HomeMy WebLinkAbout2022CV30661 - Sanctuary Field Neighborhood Network, et al, v. Council of the City of Fort Collins - 002.2 - Exhibit A
DATE FILED: October 4, 2022 8:10 PM
FILING ID: 88F2085A71B33
CASE NUMBER: 2022CV30661
Northwest Subarea Plan
Adopted December 19, 2006
Advance Planning
281 North College Avenue
Fort Collins, CO 80524
970-221-6376
www.fcgov.com/advanceplanning
Planning Department
200 West Oak Street
Fort Collins, CO 80521
970-498-7683
www.larimer.org
For additional copies, please download from our
websites, or contact us using the information above.
Northwest Subarea Plan
i
Acknowledgments
PROJECT MANAGERS
Larimer County
Russell Legg, Chief Planner
City of Fort Collins
Timothy Wilder AICP, City Planner
CITY OF FORT COLLINS
City Council
Doug Hutchinson, Mayor
Karen Weitkunat, Mayor Pro-Tem
Diggs Brown
Kurt Kastein
Ben Manvel
Kelly Ohlson
David Roy
Planning & Zoning Board
David Lingle, Chairperson
Matt Fries
Judy Meyer
Ruth Rollins
Brigitte Schmidt
Andy Smith
Butch Stockover
Executive Staff
Darin Atteberry, City Manager
Gregory Byrne, Director of CPES
Joe Frank, Director of Advance Planning
Cameron Gloss, Director of Current Planning
John Stokes, Director of Natural Resources
Mark Jackson, Interim Director of Transportation
Paul Eckman, Deputy City Attorney
Mark Sears, Environmental Program Manager
LARIMER COUNTY
Board of County Commissioners
Kathay Rennels
Karen Wagner
Glenn Gibson
Planning Commission
Jeff Boulter
Mina Cox
Gerald Hart
Kristen Karabensh
Roger Morgan
Brian Oppenheimer
Duane Pond
Jason Waldo
Nancy Wallace, Chairperson
Executive Staff
Frank Lancaster, County Manager
Larry Timm, Planning Director
Marc Engemoen, Public Works Director
Naomi O’Conner, Customer Service
MEMBERS OF THE PUBLIC
Many members of the neighborhoods and public
participated in this planning effort. Thank you to all
members of the public who contributed to this plan.
Northwest Subarea Plan
ii
TECHNICAL ADVISORY COMMITTEE
City Staff
Anne Aspen, City Planner
David Averill, Transportation Planning
Roger Buffington, Utility Development Manager
Katy Carpenter, GIS Programmer/Analyst
Dan DeLaughter, Civil Engineer I
Craig Foreman, Park Planning & Development
Becca Henry, Urban Designer
Susan Lehman, Administrative Support
Clark Mapes AICP, City Planner
Bob Micek, Electric System Engineering Manager
Doug Moore, Environmental Planner
Sue Paquette, Civil Engineer II
Glen Schlueter, Civil Engineer III
Bob Smith, Water Planning & Development
Ken Waido, Chief Planner
Pete Wray AICP, Senior City Planner
County Staff
Rex Burns, County Drainage Project Engineer
Porter Ingram, Planner
Naomi O’Conner, Customer Service Advisor
Mark Peterson, County Engineer
CSU
Brian Chase, Director of Facilities Management
Steve Hultin, Engineering, Trades & Utilities
PSD
John Little, Planning Design & Construction
CONSULTANT TEAM
Clarion — Lead Planning Firm
Ben Herman, AICP
Chris Duerksen
Lesli Kunkle Ellis, AICP
Amy Kacala
Molly Mowery
Catalyst Consulting - Facilitation
Barbara Lewis
Alchemy — Vision Graphic
Kriss Whitman
Chris Chopyak
Ray Real Estate — Economic
Arnold Ray
BHA — Charrette Graphics
Bruce Hendee
Eric Howard
Northwest Subarea Plan
iii
Table of Contents
Chapter 1- Introduction........................................... 1
Purpose of this Plan.............................................. 1
Plan Contents....................................................... 1
About the Northwest Subarea .............................. 2
Northwest Subarea Issues..................................... 3
The Planning Process........................................... 6
Chapter 2 - Vision & Key Strategies......................... 9
Vision: What This Area Should be in the Future.. 9
Vision Tomorrow ................................................. 9
Key Strategies..................................................... 10
Chapter 3 - Land Use Framework.......................... 11
Overview........................................................... 11
The Framework Plan.......................................... 11
Guide to Future Land Uses................................. 11
Residential Categories........................................ 13
Non-Residential Categories................................ 18
Public Uses........................................................ 22
Chapter 4 - Open Lands & Trails .......................... 23
Overview........................................................... 23
The Open Lands & Trails Plan............................ 23
Open Lands........................................................ 23
Trails.................................................................. 25
Chapter 5 - Transportation.................................... 29
Overview........................................................... 29
The Transportation Plan..................................... 29
Chapter 6 - Goals, Policies, & Strategies .............. 31
Introduction ....................................................... 31
Community and History..................................... 31
Land Use and Neighborhoods............................ 32
Open Lands and Natural Areas......................... 35
Parks, Recreation, and Trails.............................. 37
Transportation.................................................... 39
Utilities and Services.......................................... 40
Appearance and Design..................................... 42
Chapter 7 - Guidelines for the Urban/Rural Edge . 43
1. Steps to Prepare a Plan for the Site................ 44
2. Residential Foothills District.......................... 45
3. Urban Estate District ..................................... 46
4. Design and Placement of Buildings............... 47
5. Landscape Design and Environment............. 48
Chapter 8 - Action Plan..........................................49
Overview............................................................49
Types of Actions.................................................49
Key Strategies of this Plan...................................49
Roles and Responsibilities ..................................49
Action Plan.........................................................51
Appendices
A. Existing Conditions & Issues ..............................55
Overview............................................................55
The People & Neighborhoods
of the Northwest Subarea ...................................55
Land Use and Development...............................58
Commercial/Industrial Market Analysis ..............61
Environmental Features & Natural Areas...........63
Parks, Recreation, & Trails..................................64
Transportation and Access..................................65
Schools...............................................................67
Water and Sewer................................................67
Stormwater Management &
Floodplain Administration..................................68
Electricity............................................................69
Public Safety.......................................................69
Other Issues........................................................70
B. Related Plan & Policy Summary.........................81
Community Plans ...............................................81
Adjacent Area Plans ...........................................84
Parks and Open Space Plans..............................87
Transportation Plans...........................................89
Utility Plans........................................................90
C. Citizen-based Land Conservation Initiatives......91
Introduction........................................................91
Contents.............................................................91
Project Examples ................................................91
Resources...........................................................92
D. A Guide to Annexation......................................95
Introduction........................................................95
What is the Growth Management
Area (GMA)?.......................................................95
E. Taft Hill Workshop Results.................................97
Overview............................................................97
Design Workshop Process..................................97
Recommendations............................................103
F. Adoption Resolutions .......................................105
Northwest Subarea Plan
iv
Table of Figures
Figure 1 - Plan Area & Context................................ 1
Figure 2 - Participation Map.................................... 8
Figure 3 - Vision Tomorrow ................................... 10
Figure 4 - Key Strategies......................................... 10
Figure 5 - Framework Plan ..................................... 12
Figure 6 - Residential Foothills location
on the Framework Plan................................... 13
Figure 7 - Urban Estate location on the Framework
Plan................................................................. 14
Figure 8 - Low Density Mixed-Use Residential
location on the Framework Plan. .................... 15
Figure 9 - Recommended Locations for RL and
LMN Zone Districts in the Low Density
Mixed-Use Residential Area............................ 17
Figure 10 - Employment district location
on the Framework Plan................................... 18
Figure 11 - Commercial Limited location
on the Framework Plan .......................................... 18
Figure 12 - Land Use Summary
for Potential Development.............................. 21
Figure 13 - Soldier Creek Locator........................... 26
Figure 14 — Open Lands & Trails Plan.................... 27
Figure 15 — Transportation Plan.............................. 30
Figure 16 - Example of Site Analysis for the
Residential Foothills Area
(west of Overland Trail) .................................. 44
Figure 17 — Example of 76-acre site
with 76 units................................................... 45
Figure 18 — Example of a 33-acre site
with 66 Units .................................................. 46
Figure 19 - Roles and Responsibilities for
Implementing the Northwest Subarea Plan ..... 50
Figure 20 - Action Plan Summary........................... 51
Figure 21 - Age Distribution of Residents
within the Subarea ..................................................55
Figure 22 - Census Block Groups
of the Northwest Subarea .......................................56
Figure 23 - Housing Characteristics
by Census Block Group..........................................56
Figure 24 - Existing Subdivisions Characteristics.....59
Figure 25 - Summary of Existing Land Use
within the Subarea..................................................60
Figure 26 - Northwest Subarea Land Ownership....60
Figure 27 — Map A-1 Planning Area........................71
Figure 28 — Map A-2 Subdivisions..........................72
Figure 29 — Map A-3 Existing Land Use..................73
Figure 30 — Map A-4 City Structure Plan.................74
Figure 31 — Map A-5 Current Zoning......................75
Figure 32 — Map A-6 Land Ownership....................76
Figure 33 — Map A-7 Natural Habitat & Features....77
Figure 34 — Map A-8 Existing Transportation
& Trails...................................................................78
Figure 35 — Map A-9 Water & Sewer Utilities.........79
Figure 36 — Map A-10 Water Features
& Floodplains .........................................................80
Figure 37 — GMA Boundary....................................95
Figure 38 - Example of How the Annexation
Process Applies to a Parcel of Land ........................96
Figure 39 - Taft Hill Workshop Study
Area Boundary........................................................97
Figure 40 - Taft Hill Workshop Null
(leave as is) Option.................................................99
Figure 41 - Taft Hill Workshop Option 1..............100
Figure 42 - Taft Hill Workshop Option 2..............101
Figure 43 - Taft Hill Workshop Option 3..............102
Northwest Subarea Plan
Chapter 1 - Introduction 1
Chapter 1
Introduction
Purpose of this Plan
The Northwest Subarea Plan, initiated by the City of
Fort Collins and Larimer County, represents a joint
planning effort of the City and County involving
residents, landowners, businesses in the area, and
other interested parties to create a shared vision and
plan for the future.
The City and County have a history of joint subarea-
level planning to achieve a finer level of detail in
goals, policies, and land use planning for areas
within the Growth Management Area (GMA)
boundary. This boundary, established in 1980
through a formal agreement between the City and
County, represents the planning area for the City.
