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Home My WebLink AboutMemo - Read Before Packet - 07/08/2025 - Memorandum from Sylvia Tatman-Burruss re: Updated Presentation and Recommendation Tables for July 8, 2025 Land Use Code Item 1 Memorandum Date: July 8, 2025 To: Mayor and City Councilmembers Through: Kelly DiMartino, City Manager Tyler Marr, Deputy City Manager From: Sylvia Tatman-Burruss, Policy and Project Manager, City Managers Office, statman-burruss@fcgov.com Subject: Updated Presentation and Recommendation Tables for July 8, 2025 Land Use Code Item Purpose: The purpose of this memorandum is to clarify recommended Land Use Code updates in easily readable tables and add those as additional slides to the power point presentation. Attached is an updated power point with the following additional slides and one minor text edit:  Slide 12: Potential TOD Zone Boundaries  Slide 14: Proposed recommendations table for the Transit Oriented Development Overlay District (TOD)  Slide 18: Proposed recommendations table for the Harmony Corridor and Employment Zone Districts  Additional backup slides to clarify changes for Building Types & Design Standards, Change of Use, and a map of the TOD to illustrate 1000-foot buffers for the proposed gas station location change  Slide 16: Under “Proposed Changes” added “calculation” to the 3rd bullet Proposed Recommendation Tables by Topic Area: Transit-Oriented Development (TOD) Overlay Recommendations Recommendation Number Recommendation TOD 1 Allow 5-story standalone residential within the General Commercial zone TOD 2 Subdivide the existing TOD Overlay into Zones A, B, and C Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405 2 Harmony Corridor (HC) and Employment Zone (E) Recommendations Recommendation Number Recommendation HC/E 1 Adjust to a 50:50 primary/secondary use split HC/E 2 Allow standalone residential to replace existing parking lots (will not count towards ratio) HC/E 3 Codify primary/secondary use split calculation methodology HC/E 4 Allow primary use exceptions for mixed-use buildings when: • Primary uses occupy at least 25% of the ground floor • Non-residential secondary uses may occupy 100% of the ground floor HC/E 5 Allow residential buildings to be a maximum of six (6) stories (increased from 3 stories) TOD 3 Limit new Gasoline Stations (gas stations) within 1000’ of MAX Stations, other existing gas stations, and Convenience Stores with Fuel Sales in TOD Zones A and B TOD 4 Prohibit new enclosed mini-storage use except when in a two-story building in entire TOD Overlay TOD 5 Prohibit new boat sales with storage use in entire TOD Overlay TOD 6 Eliminate parking minimums in the entire TOD Overlay but retain maximums for surface parking. Set a maximum contiguous surface parking lot allowance at 2.0 acres, inclusive of circulation and landscaping. Introduce additional site design standards such as requiring parking lots to be bound on at least two sides by streets (public and/or private) Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405 3 Building Types & Design Standards Recommendation Number Recommendation BTDS 1 Add Non-Residential Building Types ‘Shopfront’ and ‘General’ to the Land Use Code. Shopfront Building Type replaces existing Mixed-Use Building Type BTDS 2 Consolidate, clarify and update standards within Land Use Code Articles 3 and 5 BTDS 3 Convert text standards to illustrations and tables whenever possible Change of Use Recommendation Number Recommendation CU 1 Clearly delineate which proposed site or building changes require a Micro/Parkway Landscape Amendment, Minor Amendment, and Major Amendment. CU 2 Codify and define Micro Amendment CU 3 Add section that delineates minimum required site improvements for each type of Amendment. Extent of required site improvements is commensurate with level of review. No site improvements are required for projects that require no amendment. CC: Caryn Champine, Director, PDT Clay Frickey, Sr. Manager, City Planning Megan Keith, Senior Planner Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405 Headline Copy Goes Here • July 8, 2025 The Future of Commercial Corridors and Centers Land Use Code Updates Megan Keith, Sylvia Tatman-Burruss Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405 Headline Copy Goes Here 2 Questions 1. What questions do Councilmembers have regarding the proposed Land Use Code changes? 2. What feedback do Councilmembers have on the timeline or other considerations for the Land Use Code update? Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405 Headline Copy Goes HereWhat is the Focus of this update? The Future of Commercial Corridors and Centers: Land Use Code Updates The Future of Commercial Corridors and Centers is focused on updating the Land Use Code governing commercial zone districts, corridors and development standards to ensure they align with current city policies and community needs. •Advancing the City’s 15-Minute City goals •Aligning with existing City policy plans •Balancing desired outcomes •Adding clarity to the City's Development Review Process 3 Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405 Headline Copy Goes Here 4 Structure Plan P P P P P P Priority Place Types Designated in City Plan Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405 Headline Copy Goes Here 5 Purpose of the Land Use Code Updates: To Align the LUC with Adopted City Plans and