update (2019) implementation recommendations
and consider amendments to the Land Use Code recognizing changes in land use
policy. Revise policies of the Plan as needed.
5
HARMONY GATEWAY AREA
Updated 2020
“The goal of gateway planning is to arrange the landscape with a sense of arrival and a positive image of the place”
Michael Barrette
EXHIBIT "C"
The gateway area comprises about 450 acres extending one mile north and one-half mile south of
Harmony Road
Harmony Road, formerly State Highway 66,
smooths out the topography of the bluff
North side of the road: Arapaho Bend Natural Area
INTRODUCTION
This updated Chapter 5 builds upon ideas
and recommendations of the original 1991
Harmony Corridor Plan.
The Setting
The Gateway Area extends along both
sides of Harmony Road from I-25 to the
edge of the Cache La Poudre river valley,
defined by a bluff just over a half-mile west
of I-25.
The bluff, also known as the valley wall, is
a result of the river’s down-cutting action
as it meandered within its floodplain for
many thousands of years. While it is a
notable geographic feature from a
historical perspective, it simply presents a
modest hill for users of Harmony Road.
Lying within the river valley below the
bluff, the area consists of low ground,
ponds, and wetland areas—all remainders
from extensive past gravel mining
operations.
The Gateway Area is an exceptional
location due to high values the community
places on the Cache La Poudre River
corridor and also on the Harmony Road
interchange with I-25 as the most-traveled
entryway into the city.
This juxtaposition creates the unique
opportunities and significance that make
the Gateway Area a prominent aspect of
the Harmony Corridor Plan.
The types of development that highway
interchanges typically attract do not mesh
well with the community’s values regarding
this unique opportunity.
The challenge is to balance different and
sometimes competing objectives for land
use and development.
What’s A Community Gateway -- Why Is It
Important?
Community plans commonly address prominent
entryways as special opportunities to cue entry into and
departure from the given city. A well-planned gateway
can:
• Contribute to a sense of community with a look and
feel of local values, civic intention, and pride
• Offer a sense of arrival and welcome for visitors
• Offer a familiar and welcoming feel for residents,
signifying home in a positive way
• Avoid homogenous highway-oriented corporate
character that blurs local identity
• Invite attention to the city as a place to visit, in
addition to being an area to drive through
Harmony Corridor Plan Background:
General Direction for the Area
The Harmony Corridor Plan, adopted in
1991, identified the ‘Gateway Area’
but did not establish a vision or strategy
for the area. Rather, it explained issues
that were still in flux at the time and
described alternative concepts. It
concluded that:
“Additional work is required to develop a
strategy for shaping the future of this
important segment of the community.”
The starting point for additional work was
to be the concept of a well-planned and
attractive entrance to Fort Collins
integrating quality development with
naturalistic characteristics and features of
the river valley landscape.
This concept was described as ‘Alternative
A’ in the original plan. Key points are:
• Incorporate wetlands, lakes and
drainageway areas as an elaborate open
space network laced with an extensive
system of trails.
• Blend development into naturalistic
landscaping, favoring light industrial
and office uses and discouraging
commercial uses unless they can be
blended unobtrusively into the
naturalistic setting.
• Provide significant setbacks from streets
for any development forming a
greenbelt around the interchange.
• Establish standards for architecture and
landscape plans emphasizing naturalistic
character.
• Ownership, maintenance and liability
issues would need to be negotiated and
could include re-investment of tax
dollars created by development,
dedication of land by property owners
or developers, and public funding.
The Harmony Corridor Plan’s
overarching direction for land use along
the entire corridor included the Gateway
Area. That is, the area was designated as
‘Basic Industrial Non-Retail Employment’
for future development with an emphasis
on business park-type employment uses
and avoidance of highway commercial
“strip” type development with a generous
landscaped setback area along the roadway.
However, while the corridor-wide
employment designation was applied to the
Gateway Area, the area is also highlighted
separately and prominently throughout the
plan in addition to having its own chapter.
The area is distinct and different from the
uplands to the west which comprise the
rest of the corridor.
EXISTING CONDITIONS ISSUES
Poudre River Floodway
In 2020, most of the property in the
gateway area is within a 100-year floodplain
of the Poudre River, and significant
portions of the area are within a floodway
(a mapped area reserved for the passage of
flood flows with virtually no development
permitted).