Each subarea-level plan is distinct and public-driven.
Extensive public involvement–including Northwest
Subarea residents, landowners, businesses, and
others–shaped the priorities and policies of this
Plan. It establishes a focused “roadmap” for the
area’s future through clearly defined goals, policies,
and strategies. An overarching theme of this Plan is
to retain and enhance the area’s existing character.
This Plan, strongly based in citizen involvement,
takes major strides in helping achieve that aim.
Figure 1 - Plan Area & Context
Source: Clarion Associates
Plan Contents
This Plan consists of the following chapters and
appendices:
VISION & KEY STRATEGIES
Chapter 2 contains a concise “big ideas” statement
and graphic image representing the shared vision for
the future of the area, as defined by citizens and
members of the public who participated. It also
contains key strategies to achieve the vision.
LAND USE FRAMEWORK PLAN
Chapter 3 contains the Framework Plan, both the
plan map and descriptions for each category it
displays. The Framework Plan illustrates future land
use patterns, and identifies locations for
recommended open lands conservation and gateway
enhancement in the Subarea.
OPEN LANDS & TRAILS PLAN
Chapter 4 contains the Open Lands and Trails Plan.
The map and descriptions identify and discuss future
locations for the conservation of open lands and
creation of trail connections.
The Open Lands and Trails Plan proposes connections to the
Foothills Trail, protection of natural features, among other
recommendations. (See Chapter 4 on page 23.)
TRANSPORTATION PLAN
Chapter 5 contains the Transportation Plan map and
describes the long-term improvements to the
transportation system of the area–its streets, bicycle
routes, and transit stops and service.
Northwest Subarea Plan
2 Chapter 1 - Introduction
GOALS, POLICIES, STRATEGIES
Chapter 6 provides the goals, policies, and strategies
of this Plan for each of its main subjects:
Community and Culture;
Land Use and Neighborhoods;
Open Lands and Natural Areas;
Parks, Recreation, and Trails;
Transportation;
Utilities and Services; and
Appearance and Design.
The Goals state what the neighborhoods hope to
accomplish over the life of this Plan. This includes a
variety of subjects–from open space, to
development patterns, to trails.
The Policies describe the specific course or direction
to achieve the goals of this Plan. They provide
ongoing guidance to elected and appointed officials,
staff, citizens and neighborhood groups, businesses,
and others about investments and development
patterns.
The Strategies are the specific actions the City,
County, and others will take to implement this Plan
and its policies.
GUIDELINES FOR THE URBAN/RURAL EDGE
Chapter 7 contains residential design guidelines for
the Residential Foothills and Urban Estate districts in
the Northwest Subarea at the urban/rural edge. The
guidelines provide direction to the City, County,
developers, and residents about how future
development can help retain the area’s character
through design.
See Chapter 7 on page 43 for Guidelines at the Urban/Rural
Edge for design recommendations for Residential Foothills
and Urban Estate districts.
ACTION PLAN MATRIX
Chapter 8 contains a list of strategies, assigns
responsibility for implementing them, and identifies
priorities. It also outlines various roles and
responsibilities to carry out this Plan.
APPENDICES
This Plan contains detailed information on the
Subarea and the planning process in the following
appendices:
Appendix A: Existing Conditions and Issues;
Appendix B: Related Plan and Policy Summary;
Appendix C: Citizen-Based Land Conservation
Initiatives;
Appendix D: Guide to Annexation;
Appendix E: Taft Hill Workshop Results; and
Appendix F: Adoption Resolutions.
About the Northwest Subarea
The Northwest Subarea is an area of 2,680 acres (4.3
square miles) located northwest of the City of Fort
Collins. (See Figure 1 — Plan Area & Context on page
1.) It is bounded to the north by the community of
Laporte, to the west by the foothills and the CSU
Foothills Campus, to the south by West Mulberry
Street, and to the southeast by the city of Fort Collins
in a “staircase” pattern that runs northeast from City
Park Nine Golf Course to West Vine Drive.
Approximately 5,200 residents currently live within
the planning area.
Small farms and agricultural buildings are a distinct feature
of the landscape and character of the Northwest Subarea.
The Northwest Subarea has been within Fort Collins’
Growth Management Area (GMA) since 1980.
Because it is in the GMA, it is part of the City’s
planning area and is intended to be annexed
eventually. For this reason, the County’s Master Plan
Northwest Subarea Plan
Chapter 1 - Introduction 3
does not address land uses within the GMA. While
GMAs are established to make potential annexation
areas of cities clear, it does not necessarily mean that
all land within a GMA will be annexed into the
municipality. The annexation process is regulated by
certain rules and eligibility criteria. (See Appendix D
on page 95 for more information about how and
when annexation occurs.) In the Northwest Subarea,
the majority of the land (85%) is within
unincorporated Larimer County and will likely
remain in county jurisdiction for many years unless it
becomes eligible for annexation.
Northwest Subarea Issues
The following sections provide an overview of the
Northwest Subarea–the conditions, key issues and
opportunities that shape the priorities and policies of
this Plan. The information presented below is
intentionally brief; detailed descriptions of the
background information summarized below are
located in Appendix A: Existing Conditions and
Issues on page 55. Appendix A also contains related
inventory maps.
COMMUNITY AND HISTORY
While agricultural activity does not have the
economic prevalence it once did in the area, the
irrigation ditches and fields still define the history and
character of the area. Numerous historic farm
homesteads and barns are eligible for inclusion on
the National Historic Register. Overland Trail and
Cherokee Trail are historic trails or transportation
routes that once traversed the area. While the trails
are no longer visible, they left a lasting path for the
area’s history.
This Plan contains strategies for highlighting the
historic structures and trails through historic
inventory and interpretative signage.
Only a small number of subdivisions in the area are
governed by formal organizations, such as
Homeowners’ Associations, and many residents
appreciate the independence as well as the tradition
of a low level of government service and oversight.
When residents want change, they make it happen
through locally-initiated actions. For instance, the
Northwest Neighbors, a group of residents
throughout the Subarea, recently organized to plan
trail improvement projects and apply for grants to
fund projects.
The Michaud Farm in the northwest portion of the subarea
has been operating since the late 1870s.
This Plan recommends that this self-reliant tradition
of the area continue; the City and County assist with
services and other improvements or recommend
local financing methods in response to neighborhood
or resident requests for assistance.
OPEN LANDS AND NATURAL AREAS
Several natural features contribute to the scenery,
natural diversity, and open feel enjoyed by residents
and wildlife. First, the Poudre River skirts the
northeastern edge of the area, providing wildlife
habitat, open space, and recreation opportunities.
Second, the foothills at the western edge afford
scenic views of the mountains. The City has
purchased a large parcel west of Overland Trail as a
Natural Area. While currently most of the land west
of Overland Trail is developed at very low densities
or is in agricultural production, this Natural Area is
the only formal open space area. Conservation of
key natural areas and open space is a high priority for
residents.
The location of the Northwest Subarea between the
foothills and Poudre River means the area hosts a
variety of wildlife moving between these two areas.
Several streams, canals, and ditches flow through the
area, creating wildlife corridors.
This Plan includes goals and policies for retaining
and restoring corridors for recreation and wildlife
movement; including along canals, ditches, and
Soldier Creek (for more information on Soldier Creek,
see page 26).
Northwest Subarea Plan
4 Chapter 1 - Introduction
LAND USE AND NEIGHBORHOODS
Some of the homes and businesses in the Northwest
Area date back to the early days of the Fort
Collins/Laporte communities. Despite its history of
early and scattered development and close proximity
to both downtown Fort Collins and the
neighborhoods of Old Town, the Subarea has grown
slowly compared to the rest of the City and other
areas along the Front Range.
An Eclectic Mix of Styles
Subdivisions and neighborhoods have filled in over
the years, resulting in an eclectic mix of styles and
types of development intermixed with fields and
farms. This eclectic mix is a defining attribute of the
area and one that many of the 5,200+ residents value
most. Neighborhoods vary in the type, density,
design, and age of housing. Near or within City
limits, housing is on smaller lots and is more urban,
whereas homes and subdivisions in the
unincorporated area generally have a country feel,
with larger lots, barns and outbuildings, and horses.
However, some subdivisions, such as Stagecoach and
Poudre Overlook, at the fringes of the area do
contain smaller lots. Future development should
remain consistent with the character of surrounding
development and retain some of the rural qualities
enjoyed by residents.
This Plan provides guidance to new development
through the Framework Plan, residential design
guidelines, and various goals and policies, as to the
desired future location, density, and site and building
characteristics.
Small Businesses
The Northwest Subarea contains a few scattered
commercial and retail businesses. They are small in
number and tend to be concentrated along Laporte
Avenue as far west as Taft Hill Road and at the
intersection of Shields Street and Vine Drive. In-
home and farm related businesses comprise most of
the area’s non-residential activity. Many participants
in the process expressed an interest in retaining the
low levels of commercial activity and home and
farm-related businesses. Any new commercial
activity should be small in size and directed to
specific, appropriate locations within the Subarea.
The Framework Plan, goals, and policies of this Plan
provide guidance on appropriate locations for
neighborhood-serving commercial establishments
and redevelopment.
PARKS, RECREATION, AND TRAILS
Residents have access to two City parks: City Park
(including City Park Nine Golf Course) to the
southeast and Huidekooper Park, a future
neighborhood park, next to Lincoln Junior High in
the eastern portion of the subarea. Larimer County
does not provide urban parks but does provide and
manage regional open spaces, parks, and trails, such
as Lions Park north of the area.
The trailhead to the Foothills Trail provides direct access to a
regional recreation asset.
In addition to parks, trailheads at Lions Park, Taft Hill
Road, and Michaud Lane provide access to the
Poudre River and Foothills multi-purpose trails.
Residents also use many informal trails throughout
the area–both on foot and horseback. Some
residents are interested in establishing a network of
local and community-wide trails to connect
neighborhoods with open space, regional trails, and
civic destinations within and beyond the subarea.
This Plan identifies potential trail alignments in the
Open Lands and Trails Plan, and provides goals and
policies for how to locate and maintain future trails
and parks.
Northwest Subarea Plan
Chapter 1 - Introduction 5
Canals and ditches that traverse the subarea including
Larimer County No. 2 Canal, above, create an opportunity
for additional trails.
TRANSPORTATION
Four major arterial streets serve the area: Overland
Trail and Taft Hill Road run north-south and Vine
Drive and Laporte Avenue run east-west. A small
portion of Shields Street also crosses the area from
north to south. Aside from these major roads, all
other streets serve neighborhoods; some do not
connect. This makes walking and bicycling into and
across neighborhoods more circuitous, but local
streets benefit from low levels of traffic.