Policies Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405 Headline Copy Goes Here Project Schedule & Public Process 6 Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405 Headline Copy Goes Here 7 Timeline 2024 DecemberNovemberOctoberSeptember 2025 JulyJuneMay AprilMarchFebruaryJanuary Project Work Begins Focus Groups StartCommunity Engagement Kick-Off Staff and Consultant Code Iteration Finalize Scope Draft Refinement Council Work Session Council Work Session Council Work Session Focus Group Summary Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405 Headline Copy Goes Here Guiding Principles and Project Focus 8 Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405 Headline Copy Goes Here 9 Council Priority Council Priority No. 1:Operationalize City resources to build and preserve affordable housing Council Priority No. 3: Advance a 15-minute city by igniting neighborhood centers Council Priority No. 4:Pursue an integrated, intentional approach to economic health Council Priority No. 8:Advance a 15-minute city by accelerating our shift to active modes Guiding Principles Enable more housing and mixed-use buildings, especially along roads with frequent bus service Create resilient commercial and employment centers that are adaptable to future needs Create clearer building and site design standards that promote transit use, walking, and rolling along roads with frequent bus service Improve predictability of the Land Use Code, especially to support small business owners Updated after November Work Session Updated after November Work SessionAc t i v e M o d e s 8 Af f o r d a b l e h o u s i n g 1 Ec o n o m i c H e a l t h 4 Ig n i t e N e i g h b o r h o o d Ce n t e r s 3 Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405 Headline Copy Goes Here 10 Transit Oriented Development Overlay •Purpose of TOD Overlay: Modify the underlying zone districts south of Prospect Road to encourage land uses and densities that enhance and support transit. • The TOD Overlay offers height bonuses if projects meet various criteria. • However, with current market conditions, the incentives offered by the TOD Overlay are not economically feasible for producing mixed-use development. • Permitted land uses in the TOD: gas stations, self-storage, drive-thru restaurants, drive-thru pharmacies, car washes, drive-thru banks & credit unions, amongst others. • Some currently allowed uses may not align with the vision of the TOD overlay. Enable more housing and mixed-use buildings, especially along roads with frequent bus service Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405 Headline Copy Goes HereRecommended Land Use Code Changes 11 Guiding Principle: Enable more housing and mixed-use buildings, especially along roads with frequent bus service. Current Code • Standalone residential is limited to 4 stories in the General Commercial zone district • TOD allows three types of bonuses: • 1 Story bonus for Residential Mixed-Use Building. • 2 Story bonus for Residential Mixed Use and Affordable Housing • 3 Story bonus for Residential Mixed Use, Affordable Housing and Structured Parking • Many standalone auto-oriented uses are allowed within the TOD • Parking requirements for nonresidential uses include a parking minimum and a parking maximum Proposed Changes • Allow 5-story standalone residential within the General Commercial zone • Subdivide the existing TOD to better respond to different contexts • Limit new gas stations within 1000’ of MAX Stations, other gas stations, and Convenience stores with fuel sales in specified subareas of the TOD • Require additional design standards for auto-oriented uses • Eliminate parking minimums in the TOD • Retain maximums for surface parking, minimize or hide impacts of surface parking through form and design Example • A project within General Commercial (CG) Zone District and within the TOD could be up to 8 stories if all bonuses applied • Could be up to 5 stories as standalone residential • No parking minimums required for commercial and already no parking minimums for multi-unit buildings (State law) Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405 Headline Copy Goes Here 12 Potential TOD Zone Boundaries TOD Zone Boundaries Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405 Headline Copy Goes Here 13 Spectrum of Options Retain Existing Standards Enables less Housing and Mixed-Use in Transit Corridors Tensions: Not achieving Council or Other City Priorities Residential • Allow 5-story standalone residential Auto-Centric Uses • Limit certain auto-centric uses Parking • Eliminate parking minimums in the TOD • Retain maximums for surface parking • Subdivide the existing TOD Overlay to better respond to existing context Residential • Standalone residential is limited to 4 stories in the General Commercial zone district Auto-Centric Uses • No limitation on any permitted uses within the TOD Parking • Retain parking minimums and maximums for non-residential uses Current Draft Code Residential • Allow a different base height for standalone residential in the General Commercial zone Auto-Centric Uses • Disallow new auto-oriented uses Parking • Eliminate parking minimums everywhere (including and outside the TOD) Guiding Principle: Enable more housing and mixed-use buildings, especially along roads with frequent bus service Enables more Housing and Mixed-Use in Transit Corridors Tensions with Council or Other City Priorities Options to