The river itself is the angled north edge of
the gateway area. It then crosses I-25 a
half-mile north of the interchange and
continues east through the Town of
Timnath.
However, limited flow capacity under the
I-25 bridge crossing would cause flood
flows to back up behind the bridge in a
flood event and break out of the river
channel to flow down through Gateway
Area across Harmony Road.
The Colorado Department of
Transportation (CDOT) and the City are
exploring possibilities for a new I-25
bridge together with downstream flood
improvements that could allow flood flows
to remain in the river channel and remove
the floodway from the Gateway Area.
Unless and until such a solution is reached,
no residential development is allowed in
the floodway, and any other development
would face the very difficult challenge of
showing no adverse impact on adjacent
properties. This challenge would be
prohibitive for any significant development
in the floodway.
However, developers could propose to
channelize and realign the floodway by
completely reshaping the landscape, to
create developable land. The necessary
filling and grading would require a multi-
year process of engineering, design,
coordination and permitting. The City,
FEMA, and possibly other jurisdictions
and stakeholders would be included.
Floodway issues are a complex
interjurisdictional matter beyond the scope
of this Harmony Corridor Plan.
This plan update establishes a vision and
strategy for land use and development in
the event that floodway constraints are
removed in a separate process.
Gravel Pit Ponds
In 2020, four gravel pit ponds exist on the
south side of Harmony Road in the
gateway area and are in varying states of
compliance with State water law. These
ponds are unintentional residual results of
past gravel mining and were never
intended to be the permanent land use on
the property.
wetlands develop around the edges in
addition to the habitat value of open water.
Anticipated future changes to the property
would necessarily involve at least some
degree of loss of habitat, and such changes
require mitigation of the habitat loss under
City Land Use Code standards. Mitigation
requirements would offer opportunities for
more intentional habitat improvements as
part of a whole reshaped landscape.
Existing Land Uses
The north side of Harmony Road mostly
consists of the City’s Arapaho Bend
Natural Area and the Transportation
Transfer Center (TTC or park-n-ride), a
joint facility of the City and CDOT that
was carefully carved out of the Natural
Area. The commercial property abutting
the northwest corner of the interchange is
not within the City Limits.
On the south side of Harmony Road, the
existing gas station and adjacent cell tower
are not within the City Limits. The
existing plant nursery business was
established under County jurisdiction prior
to annexation and has since been annexed
along with the remainder of the gateway
area on the south side of Harmony Road.
The remainder of the south side comprises
gravel-mined ponds. Parcels on the
southwest and southeast corners of
Harmony and Strauss Cabin Roads are
outside of the 100-year floodplain. The
southwest corner of Harmony and Strauss
Cabin Road was recently developed with
an apartment complex. A 10-acre parcel on
the southeast corner of Harmony and
Strauss Cabin Road was approved in 2015
for a convenience shopping center,
although the development plan approval
has expired, and the property remains
undeveloped.
Changed Conditions Since the Original
1991 Plan
Major changes and new information since
1991 have informed the planning process
for the Gateway Area plan update in 2020.
Prominent examples include:
• Jurisdiction over Harmony Road was
transferred from the Colorado
Department of Transportation to the
City of Fort Collins, and the
designation as a State Highway was
removed.
• Gravel mining operations were
completed, throughout much of the
gateway area, altering the landscape.
• The portion of the gateway area on the
north side of Harmony Road was
purchased by the City as the Arapaho
original 1991 plan to maintain the
character of the river valley.
• The portion of the gateway area on the
south side of Harmony Road was
considered for purchase as a City
Natural Area for Community Separator
and viewshed purposes starting in the
late 1990’s. Habitat was not considered
a significant purpose due to the gravel
mined landscape. The City considered
the opportunity on multiple occasions.
• A large, visually prominent cell phone
tower was built adjacent to the
interchange on the south side
of Harmony Road in the County’s
jurisdiction.
• The City’s 1997 Comprehensive Plan
update known as City Plan designated
Harmony Road as one of four
Enhanced Travel Corridors for
future high-frequency transit in the
long-term structure of the city.
• The City Structure Plan map (City
Plan’s land use map) envisioned a
‘Green Edge’ of the city along the low-
lying southeastern edge of city
including the Gateway Area, suggesting
that development intensity would taper
down to a fairly open and rural
landscape, helping to preserve the
separate identities of Fort Collins and
Timnath.