Streets within the area vary in widths and paving
materials (i.e., from narrow gravel roadways to multi-
lane streets with designated bike lanes). In general,
residents enjoy the country feel of streets without
sidewalks, curbs, or gutters.
This Plan does not promote any large-scale changes
to the current streets system. However, it does
identify improvements that are either already planned
or under consideration.
UTILITIES AND SERVICES
The area is served by a variety of utility and service
districts. Water is provided by the City of Fort
Collins, East Larimer County Water District, Sunset
Water District, and the Fort Collins-Loveland Water
District. Wastewater service is provided by the City
of Fort Collins but some homes are still on septic
tanks. Xcel Energy, Poudre Rural Electric Association
(REA), and the City of Fort Collins provide electric
and gas service.
This Plan addresses ways in which residents can
coordinate with the City and County to ensure their
utility and service needs are met.
The numerous streams, ditches, and canals that
traverse the area serve one of two purposes: they
either provide vital irrigation water for agriculture or
are part of the stormwater drainage system for the
area. The Northwest Subarea is part of two drainage
basins: (1) the West Vine Basin and (2) the Poudre
River Basin. The West Vine Basin, which covers half
of the subarea, floods periodically along Soldier
Creek due to the incremental nature of development
and urbanization that left inadequate stormwater
outlets. A Stormwater Master Plan has been adopted
in the West Vine Basin by the City and County who
jointly manage the floodplain in this basin. The City
has been evaluating options for stormwater
improvements to Soldier Creek to further reduce
flooding problems in the area.
This Plan includes goals and policies for the creation
of an open space corridor along Soldier Creek
drainage to reduce flooding, provide wildlife
movement corridors, and opportunities for trails and
recreation.
APPEARANCE AND DESIGN
Residents and business owners of the Northwest
Subarea value its country feel and appearance,
including the presence of wildlife and livestock,
agricultural fields and views, an eclectic variety of
housing styles and neighborhoods, and low-
density/low-intensity types of development.
This Plan provides guidelines for how new
development can be designed to fit the character of
the area. This plan also identifies a number of ways
for residents and business owners to enhance existing
areas through neighborhood-driven efforts
Northwest Subarea Plan
6 Chapter 1 - Introduction
The Planning Process
The Northwest Subarea is a unique and diverse area
with highly engaged residents. The City and County
tailored a public participation process to ensure
frequent and meaningful opportunities for interested
parties to be involved in the Plan development. This
broad and inclusive public participation process
provided opportunities for involvement to all
interested stakeholders at events throughout the
planning process.
One of the first public open house/workshops for the plan
attracted many participants in Fall 2005.
This Plan is the result of an 18-month planning
process involving the City, County, consultants,
residents, landowners/farmers, business owners,
utility districts, and other affected stakeholders. The
City/County planning team shared information with
and sought input from these participants each step of
the way. The ideas from the public helped to shape
this Plan’s big ideas.
The multi-faceted participation strategy is described
below.
Interviews
Early in the process, and then periodically as needed,
the planning team interviewed landowners,
developers, business owners, and residents in and
around the area to share information relating to
property and activities as they would either affect or
be affected by the outcome of this Plan.
Public Workshops
Throughout this process, the City and County held
workshops and open houses to share information,
interact with the public to hear ideas, and confirm
plan directions. These events were well-attended,
with over 200 participants at early meetings and 50-
60 members of the public attending each subsequent
meeting. Ideas from the public are integral to this
Plan, particularly the Vision Tomorrow and Key
Strategies.
An ice cream social/open house in July 2006 offered citizens
an opportunity to review plan directions and give comments.
Elected and Appointed Officials Briefings
At key stages in the process, the planning team met
independently with the Larimer County’s Board of
County Commissioners and Planning Commission,
and Fort Collins’ City Council and Planning and
Zoning Board to report on the planning process,
present key questions and directions of the plan, and
receive direction for next stages of the process. With
information on public concerns in-hand, the elected
and appointed officials also helped guide the plan’s
direction.
Northwest Subarea Plan
Chapter 1 - Introduction 7
Technical Advisory Committee
A Technical Advisory Committee (TAC) comprised of
staff from City and County departments, CSU, the
school district, and other agencies, met periodically
throughout the process to review planning materials
and inform the planning team about plans for and
current conditions in the area. The TAC also
reviewed the final Plan document.
Bulletins and Mailings
The planning team prepared and distributed three
bulletins to residents of the area during the process.
The bulletins presented overviews of the most current
information on the plan in advance of workshops.
The City then mailed these bulletins and other
announcements to a list of residents who had either
signed-up on the project website or attended a prior
workshop.
Northwest Subarea Bulletin, February 2006.
Website Information
The City maintained project information on the City
website (www.fcgov/advanceplanning.com). The site
housed all current work products, announced
upcoming events, posted meeting summaries, and
contained an ongoing ”Listening Log” summary of
public input.
Members of the public helped develop the future land use
pattern, goals, and policies of the plan at workshops.
Local Newspapers
The City/County planning team issued press releases
to announce upcoming events and developments
during the planning process. Several newspapers
published articles about the Plan, including in the
North Forty News and the Fort Collins Coloradoan.
These papers also posted announcements of
upcoming public workshops and meetings.
Newspapers covered the project throughout the planning
effort, including this July 14, 2006 article in The Coloradoan.
Northwest Subarea Plan
8 Chapter 1 - Introduction
Widespread and diverse representation occurred
during this planning process. This map shows the
location of residents, businesses, or others who
participated during planning events.
Figure 2 - Participation Map
Northwest Subarea Plan
Chapter 2 — Vision & Key Strategies 9
Chapter 2
Vision & Key
Strategies
Vision: What This Area
Should be in the Future
The following statement represents the citizen-based
vision for the future. It expresses values shared by
most residents, landowners, businesses, and others
who participated in the planning effort.
The Northwest Subarea should continue to be
predominately a low density residential area at the
edge of Fort Collins with stable neighborhoods. The
area should also retain aspects of its semi-rural
heritage including historic structures, small farms
and irrigation ditches, natural areas, foothills vistas,
and open fields. As new development or change
occurs, it should occur slowly and be of low intensity
and fit in with the diversity and country feel of the
area. New development should safeguard natural
features and protect wildlife habitats. The Northwest
Area should encompass permanently protected open
lands and connected trail corridors to provide better
access to the foothills, Poudre River, and local
destinations, and to restore Soldier Creek as a
functional drainage system with natural areas and
recreational trails. The area should have a safe and
functional transportation system for pedestrians,
equestrians, bicyclists, and motorists in the area.
Finally, residents value independence and self-
reliance and the City and County should recognize
the citizens’ role to initiate and take responsibility for
the future of the area (with government assistance).
As the City and County move forward with trails and
open lands projects, the agencies should continue to
respect rights of property owners.
Vision Tomorrow
Key ideas of Vision Tomorrow are:
1. Historic and Cultural Heritage Maintained.
Preserve historic structures, small farms, and
open fields, and expand access to interpretive
information.
2. Connected Open Lands.
Expand protected open lands to conserve the
Poudre River corridor and Foothills vistas,
protect wildlife, provide separation between Fort
Collins and Laporte, and restore Soldier Creek.
3. Unique Image and Country Feel with Views.
Protect the diverse area at the edge of the City
and small farms, as new development occurs.
4. Access to Recreation and Natural Areas.
Expand connected trails for walking, bicycling,
and equestrians. Some local trails will be
neighborhood-initiated. The City and County
will work with willing landowners.
5. Low-Density Housing with Stable
Neighborhoods.
Allow predominately low density housing
consistent with the land use/framework plan.
Protect stable neighborhoods from incompatible
development.
6. Small Commercial in Discrete Existing
Locations.
Existing commercial and independent businesses
will remain, but proliferation of large
commercial development will not occur.
7. Pleasant and Safe Travel.
Improve trail connections to local destinations
such as schools and CSU and improve safety for
pedestrians and bicycles on major roads.
8. Valuing Self Reliance and Helping Neighbors.
Agencies will rely on neighborhoods or special
districts to initiate projects and will work with
property owners or developers to achieve trails
and open space.
Northwest Subarea Plan
10 Chapter 2 — Vision & Key Strategies
Figure 3 - Vision Tomorrow
Key Strategies
Key Strategies to implement the plan, illustrated
below, are:
Coordinate efforts of agencies and
neighborhoods;
Share timely information;
Make development approvals consistent with
this Plan;
Encourage development to be consistent with
design guidelines that reflect the area’s
character;
Use a variety of tools to achieve new open space
and trails; and
Support neighborhood-based initiatives and
action.
The Action Plan on page 51 provides detailed
strategies, responsibilities, and timing for actions to
implement this Plan.
Figure 4 - Key Strategies
Northwest Subarea Plan
Chapter 3 — Land Use Framework 11
Chapter 3
Land Use
Framework
Overview
This chapter contains the Framework Plan–the plan
for future land uses in the Northwest Subarea. The
Land Use Framework Plan is not a plan to force
change in the area; rather, it is a plan to respond
proactively to change as it occurs. It puts policies in
place for the City and County to follow when private
property owners come forward with development
proposals. This chapter contains the plan map (See
Figure 5 - Framework Plan on page 12) and
descriptions of the land use categories on the map.
The Framework Plan should be used together with
the guidelines contained in Chapter 7 to prepare and
review development proposals for the Northwest
Subarea. The guidelines address how to design new
development to be compatible with the complex
and diverse characteristics of subdivisions that exist
today.
The Framework Plan
PURPOSE OF THE FRAMEWORK PLAN
The Framework Plan proposes land uses for areas
that may develop in the future. Having a plan in
place for the area guides the City and County as to
whether future proposed developments are
appropriate. The Framework Plan also creates some
level of predictability in what type and intensity can
be expected for one’s own property as well as
neighboring properties.
EXISTING NEIGHBORHOODS
This Plan does not promote change in existing
neighborhoods; they will remain in their current
configuration and pattern. One of the primary
objectives of the Framework Plan is to ensure that
future development is compatible with the density,
uses, and character of existing neighborhoods. The
Northwest Subarea is predominately a low density
residential area with subdivisions in the City of Fort
Collins and unincorporated Larimer County.
Characteristics of existing subdivisions vary quite a
bit. For instance, Stagecoach has an average lot size
of 8,300 square feet and net density of 4 units per
acre. Lin Mar Acres has an average lot size of
almost one-acre and a density of less than one unit
per acre. (For more information about lot sizes,
densities, and other characteristics of subdivisions,
see Figure 24 on page 59.)