Dial Further Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405 Headline Copy Goes Here 14 Proposed Recommendations Transit-Oriented Development (TOD) Overlay Recommendations Recommendation Recommendation Number Allow 5-story standalone residential within the General Commercial zoneTOD 1 Subdivide the existing TOD Overlay into Zones A, B, and CTOD 2 Limit new Gasoline Stations (gas stations) within 1000’ of MAX Stations, other existing gas stations, and Convenience Stores with Fuel Sales in TOD Zones A and B TOD 3 Prohibit new enclosed mini-storage use except when in a two-story building in entire TOD Overlay TOD 4 Prohibit new boat sales with storage use in entire TOD OverlayTOD 5 Eliminate parking minimums in the entire TOD Overlay but retain maximums for surface parking. Set a maximum contiguous surface parking lot allowance at 2.0 acres, inclusive of circulation and landscaping. Introduce additional site design standards such as requiring parking lots to be bound on at least two sides by streets (public and/or private) TOD 6 Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405 Headline Copy Goes Here 15 Harmony Corridor & Employment Zones Employment Zoning in Fort Collins - Employment (E) - Harmony Corridor (HC) •Secondary Uses: • Residential uses (with some exceptions) • Convenience shopping centers • Standard restaurants • Limited indoor recreation use and facility • Child Care Centers • And Others •Primary Uses: • Offices, financial services & clinics • Long term care facility • Medical centers/clinics • Light industrial • Mixed-use Dwellings • And Others Create resilient commercial and employment centers that are adaptable to future needs The Harmony Corridor District is intended to implement the design concepts and land use vision of the Harmony Corridor Plan - that of creating an attractive and complete mixed-use area with a major employment base.Mulberry Vine Prospect Drake Horsetooth Harmony Trilby Ta f t Sh i e l d s Co l l e g e Le m a y Ti m b e r l i n e Zi e g l e r • Current primary/secondary use requirements could impair mixed-use corridor strategies and policies. • Demand for new office space has continued to decline following the COVID-19 Pandemic. Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405 Headline Copy Goes HereRecommended Land Use Code Changes 16 Guiding Principle: Create resilient commercial and employment centers that are adaptable to future needs. Current Code • Harmony Corridor and Employment districts require a 75:25 split for primary/secondary uses • Standalone residential is currently limited • Calculating the ratio is currently confusing and cumbersome • Consistent methodology for ratio calculation is not codified Proposed Changes • Allow a 50:50 primary/secondary use split • Allow standalone residential to replace existing parking lots • Codify primary/secondary use split calculation • Allow greater flexibility for mixed-use buildings Example • Harmony Tech Park is currently maxed out for secondary uses • Proposed changes would open substantial area of land for housing • Maintains importance of employment land, but increases mix of uses (particularly housing) • Advances 15-minute city goals for mixed-use development Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405 Headline Copy Goes Here 17 Spectrum of Options Retain Existing Standards Enables less adaptability and resilience in employment centers Tensions: Not achieving Council or Other City Priorities • Adjust primary/secondary use ratio to 50:50 • Increases ability for more secondary uses (housing) • Retain primary/secondary use ratio as-is (75:25) • Very limited additional secondary uses built (housing) Current Draft Code • Eliminate primary/secondary use ratio • Adjust to a different ratio Guiding Principle: Create resilient commercial and employment centers that are adaptable to future needs Enables more adaptability and resilience in employment centers Tensions with Council or Other City Priorities Options to Dial Further Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405 Headline Copy Goes Here 18 Proposed Recommendations Harmony Corridor (HC) and Employment Zone (E) Recommendations Recommendation Recommendation Number Adjust to a 50:50 primary/secondary use splitHC/E 1 Allow standalone residential to replace existing parking lots (will not count towards ratio)HC/E 2 Codify primary/secondary use split calculation methodologyHC/E 3 Allow primary use exceptions for mixed-use buildings when: • Primary uses occupy at least 25% of the ground floor • Non-residential secondary uses may occupy 100% of the ground floor HC/E 4 Allow residential buildings to be a maximum of six (6) stories (increased from 3 stories)HC/E 5 Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405 Headline Copy Goes Here 19 Building Types & Design Standards • The LUC currently does not include non-residential building types or provide additional configurations of mixed-use buildings (Article 3 of the LUC) • Article 5 of the LUC (General Development and Site Design) includes the standards that influence building placement and site design, building standards, circulation and connectivity standards, bus stop design standards, etc. –standards that influence the pedestrian, multi-modal, and transit experience. Create clearer building and site design standards that promote transit use, walking, and rolling along roads with frequent bus service Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405 Headline Copy Goes Here 20 Recommended Land Use Code Changes Refine Mixed-Use Building Type/Develop new Non-Residential Building Types Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405 Headline Copy Goes Here 21 Recommended Land Use Code Changes Consolidate, clarify, and update building standards Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405 Headline Copy Goes Here 22 Recommended Land Use Code Changes Consolidate, clarify, and update building standards Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405 Headline Copy Goes Here 23 Change of Use Process • A change of use means the act of changing the occupancy of the building or land to a different use • Under the current process, businesses are required to comply with the LUC, with a few exceptions • Traditionally, the Land Use Code has relied on an 'all-or-nothing' approach to site upgrades • The Director may grant a waiver for a few standards only Improve predictability of the Land Use Code, especially to support small business owners Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405 Headline Copy Goes HereRecommended Land Use Code Changes 24 Guiding Principle: Enable more housing and mixed-use buildings, especially along roads with frequent bus service. Proposed Changes • Clarify the definitions of minor and major amendments and codify micro- amendments (not currently defined in the LUC) • Clearly delineate when no amendment, a micro, minor, or major amendment is required. • Eliminate the concept of a separate ‘change of use’ process and restructure process and upgrade requirements based on whether site or building changes are proposed. If no changes are proposed to the site or exterior of the building, site upgrades are not required. • Specific site improvements are based on level of review required (micro, minor or major amendment) Example MOD Pizza - 1013 Centre Ave • Former gas station converted to pizza restaurant • Went through minor amendment With proposed changes: • Project could have proceeded to tenant finish/building permit without requiring a minor amendment • Subsequent updates like building expansion or site changes would require a minor amendment Other Change of Use Options Studied • Require site upgrades based on the cost of the proposed project • Developing improvement plans that could be applied over time 2014 2025 Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405 Headline Copy Goes HerePotential Impact of Code Updates 25 Preliminary Analysis of 2023 Data: • There were 152 Minor or Micro- Amendments in 2023 • If the proposed updates to the change of use process were in place: •Around 35% of those amendments would shift down a level of review or not require a development review process at all Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405 Headline Copy Goes Here 26 Timeline 2026 January 2025 DecNovOctSepAugustJulyJuneMay AprilMarchFebJanuary Focus Groups Start June – August 2025: Boards and Commissions Roadshow Draft Refinement September 2025: First and Second Reading of Code Council Work Session Council Work Session Focus Group Summary Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405 Headline Copy Goes Here 27 Questions 1. What questions do Councilmembers have regarding the proposed Land Use Code changes? 2. What feedback do Councilmembers have on the timeline or other considerations for the Land Use Code update? Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405 Headline Copy Goes Here Thank you! 28 Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405 Headline Copy Goes Here Additional Slides 29 Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405 Headline Copy Goes Here 30 Proposed Recommendations Building Types & Design Standards Recommendation Recommendation Number Add Non-Residential Building Types ‘Shopfront’ and ‘General’ to the Land Use Code. Shopfront Building Type replaces existing Mixed-Use Building Type BTDS 1 Consolidate, clarify and update standards within Land Use Code Articles 3 and 5BTDS 2 Convert text standards to illustrations and tables whenever possibleBTDS 3 Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405 Headline Copy Goes Here 31 Proposed Recommendations Change of Use Recommendation Recommendation Number Clearly delineate which proposed site or building changes require a Micro/Parkway Landscape Amendment, Minor Amendment, and Major Amendment. CU 1 Codify and define Micro AmendmentCU 2 Add section that delineates minimum required site improvements for each type of Amendment. Extent of required site improvements is commensurate with level of review. No site improvements are required for projects that require no amendment. CU 3 Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405 Headline Copy Goes Here 32 • Gas Stations and Other Auto-Centric Uses: Subarea A Subarea BSubarea C New gas stations allowed with spacing requirement: Prohibited within 1000’ of a MAX Station, other Gasoline stations,and Convenience stores with fuel sales. No spacing requirement for gas stations Enclosed mini- storage: only allowed in buildings with at least 2 stories Boat sales with storage: prohibited Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405 Headline Copy Goes Here 33 1000-foot Buffers in TOD Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405 Headline Copy Goes Here 34 Existing Mixed-Use Building Type Docusign Envelope ID: 7AD01629-0B5E-432A-B152-5926066BF405