• The City and County twice extended
Fort Collins’ Growth Management
Area southward from its boundary ½
mile south of Harmony Road at the
time of the original Harmony Corridor
Plan. In 2020, it extends 3½ miles
further south to the SH 392/Carpenter
road interchange area.
• Two Community Separator studies
were conducted, in 1999 and 2003,
describing potential opportunities for
preserving distinct visual and physical
separation and identity of Fort Collins,
Timnath, and Windsor. These studies
were a forum for discussion of
cooperative land use planning among
jurisdictions and property owners.
• The 2003 Fort Collins-Timnath-
Windsor Community Separator
Study specifically identified the Poudre
River floodplain corridor, which forms
a broad swath around the I-
25/Harmony interchange, as a primary
opportunity to keep Fort Collins and
Timnath separate. The Separator
studies generally described possible
implementation actions, which
would require increasing cooperation
development widely promoting I-25 as
“Northern Colorado’s Main Street”.
• Fort Collins’ position in the regional
retail trade area has weakened
significantly since 2001. The City of Fort
Collins faces increasing competition for
regional retail purchases; this has
translated into a decrease in retail sales
inflow and increased retail sales leakage
since 2001.
• Soon after the Separator studies were
completed in 2004, the Town of
Timnath re-designated the east entire
east side of I-25 directly across from the
gateway area for Regional Commercial
development, extending from the
interchange one mile southward,
negating the Separator concepts for
that area. Walmart, Costco, and
associated commercial pads were
developed.
• CDOT conducted an Environmental
Impact Study process evaluating
alternative transportation scenarios for
I-25 and related north-south
transportation facilities between the
Denver Metro area and North Front
Range, showing the Harmony
interchange as a significant hub for
future bus transit.
• Taller buildings began to emerge along
I-25 in Northern Colorado, with an 8-
story hotel constructed near the Larimer
County Events Center and other 6-story
buildings planned nearby.
• Development along the top of the
river valley wall has significantly altered
the potential for scenic views looking
west across the river valley to the
mountains beyond, as described in the
original 1991 plan.
• Property owners, professional
consultants, prospective developers, and
City staff have evaluated several land
use initiatives for the south side of
Harmony Road. These were based on
reclaiming gravel-mined land and ponds,
completely reshaping the floodplain,
developing an activity center, and
exploring possibilities for City purchase
of certain property. These efforts
produced significant information and
understanding, but none led to Harmony
Corridor Plan amendments or land use
actions.
• Most of the property in the Gateway
Area on the south side of Harmony
Road was annexed with the exception
of the existing gas station property.
• Eagle View Natural Area was
VISION FOR THE GATEWAY AREA
Gateway Area Looking West
Overview
Property owners, community members, decision makers, and various other
stakeholders, both public and private, need a shared understanding of how
continuing changes should be channeled to contribute to a positive vision.
The original 1991 Harmony Corridor Plan set a direction and starting point:
to create a community entryway that integrates high-quality development into a
naturalistic landscape with riparian characteristics associated with the river valley.
Office and light industrial uses were encouraged; commercial uses were discouraged
unless they could be shown to blend unobtrusively into the naturalistic setting.
That general direction has remained valid. 29-plus years of changes, new
information, and public discussion have built on that starting point and reaffirmed
the essential ideas to make the most of the unique opportunity to form a Fort Collins
gateway and a special destination over time if land uses change.
The community’s vision for this entryway includes specific acknowledgement that
the whole approach to land use is notably different from typical commercial
development oriented to interstate highway exits. Rather, the vision is to provide
relief from the protypical highway development.
ESSENTIAL HARMONY GATEWAY DESIGN ELEMENTS
Implemented as part of the Harmony Corridor Plan update and related Standards
and Guidelines, ten basic design elements will apply to future development within
the Gateway Area:
1. Naturalistic River Valley Landscape
2. Landscaped Setbacks Along Harmony and I-25 for Visual Image and
Character
3. Unified Harmony Road Gateway Streetscape
4. Fort Collins Entryway Signs
5. Habitat Protection and Mitigation
6. Regional Trail Corridor
7. Mobility Hub
8. Limitations on Commercial Signs
9. Stealth Wireless Telecommunication Facilities
10. Unique Land Use and Development Standards
1. Naturalistic River Valley Landscape
Cottonwood groves, willows, and other native plantings will form the most
dominant aspect of the area’s image as seen by users of Harmony Road and drivers
on I-25. Under this approach, a naturalistic river valley landscape, instead of
buildings and signs, becomes the primary view.