THE FRAMEWORK PLAN AND ZONING
The City and County staff and officials will use the
Framework Plan as they review development
proposals. The Framework Plan provides guidance
to land uses, activities, and density levels, but it is
not regulatory. It is to be used in conjunction with
City and County zoning and development standards.
Guide to Future Land Uses
The following sections describe the future uses
planned for the Northwest Subarea. Each land use
designated on the map is described in the following
section. Category descriptions provide the following
information:
A description and illustration of where the land
use applies;
Purpose and intent for designating the land use
in the particular location;
Allowable density and uses of the category; and
The current underlying zoning.
The Open Lands and Poudre River Corridor land use
categories are described in Chapter 4 - Open Lands
& Trails on page 23.
Northwest Subarea Plan
12 Chapter 3 — Land Use Framework
Figure 5 - Framework Plan
Northwest Subarea Plan
Chapter 3 — Land Use Framework 13
Residential Categories
Three residential land use categories are depicted on
the Framework Plan map (See Figure 5 - Framework
Plan on page 12):
Residential Foothills,
Urban Estate, and
Low Density Mixed-Use Residential.
RESIDENTIAL FOOTHILLS
Where It Applies
The Framework Plan designates lands in the
unincorporated County west of Overland Trail as
Residential Foothills. Along the foothills, the
subarea currently has low levels of development and
contains active agricultural uses. This Plan aims to
retain the open feel, natural features, and scenic
views of the foothills and mountains.
Figure 6 - Residential Foothills location on the Framework
Plan
Purpose and Intent
The Residential Foothills (RF) designation within this
area helps achieve a number of goals of the
community while balancing property owner
interests, including allowing low density residential
development pattern that is appropriate in an
urban/rural transition area. The RF designation west
of Overland Trail adjacent to the Foothills will help
retain views of mountains and provide contiguous
open space and access to foothills. It also allows
opportunities to protect natural features, including
marsh and wet meadows and riparian forests, which
are frequented by a variety of wildlife. Base density
is the same as underlying County zoning; however,
the one-unit per acre overall density with cluster
development allows higher density than current
County zoning of one (1) unit per 2.29 acres. The
Residential Foothills category also helps “feather
out” density from the city to transition to the foothills
to the west and to the edge of the Laporte
community to the north.
Related Goals – page 31
For related goals and policies, see the following goals
in Chapter 6:
- Goal LU-1, Neighborhood Character (Policy LU-1.3),
- Goal OL-1, Open Lands (Policies OL-1.1, OL-1.3),
- Goal AD-1, Unique Image (Policy AD-1.1).
- See Chapter 7 guidelines.
What Residential Foothills Allows
In the RF category, future development must be
clustered away from sensitive natural areas and
provide a minimum of 50 percent open space (i.e.,
residual or common open space). Clusters should
occur near Overland Trail, but should also be
designed in a way to retain foothills views from the
road and protect natural areas. No commercial
development is allowed in the RF category (other
than home occupations), but this Plan encourages
existing agriculture and rural uses to continue.
Development in the Residential Foothills category must
cluster lots and buildings to provide open space and protect
views. (See Guidelines for the Urban/Rural Edge on page
43.)
The City’s Natural Areas program may also acquire
portions of the area as open lands–as future funding
and landowner willingness allow. Priority areas for
acquisition are indicated on Figure 5 - Framework
Plan on page 12) as green areas called Future Open
Lands. Where acquisition is not possible, the
property may develop to the allowable density as
permitted by the underlying zoning of the
appropriate jurisdiction. Development in this area
should be clustered away form natural features and
habitats with a focus on retaining contiguous open
lands adjacent to the foothills.
Northwest Subarea Plan
14 Chapter 3 — Land Use Framework
Current Underlying Zoning
The Residential Foothills is a new designation for
this area. It corresponds with the City’s Residential
Foothills zoning district that allows single family
housing at a maximum density of one (1) unit per
acre if clustered or 2.29 if not clustered. The County
zoning for this area is FA-1 Farming, which allows
agricultural uses or single family residential on 2.29
acre minimum lots.
URBAN ESTATE
Where it Applies
The Framework Plan designates the central portion
of the Northwest Subarea (outside of City limits and
generally east of Overland Trail) and most of the
land along the Poudre River and Bluffs (in the
unincorporated County) as Urban Estate (UE).
Figure 7 - Urban Estate location on the Framework Plan
1. The Central Urban Estate Area
The area east of Overland Trail and south of the
Poudre River bluffs area is referred to as the Central
area. This Plan suggests that new residential
subdivisions developing here be compatible with
surrounding existing subdivisions–in terms of lot
sizes, building massing, setbacks, and open space.
Clustering is optional but encouraged.
2. The Poudre River and Bluffs
Most of the land along the Poudre River and Bluffs is
unincorporated. This Plan makes clustering
development “preferred” where the Poudre River
100-year floodplain and gravel mining reclamation
will constrain future development. These constraints
may mean that development will occur in a less
intense fashion than the maximum density of two (2)
units per acre.
Example of Urban Estate Residential.
Purpose and Intent
The Urban Estate designation for this area is
consistent with the City’s current Structure Plan
designation. Existing subdivisions within the Central
Area have established a low-density residential
pattern. (See Appendix A on page 55 for more
information about existing subdivision
characteristics.) Continuation of Urban Estate
development here will help safeguard the character
of these existing neighborhoods. The level of
development and natural features in this area do not
make land conservation within the Central area as
high a priority as in the area west of Overland Trail
and along Poudre River. Clustering of new
development is optional and would be one means of
achieving trail connections through the
neighborhoods, an important goal of this Plan. In
addition, residential development should be sited
and designed to provide private and public open
space and should be wildlife friendly. (See the Open
Lands and Trails Plan on page 27 for more
information on planned trails and open space
corridors. For design guidelines, see Chapter 7 on
page 43.)
The City’s Natural Areas program may also acquire
portions of the area along the Poudre River Corridor
as open lands–as future funding and landowner
willingness allow. Priority areas for acquisition are
indicated on Figure 5 - Framework Plan on page 12)
as green areas called Future Open Lands. In areas
where acquisition is not practicable, the
recommendation for clustering within the Poudre
River and Bluffs area will enable property owners to
develop as allowed by underlying zoning while at
the same time help retain contiguous open space,
protect riparian forests, protect water quality, and
add to the Poudre River regional open space
corridor.
Northwest Subarea Plan
Chapter 3 — Land Use Framework 15
Related Goals - page 31
For related goals and policies, see the following goals
in Chapter 6:
- Goal LU-1, Neighborhood Character (Policy LU-1.3),
- Goal LU-2, Limited Commercial (Policy N-2.3),
- Goal AD-1, Unique Image (Policy AD-1.1),
- See Chapter 7 guidelines.
What Urban Estate Allows
This Plan suggests optional clustering in the central
area and recommends clustering (as the preferred
approach) in the Poudre River and Bluffs area.
Urban Estate developments should provide some
common (private and/or public) open space (per
regulatory requirements). The City’s Urban Estate
district allows a few low-intensity commercial uses,
subject to Planning and Zoning Board review,
including child care, bed and breakfast
establishments (up to 6 beds), plant nurseries and
greenhouses, animal boarding, adult day care, and
reception centers. The County allows agricultural
uses, but limits commercial uses in the FA-Farming
district. Existing agriculture, rural uses, home
occupations, and existing legal uses can continue.
Existing agricultural uses can continue in the Urban Estate
district.
Current Underlying Zoning
The Urban Estate (UE) category corresponds with the
City’s Urban Estate zoning district and the County’s
current zoning of FA-Farming, both of which allow
single family housing at a maximum density of two
(2) units per acre with public water and sewer. (See
Map A-5 on page 75.)
LOW DENSITY MIXED-USE RESIDENTIAL
Where it Applies
The Framework Plan designates the area generally
east of Sunset Street and south of Vine Drive as Low
Density Mixed-Use Residential. Some lands are
currently in city limits and have City zoning; others
are in unincorporated Larimer County and would be
zoned by the City if and when they are annexed
(i.e., when development is proposed). The intent is
to ensure that future development is compatible with
the integrity and density of existing neighborhoods,
as determined by location and infill parcel size.
Future development density may be up to 8 units per
acre overall (or up to 12 units per acre for affordable
housing). The permitted density depends on each
specific location as described in the sections below.
Figure 8 - Low Density Mixed-Use Residential location on
the Framework Plan.
(See Figure 9 on page 17 for recommended locations for RL and
LMN Zone Districts in the Low Density Mixed-Use Residential
Area–a more detailed study of properties.)
Purpose and Intent
The designation of Low Density Mixed-Use
Residential in this area is consistent with the current
Structure Plan and existing neighborhoods and
provides a transition between adjacent Old Town
neighborhoods in the city and lower density
subdivisions to the west. New neighborhoods
should entail creative master planning to lead to
visually attractive, pedestrian-friendly
neighborhoods that have nearby services, parks, and
other amenities.
Related Goals – page 31
For related goals and policies, see the following goals
in Chapter 6:
- Goal LU-1, Neighborhood Character (Policy LU-1.1,
1.4),
- Goal LU-2, Limited Commercial (Policy LU-2.1),
- Goal AD-1, Unique Image (Policy AD-1.1, AD-1.3).
Northwest Subarea Plan
16 Chapter 3 — Land Use Framework
What Low Density Mixed-Use Residential Allows
This Plan recommends that most of the Low Density
Mixed-Use Residential category will be appropriate
for LMN zoning, if annexed. However, parcels
zoned FA-Farming that are seeking annexation will
be zoned RL if they meet the following criteria:
If they are five (5) acres or less in size;
If they are adjacent to an existing single family
neighborhood.
(See Figure 9 on page 17 for recommended locations
for the RL and LMN zone districts.)
Low Density Mixed-Use Residential example (single-family
homes allowed in RL and LMN zone districts).
Residential Low (RL) allows single family housing up
to five units per acre, which may be more
appropriate for small infill parcels in this area than
the LMN district.
Larger parcels will be zoned, upon annexation, as
Low Density Mixed-Use Neighborhood (LMN)
allowing up to eight (8) units per acre (or up to 12
units per acre for affordable housing).
The LMN district allows small scale neighborhood
services, such as convenience shopping, medical
office, day care, or other similar uses; some light
industrial uses and workshops; as well as amenities
and public spaces. These non-residential uses
should occur in the commercial Neighborhood
Center designated on the Framework Plan.
Parcels that do not annex, but that develop in the
County, are zoned as Planned Development using
the City densities and standards.
Low Density Mixed-Use Residential (townhomes allowed in
L-M-N zone district only)
Current Underlying Zoning
The Low Density Mixed-Use category corresponds
with two different City zoning districts:
1. Residential Low (RL) district in some existing
single family areas, which allows density up to
five (5) units per acre (or minimum lot size of
6,000 square feet); and,
2. Low Density Mixed-Use Neighborhood (LMN)
district, which allows housing up to eight (8)
units per acre, including single family homes
and townhomes with no minimum lot size and
also some commercial development.
Some of the area is currently unincorporated with
county zoning of FA-Farming. If a developer
petitions to be annexed, the City typically allows a
rezone to the LMN district.
Taft Hill Workshop
The City hosted a workshop with residents, property
owners, and other interested participants of the area
immediately west of Taft Hill Road and north of
Mulberry Street, to determine appropriate land uses
for that area. (See Appendix E on page 97 for more
information about this workshop.)
Northwest Subarea Plan
Chapter 3 — Land Use Framework 17
Figure 9 - Recommended Locations for RL and LMN Zone
Districts in the Low Density Mixed-Use Residential Area
Northwest Subarea Plan
18 Chapter 3 — Land Use Framework
Non-Residential Categories
The Framework Plan designates two non-residential
categories in specific, discreet locations within the
Subarea described in the following sections. They
are Employment and Limited Commercial.
Outside of these locations, existing non-residential
uses in the area are illegal, non-conforming and
legal, or home occupations. This Plan addresses
how the City and County will handle those
situations.
EMPLOYMENT
Where it Applies
The Framework Plan designates Employment on
Vine Drive just east of Shields Street. This location
contains existing City facilities including the City
Utilities building and Fleet Maintenance.
Figure 10 - Employment district location on the Framework
Plan
Purpose and Intent
The Employment designation allows offices and light
industry. It does not allow businesses that would
generate excessive traffic, odors, noise, or those that
would be visually incompatible with what is
currently there.
Related Goals – page 31
For related goals and policies, see the following goals
in Chapter 6:
- Goal LU-2, Limited Commercial (Policy LU-2.4),
- Goal AD-1, Unique Image (Policy AD-1.3).
What Employment Allows
The Employment category allows offices and light
industrial uses designed in a campus-like setting.
The Plan does not propose changes to the existing
designation.
Offices are allowed in the Employment District.
Current Zoning
This location is predominately zoned Employment.
LIMITED COMMERCIAL
Where it Applies
The Framework Plan designates Limited Commercial
in discreet portions of the Subarea (along Laporte,
North of the cemetery, near Shields and Vine and
Taft Hill and Laporte intersections). These locations
generally correspond to existing commercial
activities, where additional infill or redevelopment
may be possible. Any new commercial
development would be small in scale and designed
to be compatible with the adjacent neighborhoods it
serves.
These designated areas contain a mix of activities
and uses, including a distribution company, a
furniture store, a gas station and other uses, most of
which are independently owned and have been in
the area for many years.
Figure 11 - Commercial Limited location on the Framework
Plan
Northwest Subarea Plan
Chapter 3 — Land Use Framework 19
Purpose and Intent
The City and County anticipate and will encourage
reinvestment and redevelopment on these sites, as
properties begin to change hands, to ensure that new
uses are compatible with nearby residential
neighborhoods. The intent for future development is
to recognize pre-existing commercial uses in the
Northwest Subarea while at the same time allowing
flexibility for private reinvestment. Uses and
activities beneficial to and compatible with the
neighborhoods should continue to occur. New
development should be screened, have only limited
amounts of outdoor storage, and be attractive.
Related Goals – page 31
For related goals and policies, see the following goals
in Chapter 6:
- Goal LU-2, Limited Commercial (Policies LU-2.1
through LU-2.5),
- Goal AD-1, Unique Image (Policy AD-1.3).
What Limited Commercial Allows
The City amended its Limited Commercial (CL)
zoning district to allow it to be applied in these
locations. However, some of the vehicle intensive
uses (i.e., RV sales, vehicle and truck sales) are not
allowed; some new uses are allowed (i.e.,
workshops and custom small industry).
Current Zoning
These locations are currently zoned FA-Farming, I-
Industrial, C-Commercial, LMN- Low Density
Mixed-Use Neighborhood, and O-Open.
Neighborhood Center
The Framework Plan also indicates a Neighborhood
Center near the Laporte and Taft Hill intersection. A
center is proposed here because of the existing
commercial uses and the close proximity to City
limits and future Low Density Mixed-Use
Neighborhoods. The neighborhood center would be
a maximum of five acres in size.
The site identified in this Plan for a neighborhood
center may not meet some of the access and
location standards required by the City’s Land Use
Code. However, the site could be adapted to meet
other important characteristics of neighborhood
centers, including direct access from a network of
local streets, the inclusion of at least two non-
residential uses, density and access, outdoor spaces,
and the appropriate development standards. The
intent is to allow some new neighborhood services
within existing residential areas in or near city limits.
This Plan makes the Neighborhood Center optional,
not required.
Small neighborhood-serving retail and services are allowed
in the Limited Commercial district, such as the preschool
shown above.
Examples of established neighborhood centers at Lemay
and Conifer Street and Horsetooth and Lochwood.
Northwest Subarea Plan
20 Chapter 3 — Land Use Framework
This sketch shows the location around Forney Industries if
it should redevelop (if and when Forney Industries moves).
This is a conceptual ideal. The property owner would
ultimately decide how to develop the property.
This is a conceptual sketch of Neighborhood Commercial if
added near the Taft/Laporte gas station in the future.
Northwest Subarea Plan
Chapter 3 — Land Use Framework 21
Scattered Commercial Uses and Home
Occupations
The Northwest Subarea has numerous commercial
activities, largely home occupations and some low-
intensity rural uses such as landscape nurseries. The
intent is to continue to allow existing legal non-
conforming uses that are in the area but not to
promote additional proliferation of commercial uses
on sites other than those defined, and within existing
commercial locations.
Current County Home Occupation Regulations
The County allows by right home occupations in the
resident’s dwelling unit. Home occupations that
exceed what is allowed by right require County
Commissioner approval by Minor Special Review.
Home occupations in the County must not change the
residential character of the lot or dwelling. These uses
will continue to be allowed.
See the County’s website for details
www.larimer.org/planning
Figure 12 - Land Use Summary for Potential Development
Avg (du/ac) Ratio (Acres)1 Housing Population (People)
Residential Foothills 1.0 0.8 265 212 530
Urban Estate Residential 2.0 0.8 176 282 704
Low Density Neighborhood 5.0 0.75 198 741 1,852
Total 639 1,234 3,086
Source: Clarion Associates, Framework Plan, June 2006.
Terms for Table 12
Density Average (avg) - Units per acre (gross)
Ratio - Provides development ratio of properties, to reduce out the
non-building areas of the site, including but not limited to streets and
utilities, drainage areas, and parks.
Housing - Units of housing that could potentially develop in the Land
Use Category on vacant and agricultural lands.
Population - New people that could occupy housing units. These
calculations assume 2.5 people per household
The area includes plant nurseries and other scattered
commercial uses that will remain.
Frank’s Trout Pond is another example of the scattered
commercial uses.
Northwest Subarea Plan
22 Chapter 3 — Land Use Framework
Public Uses
CSU FOOTHILLS CAMPUS
The Foothills Campus is located west of the
Northwest Subarea. It is part of Colorado State
University and is governed by a state agency. This
makes it exempt from most local jurisdiction
regulations. However, under State statutes, the local
jurisdictions (City and County) have Location,
Character, and Extent Review authority for proposed
development on the CSU Foothills Campus. While
the CSU Foothills Campus is not inside the
Northwest Subarea, it is relevant because activities
that take place on the campus affect the Subarea.
Citizens in this effort are optimistic that CSU will be
a good neighborhood and will keep them informed
about future plans for the area.
CSU Foothills Campus Master Plan
The CSU Foothills Campus Master Plan (2005)
recommends primarily low intensity agricultural uses
to continue, but suggests some intensification of
developed research facilities will occur south of
Laporte Avenue. (See Appendix A for more
information.)
Related Goals – page 31
For related goals and policies, see the following goals
in Chapter 6:
- Goal LU-3, Collaborative Planning, and
- Goal P-2, Trails Planning.
SCHOOLS
Where it Applies
The map shows the existing schools that are and will
remain in the Subarea, including Poudre High
School, Lincoln Junior High School, and Irish
Elementary.
Purpose and Intent
The Framework Plan does not show future school
sites and no new schools are proposed at this time.
If future schools will be located in the area, they
should have a strong relationship with surrounding
neighborhoods–including playground and field use,
trail connections, and property maintenance and
landscaping. The School District, City, and County
work closely together to determine future sitings of
schools.
Related Goals – page 31
For related goals and policies, see the following goal
in Chapter 6:
- Goal LU-3, Collaborative Planning.
Northwest Subarea Plan
Chapter 4 — Open Lands & Trails 23
Chapter 4
Open Lands
& Trails
Overview
This chapter contains the Open Lands and Trails
Plan for the Northwest Subarea. The plan map
illustrates the locations for future open lands and
trails. City and County staff, neighborhood groups,
including the Northwest Neighbors, and other
participants, attending public events or otherwise
providing input and feedback throughout the process
helped refine the plan.
The Open Lands & Trails Plan
The Northwest Subarea contains many natural
features, scenic mountain views, and habitat areas.
A number of large parcels, some of which are still
agricultural, remain undeveloped. Retention of the
open feel and environmental qualities of the area is
an important element of this Plan. While many
residents would like to have all vacant or
agricultural properties conserved, not all property
owners have that objective. Local government, land
trusts, and conservation groups cannot buy all
properties for protection. Strategic priorities should
be established.
The Open Lands and Trails Plan identifies locations
for open lands conservation and trail creation
through the area. These general priorities for the
area reflect City plans and goals, well as the desires
of citizen stakeholders in the Northwest Subarea.
The County’s 2001 Open Lands Master Plan does
not include this portion of the county as a priority
area for open space protection; therefore, the Open
Lands Program does not plan to acquire land within
this part of the County. However, residents and
organizations of the Northwest Subarea are welcome
to apply for grant dollars through the Open Lands’
Small Grants Program for both open space and trail
projects, including those outlined in this Plan.