Example of a landscape-dominant entryway corridor where buildings and signs are afforded intermittent visibility
2. Landscaped Setbacks Along Harmony and I-25 for Visual Image and
Character
Where buildings and parking lots are developed, landscaped setback areas will be
provided that average at least 140-190 feet wide along Harmony Road and I-
25.These newly landscaped areas along streets will be designed to screen parked
vehicles and intentionally frame intermittent views of buildings and their signage as
part of the image of buildings sited within a landscape. As such, the setback area can
undulate within the average, with some buildings and parking closer to the roadways
if parking is fully screened and encroaching buildings are well-integrated into the
landscape.
I-25 Landscape Setback Concept
Grading in these setback areas will be informal and have vertical undulation,
reflecting landforms shaped by river movement to complement plantings and
reinforce the naturalistic landscape. Grading should be at a scale perceivable to
drivers at speeds and volumes on Harmony and I-25.
Grading may double as critical floodway and/or drainage facilities and a trail corridor
depending on outcomes of separate efforts regarding floodway changes.
Harmony Streetscape with Naturalistic Landscaping Concept
3. Unified Harmony Road Gateway Streetscape
Perhaps the strongest and most direct impression that can be made for people
moving through or coming to the area is the Harmony Road streetscape.
This streetscape includes the street edges as experienced by users of the street, and
medians. It includes improvements within the City right-of-way and improvements
as part of abutting land uses.
For motorists entering the city, medians and streetscape improvements on the north
side of Harmony Road would have the highest visibility. The landscaped medians
reduce the scale of the large roadway and add beauty.
As much as possible within space constraints, informal groupings of trees including
cottonwoods will span across sidewalks which will be detached and slightly
meandering in conjunction with naturalistic grading.
Harmony Road Streetscape, Landscape Setback Area, and New Street at Park-n-Ride Signal Concepts
4. Fort Collins Entry Sign
Streetscape design projects will explore the most complementary way to include an
entry sign in conjunction with the landscaping. For years, public interest has been
expressed in a clearer message to motorists that they are entering Fort Collins, at all
major highway entry areas.
In the public planning process for the Gateway Area, community members’ input
clearly indicated that any isolated, attention-grabbing sign, monument, sculpture or
similar entry feature is not important in favor of a naturalistic landscape to move
through.
A landscaped native stone sign wall or other complementary entry sign would
reinforce the gateway impression and will be carefully considered, sited and designed
considering relationships to similar initiatives at other City gateways.
5. Habitat Protection and Mitigation
Land use changes will include riparian landscaping that contributes to a larger
continuous corridor of riparian habitat in rural and open lands across the larger
southeast edge of Fort Collins.
City, State, and Federal regulations already govern impacts to existing habitat that
would likely occur with development. They generally emphasize protection,
enhancement, and alternative mitigation of any losses with land use changes.
For example, on the south side of Harmony Road where greater land use changes
may occur, habitat improvements would be required to mitigate expected losses
associated with filling ponds and future development.
Newly created ponds, channels, and landscape areas would be part of the framework
for development and would be extensively landscaped with native river valley
plantings. This would provide a basic degree of urban habitat, mainly for birds and
small aquatic species.
With complete reshaping of the most or all of the landscape, there are apparent
opportunities for improvements to go beyond minimal mitigation of losses and
achieve significant enhancement over unintentional and unsanctioned status of
the habitat that has formed in the gravel-mined landscape.
6. Regional Trail Corridor
A landscaped trail corridor thirty to fifty feet wide (or more) will run like a ribbon
through the south side of Harmony road to assist in linking trails and Natural
Areas to the north and south—the Poudre River Trail in Arapaho Bend Natural
Area on the north, and Fossil Creek Trail in Eagle View in the south.
The corridor will be an integral part of the formative framework of public space
into which buildings and parking lots will fit. The corridor may be located within
required landscape setback areas and should be sited and aligned to maximize the
user experience.
Developers will coordinate with the City on appropriate trail design, including
alignment, width, surface materials and details.
Trail Corridor Concept, North Portion of South Side of Harmony
7. Mobility Hub
City Plan identifies the Harmony interchange area as a ‘Mobility Hub’ recognizing its
long-term potential to offer transfers, drop-offs, a station for bus rapid transit (BRT),
intersecting multi-use trails, and regional bus transit in addition to its park-n-ride
function.