OPEN LANDS
Retaining open lands throughout the Northwest
Subarea is a priority of this Plan. While it is
understood that funding limitations will constrain the
ability for all properties to be conserved through
acquisition, the Open Lands and Trails Plan
illustrates the priority locations for retaining open
space. In some cases, conservation may be
achieved through purchase by a public entity (i.e.,
City) with a willing landowner. In other cases,
landowners can voluntarily retain open space while
retaining private ownership.
TRAILS
The planning and implementation of a connected
system of trails through the Northwest Subarea is
another priority of this Plan. The Open Lands and
Trails plan illustrates conceptual trail alignments for
three categories of trails as described later in this
chapter. More detailed trail alignments, particularly
for the less formal, local pedestrian connections, will
be an evolving process as development proposals
and/or grant funding permits planning move to that
level of detail.
Open Lands
Figure 14 - Open Lands & Trails Plan on page 27
illustrates existing and desired future open lands and
corridors. It shows three main components of the
existing and future system of open lands and natural
areas in the Northwest Subarea, including:
City Natural Area, west of Overland Trail,
Open lands, including the Poudre River
Corridor, lands west of Overland Trail, and the
Soldier Creek drainage, and
Open space corridors along streams and ditches
that are mostly private lands.
NATURAL AREAS WEST OF OVERLAND
TRAIL
The City owns a 146-acre natural area west of
Overland Trail and continues to discuss
conservation of additional lands in the area with
property owners. The Open Lands and Trails Plan
illustrates the general location of open lands that
could expand the existing natural area.
Regardless of whether lands west of Overland Trail
are publicly acquired or privately managed, these
properties contain marsh and wet meadow, aquatic
Northwest Subarea Plan
24 Chapter 4 — Open Lands & Trails
features, and riparian forest (according to Map A-7
on page 77), that are important to retain and protect.
Current regulations require some protection of these
features if development takes place.
FUTURE CONNECTED OPEN LANDS
Priorities for future open land include lands along
the Poudre River Corridor, west of Overland Trail,
and along the Soldier Creek drainage.
Poudre River Corridor and Foothills Open Lands
The City’s Land Conservation and Stewardship
Master Plan designates the Poudre River and
foothills lands as potential natural areas. They have
natural resource values, are part of a connected
system, and have community-wide public benefit.
The Natural Habitat and Features map (Map A-7 on
page 77) notes several natural features, including
marsh, wet meadow, grasslands, and riparian forest.
Retaining views of and access to the Foothills is a goal of
this Plan.
Priority locations for future open lands are illustrated
on Figure 14 - Open Lands & Trails Plan on page 27.
These locations are indicated for planning purposes.
Until such a time as formal acquisition is achieved
by the City, properties retain the development rights
of the underlying land use plan and zoning
designations of the appropriate jurisdiction. Any
development must be clustered away from natural
features to provide priority open areas.
Soldier Creek Restoration
South of Vine Drive (i.e., the West Vine Basin),
stormwater drains into the Poudre River along the
former Soldier Creek. Once a natural stream similar
to Spring Creek, Soldier Creek is now a combination
of ditches, pipes, and undefined channels through
the area.
Developments over time have narrowed the creek
flow area, and nearby properties are prone to
flooding. To solve the flooding in the basin, the
City/County Stormwater Master Plan identifies
drainage improvements consisting of a series of
pipes, channels, and detention ponds.
This Plan recommends broadening the Soldier Creek
drainage improvement project to allow for natural
areas restoration and a multi-purpose trail. In
addition to flood safety, the Soldier Creek
Restoration project would restore habitat and
provide recreation opportunities and connected
open lands.
The Soldier Creek restoration effort will require a
combination of public and private initiative and
sponsorship. Part of the future restoration/trail
crosses the Poudre School District’s property just
north of Poudre High School. If the school property
redevelops in the future, the City and Poudre School
District should work together to restore the creek.
Such a restoration project would be a beneficial
educational opportunity for nearby students who
could participate in the project.
Restoration of Soldier Creek will provide trails and open
space in addition to accomplishing drainage objectives.
Northwest Subarea Plan
Chapter 4 — Open Lands & Trails 25
OTHER PRIVATE AND PUBLIC OPEN SPACE
Ditches and Canals
Pleasant Valley and Lake Canal, the New Mercer
Ditch, and Larimer County No. 2 Canal are open
space corridors through the Northwest Subarea that
will likely remain in private hands, but that are
important wildlife and open space connections
nonetheless.
Related Goals – page 31
For related goals and policies, see the following goals
in Chapter 6:
- Goal C-1: Historic Past Retained (Policies OL-1.1
through OL-1.4)
Current regulations of the City and County require
protection of natural features and habitat as part of
development projects. All future development in the
Northwest Area must also comply with community
plans and standards.
Laporte Community Separator
During this planning process, residents expressed a
desire to create a separator between Laporte and the
Northwest Subarea. This concept is consistent with
the establishment of separators in other parts of Fort
Collins, such as between Fort Collins and Loveland,
Fort Collins and Wellington, and Fort Collins and
Timnath. The Laporte Area Plan suggests a
community separator be implemented through
clustering of residential and non-residential uses
away from the eastern edge of the Laporte Plan area.
This Plan reinforces the separator concept by making
clustering of Urban Estate “preferred” in the Poudre
River corridor and by identifying the areas as a
priority of Open Space acquisition. It is likely plans
for gravel mining and subsequent water storage
ponds in the River Corridor between Laporte and the
Northwest Subarea will help to reinforce distinct
boundaries of the Fort Collins and Laporte
communities.
Trails
Trails provide opportunities for transportation and
recreation for pedestrians, bicyclists, and
equestrians. Figure 14 - Open Lands & Trails Plan
on page 27 illustrates the conceptual alignments for
additional trails and trail extensions through the
area. Two types of trails are identified and discussed
below:
Multi-Purpose Trails (and Trailheads): these
larger paved trails accommodate high volumes
of use and multiple types of uses (e.g., bicycles,
pedestrians, equestrians), and connect into a
larger, regional trail network.
Local Neighborhood Connections: these
smaller, more informal trails focus on providing
local connections between residential
neighborhoods and other destinations such as
schools, parks, and Multi-Purpose Trails.
In addition to these two trail types, the Open Lands
and Trails Plan illustrates a proposed conceptual
alignment for the Soldier Creek Restoration Project
and Trail. The proposed naturalization and
restoration of Soldier Creek would help stormwater
drainage and flooding in the area while providing a
trail amenity. It is one of the “big ideas” of this Plan.
All trails identified in this Plan, particularly those
publicly-funded, may need to be ADA-accessible.
MULTI -PURPOSE TRAILS (AND TRAILHEADS)
Multi-purpose trails are the major trails that connect
community-wide destinations. They are primarily
recreational but they also enhance the transportation
system, providing alternative routes for bicycles or
pedestrians. For instance, the existing Poudre Trail
is a multi-purpose trail. This kind of trail is generally
paved or of hard surface (e.g., crusher fines gravel)
and is suitable for equestrians, bikes, and pedestrians
and accessible for people with disabilities. While
the Foothills Trail is not paved, it does connect
regional or community-wide destinations.
Northwest Subarea Plan
26 Chapter 4 — Open Lands & Trails
Proposed future multi-purpose trail connections,
shown on Figure 14 - Open Lands & Trails Plan on
page 27, are more on the order of the Poudre River
Trail and include the following segments:
Overland Trail to the Foothills Trail through the
existing City natural area;
Larimer County No. 2 Canal and existing
neighborhoods to the Poudre River Trail; and,
Lincoln Junior High to the Poudre River Trail.
The Open Lands and Trails Plan shows existing
trailheads at the end of Michaud Lane and on North
Taft Hill Road. It indicates a proposed future
trailhead for the Foothills Trail on Overland Trail.
The City and this Plan also propose a trails
underpass at Overland Trail/Michaud Lane to allow
safe passage between the Foothills Trail and the
Poudre River Trail.
Multi-purpose trails, like the Poudre River Trail, are paved
trails that accommodate a variety of users, including
bicyclists and pedestrians.
LOCAL NEIGHBORHOOD CONNECTIONS
The Plan shows a number of local neighborhood
connections through neighborhoods and along some
ditches in the area. Local neighborhood
connections would be shorter and narrower than
multi-purpose trails, would have less traffic, and
would connect local destinations within the area–
for instance neighborhoods to schools. These trails
are part of the transportation network–they help
people travel safely and conveniently through the
area on foot, by bicycle, or on a horse. These local
trails would be provided either through
developments or local initiatives, such as the recent
Northwest Neighbors/ Progressive Living Structures
Partnership to provide a trail between Stagecoach
and Lin-Mar subdivision.
SOLDIER CREEK RESTORATION PROJECT
AND TRAIL
The Plan shows the proposed Soldier Creek
restoration project and trail connecting from just
southwest of Poudre High School to the Poudre
River Trail. The restoration and trail-building effort
will require a combination of private and public
funding. The City and County anticipate that
developers will provide some of the segments of the
trail, resident initiatives may help assemble other
segments, and the City and County will assist with
portions of the project.
Figure 13 - Soldier Creek Locator
Related Goals - page 31
For related goals and policies, see the following goals
in Chapter 6:
- Goal P-1: Access to Parks and Recreation Facilities
(Policy P-1.2)
- Goal P-2, connected trails (P-2.1 through P-2.2
Northwest Subarea Plan
Chapter 4 — Open Lands & Trails 27
Figure 14 – Open Lands & Trails Plan
Northwest Subarea Plan
28 Chapter 4 — Open Lands & Trails
Northwest Subarea Plan
Chapter 5 — Transportation 29
Chapter 5
Transportation
Overview
This chapter contains Figure 15 - Transportation Plan
on page 30 for the Northwest Subarea. The plan
map illustrates existing street plans contained within
the City’s Master Streets Plan. Given the low-
densities of the area and that much of the area is and
may remain in the unincorporated County, planned
improvements focus on targeted street upgrades and
widening to arterial roadways rather than the
development of new streets.
The Transportation Plan
The Transportation Plan and associated goals and
policies (see Chapter 6, pages 39-40) illustrate
planned improvements to the transportation system
of the Northwest Subarea including: street
improvements, bicycle routes, and transit.
Pedestrian connections, aside from street-related
sidewalk improvements, are discussed in Chapter 4 -
Open Lands & Trails on page 27.
STREET I MPROVEMENTS
This Plan is consistent with the City’s and County’s
Master Street Plans–with their proposals for long-
term improvements to arterial and collector streets,
as follows:
West Vine Drive is proposed as a 2-lane arterial.
Laporte Avenue is proposed as a 2-lane arterial
west of Taft Hill Road, a 2-lane collector
between Taft Hill Road and Wood Street, and a
4-lane arterial east of Wood Street.
West Mulberry Street is proposed as a 4-lane
arterial.
North Overland Trail is proposed as a 2-lane
arterial north of Laporte Avenue and a 4-lane
arterial south of Laporte Avenue.
North Taft Hill Road is a 2-lane arterial north of
Vine Drive and a 4-lane arterial south of Vine
Drive.
North Shields Street is a 2-lane arterial north of
Vine Drive and a 4-lane arterial south of Vine
Drive.
This Plan proposes one new possible connection
between Vine Drive and Laporte Avenue, which
would occur when development occurs on the
vacant properties. (See Figure 15 — Transportation
Plan on page 30.) This connection could be either a
collector or a local street depending on the level of
development in the vicinity of the new street.
BICYCLE ROUTES
Recent improvements to Overland Trail added bike
lanes to this major north-south arterial. Similarly, as
planned improvements occur, bike lanes and
sidewalks should be provided on other arterial and
collector streets, and sidewalks should be provided
on local streets. Further improvements to bicycle
circulation through the area would be achieved
through the implementation of the planned Multi-
Purpose Trails and the Soldier Creek Trail. These
potential trails are shown on Figure 14 - Open Lands
& Trails Plan on page 27.
TRANSIT
The plan does not propose new transit routes,
though additional routes are not precluded in this
Plan. It does, however, make recommendations for
improvements to current bus stops and the
coordination of pedestrian routes and trails with bus
routes and stops to facilitate safe and convenient
transit use.
Northwest Subarea Plan
30 Chapter 5 — Transportation
Figure 15 – Transportation Plan
Northwest Subarea Plan
Chapter 6 — Goals, Policies & Strategies 31
Chapter 6
Goals, Policies
& Strategies
Introduction
This chapter contains goals, policies, and strategies
for the following subjects:
Community and History,
Land Use and Neighborhoods,
Open Lands and Natural Areas,
Parks, Recreation, and Trails,
Transportation,
Utilities and Services, and
Appearance and Design.
Chapters 3 through 5 contain the physical plans for
land use, open lands and trails, and transportation,
respectively. Please refer to those chapters for
additional information about those subjects.
Community and History
The vision for the Northwest Subarea is to retain the
semi-rural heritage and history and maintain
independent and self reliant neighborhoods.
The Northwest Subarea has a number of farms and
homesteads eligible for the National and/or City Landmark
register.
OVERVIEW
Farms and homes in the Northwest Subarea trace
back to early days of Fort Collins’ settlement. While
some new development has occurred, many of the
historic structures, irrigation ditches, and much of
the past century’s landscape remains intact due to
the slow change that has occurred.
Many residents and businesses in the area have deep
roots and long tenure. They appreciate the slow
pace of change, sense of independent living, and
diverse mix of businesses and neighborhoods.
Neighborhood groups work actively to protect
qualities of the area that they value and to provide
desired improvements such as trails. Information on
any proposed changes should be shared with
neighborhood groups in a timely manner.
GOALS AND POLICIES
Goal C-1 Historic Past Retained
The Northwest Subarea will retain aspects of its
historic cultural past. This Plan aims to protect and
interpret the historic resources and landscape of the
area.
Policy C-1.1
Protected Historic Resources
Identify and protect historic resources with the
participation of willing property owners or as part of
development proposals.
Policy C-1.2
Cultural/Historical Interpretation Opportunities
Identify opportunities to interpret the historic
landscape and heritage of the area as part of public
open lands or rights-of-way.
Goal C-2 Neighborhood-Driven Initiatives
Local neighborhoods will be the catalyst for changes
and improvements in the area.
Policy C-2.1
Self-Reliance and Neighborhood-Initiated Projects
Existing neighborhoods will continue to function
with minimal change. Community members will
initiate projects and requests for government assisted
utilities and services.
Policy C-2.2
Neighborhood Groups Involved through Outreach
Keep neighborhood groups informed about public
and private development projects.
Northwest Subarea Plan
32 Chapter 6 — Goals, Policies & Strategies
STRATEGIES
The following strategies will help achieve historic
preservation and community involvement goals:
Historic Preservation Strategies
Prepare a survey of the area’s historic resources for
potential preservation of historic structures. C-1.1A Who: City
Explore opportunities for historic interpretation and
education in the area. C-1.2A Who: Residents
Community Involvement Strategies
Provide technical and financial support for neighborhood
organizations. C-2.1A Who: City (for City neighborhoods)
Seek small grants to fund neighborhood-initiated projects. C-2.1B Who: Residents
Facilitate communication between owners of large
undeveloped properties and surrounding residents to
provide more certainty over plans on these sites. C-2.2A Who: Residents, City, County
Provide residents and neighborhood groups with
information and resources to assist them in local initiatives
to carry out this Plan. Information on conservation
easements, risk mitigation, liability insurance, wildlife
habitat enhancement, resource protection, and advice on
finding and writing grants would be useful. (See also
Appendix C on page 91.) (Note: The City’s Neighborhood
Services includes: neighborhood support, mediation,
community liaison, and grants for city neighborhoods). C-2.2B Who: City, County, Residents
Evaluate potential to incorporate the neighborhood
information and resources (C-2.2b) into the City’s “Free
Seminar Series” (e.g. grant writing). C-2.2C Who: City
Create a “Citizen’s Guide to Planning and Development”
which clearly explains how plans relate to each other, what
are design guidelines, what is zoning, and their roles in the
land use decision making of both City/County. C-2.2D Who: City, County
Work to ensure consistent, ongoing communication
between residents and neighborhood groups and
City/County staff to assist with plan implementation, and to
inform residents of the area about public and private
development projects. (See Appendix C on page 91 for
contact information.) C-2.2E Who: City, County, Residents
Ensure response to neighborhood groups when they
initiate contact. Outreach may include neighborhood
meetings, workshops, website information, and mailings. C-2-2F Who: City, County
Land Use and Neighborhoods
The vision for the Northwest Subarea is to continue
to have low density housing in a mix of stable
neighborhoods, with small neighborhood-serving
businesses in limited locations.
OVERVIEW
The Northwest Subarea is a predominately low
density residential area with a number of existing
stable neighborhoods and some small businesses in
limited locations.
Some future development is likely to occur in the
Northwest Subarea. Most of the area is currently
planned and zoned for very low or low density
residential development (on City Structure Plan and
existing City/County zoning). While residents have
indicated interest in keeping vacant and agricultural
properties “open,” it is not possible to conserve all
lands. Therefore, as new development occurs, it
should be of low intensity to be compatible with the
diversity and semi-rural feel of the area. Cluster
development can be a positive design approach that
supports these goals. New non-residential
development (e.g., commercial businesses or
industry) will be very limited, with existing
businesses remaining or redeveloping in their
current locations and new small-scale
establishments locating in the areas shown on Figure
5 - Framework Plan on page 12).
GOALS AND POLICIES
Goal LU-1 Neighborhood Character Retained
The Northwest Subarea will retain its character and
integrity through the appropriate placement and
density of new housing that is compatible with
existing neighborhoods.
Policy LU-1.1
Stable County and City Neighborhoods
Maintain existing stable County and City
subdivisions and neighborhoods.
Policy LU-1.2
Framework Plan Guides Development
Adhere to the Framework Plan for the Northwest
Subarea in the design and review of developments.
(See Figure 5 - Framework Plan on page 12.) All
new development and redevelopment activity in the
Northwest Subarea Plan
Chapter 6 — Goals, Policies & Strategies 33
Northwest Subarea should follow this Plan and its
guidelines and applicable regulations.
The Northwest Subarea has many established
neighborhoods.
Policy LU-1.3
Low Intensity Residential Development
Ensure that new development outside City limits is
generally low intensity residential development (and
other uses allowed in residential districts), as defined
on the Framework Plan (i.e., in Urban Estate and
Residential Foothills districts). Neighborhood
densities generally should become lower toward the
western edge of the Plan area to provide a transition
between urban and rural areas, foothills, and
Laporte; to buffer agricultural operations; and, to
provide opportunities to protect natural features.
(See Chapter 7 — Guidelines for the Urban/Rural
Edge on page 43.)
Policy LU-1.4
Compatible Infill in Low Density Mixed-Use
Residential Areas
In areas designated as Low Density Mixed-Use
Residential areas, protect existing single family
neighborhoods by ensuring that infill development
on parcels to be annexed is appropriate density and
design. Parcels which are smaller than five acres and
are adjacent to existing single-family developments,
will be zoned as Residential Low (RL). (See Figure 9
on page 17 for recommended locations for the RL
and LMN zone districts.)
Policy LU-1.5
Access to New Development on Parcels Which
Currently Front South Taft Hill Road Between
Laporte Avenue and West Mulberry Street
New transportation access points to South Taft Hill
Road will be limited to prevent traffic safety
problems that arise from too many access points
along an arterial. New development will be required
to provide right-of-way for a future north-south street
west of Taft hill Road between Laporte Avenue and
Mulberry Street. New development taking access
directly off of Taft Hill Road will be required to close
that access to Taft Hill Road when the new north-
south street is constructed and when the new street
connects the development to Laporte Avenue, West
Mulberry Street, or West Oak Street. Access points
in a few limited locations that benefit multiple
properties will be allowed to remain open.
Some older neighborhoods within or near the City limits,
have large lots with potential for additional development. It
is important that new development be compatible with the
existing neighborhoods, such as shown above.
New buildings will be oriented to new internal street
where feasible. New multi-family or attached
housing should be buffered from existing single-
family homes fronting Taft Hill Road with methods
including, but not limited to, stepped down building
masses and enhanced landscaping, with larger
buildings located near Ramblewood Apartments of
to the interior of the site south of Oak Street.
Goal LU-2 Non-Residential Uses Limited
New non-residential uses will be located in the areas
designated on the Framework Plan, generally where
they exist already.
Policy LU-2.1
Commercial is Limited Overall
Limit neighborhood-serving or neighborhood
compatible commercial development and
redevelopment to locations designated on the
Framework Plan (i.e., where it currently exists, but
where some redevelopment and infill may occur),
including:
Taft Hill and Laporte,
Shields and Vine, and
Along Laporte just north of the cemetery.