This recognition centers around the TTC; but if any significant development is
brought to fruition on the south side of Harmony as envisioned, it will complement
the functioning of the TTC starting with a BRT stop and a comfortable pedestrian
crossing of Harmony Road. Such development could add options such as car shares,
electric charging, and shuttles to connect across Harmony.
8. Limitations on Commercial Signs
Commercial signs within the gateway area will be consistent with the Plan’s character
elements as well as compliant with the City’s Sign Code. Present code provisions
prohibit off-premise signs (billboards) and place limitations on sign size, height, and
manner of display.
Requests for modifications and/or variances to the Sign Code will be evaluated
against adopted Harmony Gateway policies. Further, any Planned Unit Development
(PUD) application would be required to include a Uniform Sign Program specifying
sign type, heights, sizes, placement and lighting.
9. Stealth Wireless Telecommunication Facilities
Making a provision for wireless telecommunication facilities (typically cell towers)
balances the needs for residents and the travelling public to have adequate
telecommunication services while still protecting key views and upholding the
naturalistic design character of the Gateway. New standards would prohibit
conventional wireless and other telecommunication towers, unless in those cases
where they are screened, roof-mounted equipment or are “stealth” installations
located within church steeples, bell towers, flagpoles, grain silos, structures common
to the area’s landscape or integrated into building architecture.
10. Land Use and Development Standards
South Side of Harmony Road
This 136-acre area has been zoned for development under the Basic Industrial Non-
Retail Employment Activity Center land use designation since 1991, with the
potential for major development if the floodway was to be removed and gravel pit
ponds filled. In 2020, a 10-acre parcel of developable land exists at the southeast
corner of Harmony and Strauss Cabin Roads.
For development to proceed on the south side of Harmony Road beyond the vacant
10-acre parcel, the entire gravel-mined floodplain landscape would need to be
completely reshaped from the current gravel pit configuration, filling the ponds in
conjunction with a solution to contain the floodway.
Naturalistic river valley landscaping dominated by groupings of cottonwoods and
willows would be required to create a significant riparian greenbelt image along
Harmony Road and I-25. This landscaping would complement and contribute to the
larger swath of open and rural lands at this southeast edge of the city and riparian
tree groves on the north side of Harmony Road.
Coverage of streets, buildings and parking lots would be limited to 60% of the site
area, with the remaining 40%comprising he newly created naturalistic landscape
setting. Groupings of evergreen trees would screen parking and help to frame
selective intermittent visibility of buildings and their signage and add winter interest.
Development will form an interesting, walkable mixed-use destination with buildings
brought together along sidewalks and other walkways and outdoor spaces. While
most people will arrive by private vehicle, the pattern will make it convenient and
inviting to ‘park once’ and walk within the area.
Because of the focus on a walkable framework, development would be mutually
supportive of public transportation, by being convenient for walking, transit use,
and bicycling upon arrival.
Buildings Brought Together in a Walkable, Mixed-Use Area
Beyond the visual image, the pattern would reflect multiple community values
regarding livable, sustainable community development. Its character would define it
as a notable gateway to Fort Collins and a unique shopping/employment/living
destination in the region and state.
Mixed Land Uses
A diverse mix of businesses, jobs, and urban housing at relatively high densities,
allowing as many opportunities for cross-use as possible within walking distance.
This mix offers a chance for people to live, work, and visit with minimal
dependency on cars.
Uses could include retail, restaurant, office and institutional buildings, corporate
and light industrial employment, lodging and hospitality uses, and a variety of
urban styles of housing.
The mix of uses would be limited to the following distribution (as a percentage of
net developable acreage):
Residential: 25% minimum
Retail and commercial: 50% maximum
Employment: 25% minimum
(office, light industrial, institutional)
Public Space Framework of Streets
Buildings and parking lots will be fitted into a well-planned framework of public
space, with blocks formed by streets, or pedestrian ‘spines’ adequate to function in
lieu of streets. ‘The term ‘streets’ is inclusive of street-like private drives.
Pedestrian Crossings of Harmony and Strauss Cabin Roads
Prominent pedestrian crossings would be provided at Strauss Cabin & Harmony
Roads for reasonably comfortable east-west and north-south pedestrian
movement throughout the area.
.
Strauss Cabin Pedestrian Crossing Concept at Apartments on West Side
Buildings and Parking Lots
Buildings and their entrances would be brought together along streetfronts that
may combine with a trail corridor and small park and public spaces and define the
district.
Building Fitted in and Brought to Streetfronts
Accordingly, parking would be either distributed along active pedestrian streets,
or consolidated in lots or structures that do not interrupt the pedestrian and visual
environment. Landscape plantings internal to parking lots reflect the overall plant
pallet for the area.
North Side of Harmony Road
The existing land use is likely to remain within a reasonable planning time horizon.
The park-n-ride could potentially expand to a degree or add a parking structure as
part of long-range plans for a transit hub, but its essential footprint, function,
streetscape, and naturalistic landscape are expected to remain consistent with the
overall vision.
At such time that these properties redevelop, the Land Use and Development Standards
described above for the south side of Harmony Road will be apply to the north side
of Harmony Road.
TTC (Park-n-Ride) Landscape Setback Character
The commercial property abutting the interchange, under County jurisdiction,
appears unlikely to request annexation and redevelopment within a planning time
frame. In the meantime, it will remain a reminder of a past era when it was zoned
for commercial uses at an outlying highway exit beyond the City Limits.
Northeast Commercial Corner Abutting the Interchange
DEVELOPMENT STANDARDS TO IMPLEMENT THE STRATEGIES
Architectural, site, landscape and sign plans will be subject to design standards and
guidelines that emphasize a distinct place and image consistent with the vision.
PUBLIC SPACE MANAGEMENT
Trail corridor and other open spaces: ownership, maintenance and liability issues
would have to be negotiated. Retaining significant amounts of open space may
require the expenditure of public funds or a reinvestment of tax dollars created by
the development.
GATEWAY AREA GOALS
Shape the future of the gateway area to:
1. Emphasize opportunities of the river valley setting.
2. Express a positive image, community values, and a distinct local feel.
3. Shape development south of Harmony Road to form a walkable, mixed-use
district south, including diverse businesses, jobs, urban styles of housing and city
amenities.
4. Take advantage of future public transportation systems along Harmony Road
and I-25 by evolving a transit hub.
POLICIES
GW-1 Establish a well-planned and attractive gateway entrance to Fort Collins
at the I-25 interchange, emphasizing the natural scenic qualities of the
area.
GW-2 Protect and enhance the natural resource value of the Cache la Poudre
River.
GW-3 Encourage continued master planning efforts in the gateway area.
GW-4 Establish design standards and guidelines for development in the gateway area
that emphasize scenic and natural resource values.
GW-6 Create networks of open space and trail systems, that incorporate urban
wildlife habitat.
GW-7 Support a balanced transportation system within the context of a pedestrian
district that prioritizes pedestrian, transit and bicycle use as well as driving.
IMPLEMENTATION ACTIONS
The following actions need to be taken by the City to ensure that the gateway section
of the Plan is implemented.
1. PLAN ADOPTION
Gateway Plan amendment adoption by City Council.
2. GATEWAY PLANNING PHASE TWO
The City should continue the gateway planning effort through the following design
and coordination activities:
DESIGN
• Adopt Harmony Corridor Gateway Design Standards and Guidelines.
• Develop and fund a Harmony Road gateway streetscape design.
• Design a Fort Collins entry sign and develop a funding mechanism.
• Develop a conceptual plan for a regional multi-purpose trail.
• Design a naturalistic landscape design for the Harmony and I-25 rights-of-way.
COORDINATION
• Coordinate with the long-range planning efforts of other City departments –
Transportation, Parks and Recreation, Water, Wastewater and Stormwater Utilities.
• Coordinate with the Colorado Department of Transportation in regard to
decommissioning of frontage roads, and landscaping in the highway right-of-way.
purchased immediately south of the area
across Kechter Road.
• An Overall Development Plan (ODP)
was approved for the south side of
Harmony Road based on the
requirement for 75% ‘Primary’ uses
(non-retail employment and institutional
uses). A Convenience Shopping
Center was subsequently approved
under the ODP as a ‘Secondary use’.
The ODP presumes filling of ponds and
complete reshaping of the floodplain.
• An apartment complex was built at the
southwest corner of Strauss Cabin Road.
• Regional traffic volumes continue to
increase on Harmony, Strauss Cabin,
and Kechter Roads.
and decreasing competition for sales
tax among regional cities and towns at
their edges along I-25.
• The retail industry saw the evolution
of “big box” superstores, power
centers, and lifestyle shopping centers,
all serving an increasingly regional
market.
• In 2003, the Larimer County Events
Center and the Centerra Lifestyle
Shopping Center opened.
• Retail/commercial activity and
competition for sales tax has changed
rapidly and becoming increasingly
aggressive along the I-25 corridor. The
interstate has become a focus of
annexations and development, with
advocates of regional metropolitan
Bend Natural Area. (With the
exception of the commercial property
abutting the northwest corner of the
interchange which remains under
County jurisdiction at the present
time.)
• The Transportation Transfer Center
(TTC, aka park-n-ride), was built on
the north side of Harmony Road, by
the City and CDOT (on land
purchased from the Natural Areas
Program). The TTC and Arapaho
Bend implemented ideas described
protected wetland, wildlife and
vegetative areas were described in the
The technical complexity of the water
issues is beyond the scope of this plan,
similar to the floodway issues noted above,
and are interrelated with the floodway
issues.
For planning purposes, at least two of
these ponds should be considered as likely
to be completely changed, with exposed
water significantly reduced by filling and
grading.
The habitat value associated with the
ponds has been increasing with time as
The plan’s direction for additional work
based on ‘Alternative A’ included a listing
of Implementation Actions—giving
direction on the additional work needed.
Over the past 25-plus years, a large body
of that work along with new information,
changed conditions, developer initiatives,
studies and analysis has led to this 2020
amendment which sets forth a vision to
fulfill the direction of the original plan.
uses in the surrounding neighborhoods
are maintained and enhanced. As
business activity expands, new housing
stock of a mix of types and densities is
introduced as integral parts of the
business and industrial parks and mixed
use areas.
effect of attracting other light industries
and office users. The quality of recent
commercial and
Note: The areas shaded in red identify scenario criteria that allow for the highest density/intensity. The
areas shaded in dark green identify criteria that is different from most of the other scenarios, resulting in
less density, more “Gateway” type cultural content, and more environmental/wildlife sensitivity.
commercial areas. The existing, low
density residential uses in the surrounding
neighborhoods are main-
tainedmaintained and enhanced. As
business activ- ityactivity expands, new
housing stock of a mix of types and
densities is introduced as integral parts of
the business and indus- trialindustrial
parks and mixed use areas.
easareas except in specified areas where a
mix of residential and commercial uses are
encouraged in a live-work environment.
All residential areas are encouraged to
include a mix of single family and multi-
family dwelling units of differing types
and densities. Other uses such as parks
and schools are also expected to develop
in the future to serve the expand-
ingexpanding residential areas.
Since the late 1970’s, development in the
Harmony Corridor has been especially
attractive and sensitive to the unique char-
acteristics and importance of the area.
The decision by Hewlett-Packard to lo-
cate in this corridor has had the positive
effect of attracting other light industries
and office users. The quality of recent
commercial and
POLILCIESPOLICIES PLAN (1979),
an element of the City’s
COMPREHENSIVE PLAN, is the offi-
cial statement of long range planning
policy regarding a broad variety of land
use planning issues including growth
management,
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surrounding neighborhoods are main-
tained and enhanced. As business activ-
ity expands, new housing stock of a mix
of types and densities is introduced as
integral parts of the business and indus-
trial parks and mixed use areas.
compact shopping centers.
Transitional land uses or areas are also
provided for in the Plan to be located
between residential and commercial ar-
eas except in specified areas where a mix
of residential and commercial uses are
encouraged in a live-work environment.
All residential areas are encouraged to
include a mix of single family and multi-
family dwelling units of differing types
and densities. Other uses such as parks
and schools are also expected to develop
in the future to serve the expanding
residential areas.
Since the late 1970’s, development in the
Harmony Corridor has been especially
attractive and sensitive to the unique char-
acteristics and importance of the area. The
decision by Hewlett-Packard to lo- cate in
this corridor has had the positive effect of
attracting other light industries and office
users. The quality of recent commercial and
POLILCIES PLAN (1979), an element
of the City’s COMPREHENSIVE
PLAN City Plan, the City’s
COMPREHENSIVE PLAN, is the
official statement of long-range planning
policy regarding a broad variety of land
use planning issues including growth
management,