Northwest Subarea Plan
34 Chapter 6 — Goals, Policies & Strategies
Small scale commercial establishments (in these
designated locations) should provide convenient
access to goods and services and should be
compatible with adjacent neighborhoods in terms of
circulation, use, and design. (Note: City and County
Land Use Codes permit some limited non-residential
uses in Low Density Mixed-Use Neighborhoods and
Urban Estate residential Districts, such as plant
nurseries, animal boarding, small B&B
establishments, and child care centers.)
Policy LU-2.2
Revitalized Existing Commercial
Ensure continued compatibility with the area and
promote small retail that serves nearby
neighborhoods by encouraging reinvestment and
improvements to existing older commercial and
industrial sites. Explore opportunities for unique and
specialty retail and/or light industrial activities (e.g.,
“arts and crafts” theme such as sculpture foundry).
This sketch shows potential future redevelopment of some
industrial/commercial areas which would be compatible with
the area’s low density residential qualities.
Policy LU-2.3
Small Farms/Home Occupations Retained
Allow the continued operation and expansion of
small farmstead uses and home occupations in the
area. These small independent businesses are viable
uses that add to the uniqueness of this area.
The small farms that dot the landscape of the Northwest
Subarea are characteristic of the area.
Policy LU-2.4
Current Legal Businesses Continued
Allow and encourage existing legal small
independent businesses or home occupations to
continue operating in the area.
Policy LU-2.5
Non-Residential Building Footprints Size Limited
Limit the maximum building footprint size of non-
residential structures to 20,000 square feet (e.g.,
recreation facilities, places of worship, and stables).
Goal LU-3 Collaborative Planning and Information Sharing
Share plans with neighborhoods on a regular basis.
Policy LU-3.1
Coordination with Other Jurisdictions for Planning
and Communication
Encourage agencies other than the City and County
(e.g., Colorado State University, Federal government,
and Poudre School District) to share planning and
information with neighborhood groups.
Northwest Subarea Plan
Chapter 6 — Goals, Policies & Strategies 35
STRATEGIES
The following strategies will help maintain the
character and guide future development:
Residential Land Uses Strategies
Include guidelines to address urban/rural edge in City’s
Design Manual. LU-1.1A Who: City
Amend the City Structure Plan to be consistent with land
uses shown on the Northwest Subarea Framework Plan. LU-1.2A Who: City
Amend County zoning to Planned Development (PD)
during a development application, to be consistent with
land uses shown on the Framework Plan. LU-1.2B Who: County
Change zoning to be consistent with designated Limited
Commercial areas on the Framework Plan. LU-2.1A Who: City
Non-Residential Land Use Strategies
Work with owners of industrial or transitioning properties to
identify future uses which will be compatible and will serve
nearby neighborhoods. LU-2.2A Who: City, County
Provide gateway signage and enhanced intersection
design to encourage property-owner
investment/renovation/redevelopment of the commercial
properties identified in “gateways” locations (i.e.,
Laporte/Taft Hill and Shields/Vine intersections). LU-2.2B Who: City
Identify regulatory strategies or incentives to support non-
residential land uses at Laporte Avenue east of Taft Hill
Road and Shields/Vine which enhance and benefit
surrounding residential areas. LU-2.2C Who: City
Continue to review the Land Use Code to consider
agricultural and rural economic uses in the area, such as
roadside stands, equestrian facilities, or broader home-
occupations. LU-2.3A Who: City (Land Use Code Team)
CSU Foothills Campus Strategies
Continue to work with Colorado State University on early
notification to residents about development plans on the
Foothills Campus and to accomplish goals related to land
use and development compatibility. LU-3.1A Who: City, County (with CSU)
Open Lands and
Natural Areas
The vision for the Northwest Subarea is to expand
and connect open lands to conserve natural features,
wildlife habitat, and environmentally sensitive areas.
OVERVIEW
The Northwest Subarea contains many natural
features and is home to a large variety of wildlife,
plants, and birds. Open pastures, marshes and wet
meadows, scenic mountain views, streams and
wetlands, nearby foothills, large mature trees, and
the Poudre River riparian corridor all define the area.
These features contribute to not only the scenery,
natural diversity, and country-feel, but also lend
themselves to education, interpretation, and
recreation opportunities for equestrians, bicyclists,
and pedestrians.
The protection of these natural features and wildlife
habitat is a priority of this Plan. These natural areas
should be retained and restored as a system of
connected open lands through a variety of
conservation approaches described in this Plan. The
successful achievement of natural features goals will
require broad and sustained participation of the City,
County, neighborhood groups, landowners, non-for-
profits, and other agencies. This is especially true
for the Soldier Creek Restoration project, which has
the potential to become a major community-wide as
well as local asset.
The existing City Natural Area along Overland Trail provides
views of the foothills.
Northwest Subarea Plan
36 Chapter 6 — Goals, Policies & Strategies
GOALS AND POLICIES
Goal OL-1: Connected Open Lands and Conserved Resources
The Northwest Subarea will have a connected system
of open lands (linked to the foothills, Poudre River,
and Soldier Creek restoration project) that conserves
natural areas, scenic views, and wildlife corridors.
Policy OL-1.1
High Priority Connected Open Lands
Conserve open lands having community-wide
significance as natural areas, wildlife habitat or
corridors, and views, and those providing
opportunities for education and recreation (i.e., near
foothills and along the Poudre River, as shown on
the Framework Plan, page 12 and Open Lands &
Trails Plan, page 27). Protect open lands between
Laporte community and Fort Collins.
Policy OL-1.2
Soldier Creek Restoration
Restore Soldier Creek as a connected drainage (with
trails, flood control, and natural areas) using a
variety of means including acquisition with willing
sellers, easements, willing donors, or set asides as
part of development projects. (See Figure 13 on
page 26.)
Policy OL-1.3
Property Rights and Conservation
Balance the rights of property owners with the
community’s desire for conservation.
Policy OL-1.4
Private Open Space and Resource Protection
New developments must comply with City and
County regulations to protect natural features and
provide private open space.
STRATEGIES
The following strategies will help achieve open
lands and natural areas goals in this Plan.
Open Lands & Natural Areas Strategies
Continue to pursue acquisition of or easements on priority
open lands (i.e., Poudre River Corridor and Foothills
locations) from willing landowners. OL-1.1A Who: City, Residents
Explore the idea of establishing an east-west wildlife
corridor between the foothills, Lee Lake, open lands north
of Vine, and the Poudre River. OL-1.1B Who: Residents
Work with developers west of Overland Trail to set aside
common open space to conserve natural areas and
foothills views (per development code requirements). OL-1.1C Who: City, County, Developers
Coordinate departments and disciplines within the
agencies to pursue the Soldier Creek flood control projects
along with stream restoration and construction of
neighborhood trails (e.g., Utilities—Stormwater Services,
Natural Resources, Advance Planning, and other
departments as necessary). Identify properties,
landowners, and potential connections along Soldier
Creek. Work with developers and residents to provide
stormwater drainage areas, natural areas, and a trail along
Soldier Creek. OL-1.2A Who: City, County, Developers
Work with Poudre School District to implement the Soldier
Creek restoration project on the PSD property near Poudre
High School. OL-1.2B Who: City, PSD
Coordinate with Colorado State University on Foothills
Campus to protect important natural features and scenic
views of the foothills. OL-1.3A Who: City, County
Coordinate with Lafarge and landowners on long-term
goals for open lands and trail connections within the
Poudre River Corridor. OL-1.3B Who: City
Northwest Subarea Plan
Chapter 6 — Goals, Policies & Strategies 37
Parks, Recreation, and Trails
The vision for the Northwest Subarea is to expand
access to the connected system of trails and to parks
and recreation facilities.
OVERVIEW
The Northwest Subarea has numerous recreation
opportunities for equestrians, bicyclists, and
pedestrians, including several nearby City parks (i.e.,
City Park, Huidekooper, Lee Martinez, and Rogers
Parks), golf, and major community/regional trails,
including the Poudre River Trail and Foothills Trail.
Because many residents in the area have horse
properties and stables, equestrians are prevalent on
the trails.
The area has limited options for developing new
parks. Most of the Subarea is unincorporated
County, and the County does not typically develop
or maintain neighborhood parks.
The focus of this Plan for recreation is to improve the
trails system to connect destinations and provide a
safe network for bicycles, pedestrians, and
equestrians and to provide access to parks, as shown
in Figure 14 - Open Lands & Trails Plan on page 27.
Some members of the public are concerned about
potential trail impacts on neighboring properties and
want to ensure that the City and County work with
willing landowners. This Plan addresses those
concerns.
City Park and City Park Nine Golf Course, adjacent to the
Northwest Subarea along Taft Hill Road, is a major public
park and recreational amenity for nearby residents.
GOALS AND POLICIES
Goal P-1 Access to Neighborhood Parks and Recreation Facilities
All residents in the Northwest Subarea will have
access to neighborhood parks and recreation
facilities–some private and some publicly provided.
Policy P-1.1
Park or Open Space Area North of Vine Drive
Encourage a developer-provided park or open space
north of Vine Drive (if new development occurs).
The park should be accessible to surrounding
neighborhoods.
Policy P-1.2
Huidekooper Park Access Improved/East-West Trail
Connections
Improve public access to Huidekooper Park for bikes
and pedestrians to make it easier to get to from
surrounding neighborhoods, including via east-west
local neighborhood connections. (Figure 14 - Open
Lands & Trails Plan on page 27 does not show exact
locations.)
Policy P-1.3
Equestrian Facilities through Private Initiatives
Encourage private initiatives to build equestrian
facilities in appropriate locations. Small stables and
riding areas should minimize impacts of noise,
odors, and dust on neighboring properties.
Goal P-2: Connected System of Trails
The Northwest Subarea will contain a system of
connected trail corridors that provide access to the
Foothills, Poudre River, the Soldier Creek trail,
between neighborhoods, and to local parks, schools,
and other destinations. This connected trail system
will be achieved with willing participants.
Policy P-2.1
Multi-Purpose Trails Connect Major Destinations
Provide new multi-purpose recreation trails that
connect neighborhoods and schools with the
Foothills and Poudre River Trails, as shown Figure
14 - Open Lands & Trails Plan on page 27.
Policy P-2.2
Local Neighborhood Connections as Safe Routes for
Travel
Provide local neighborhood connection trails that
are safe routes for travel between schools, parks,
natural areas, and homes; and that connect to other
Northwest Subarea Plan
38 Chapter 6 — Goals, Policies & Strategies
major destinations within the community, including
CSU and Downtown.
The Foothills Trail is accessible from this trailhead off of
County Road 50 in the northwestern portion of the Subarea.
Policy P-2.3
Soldier Creek Trail
Establish Soldier Creek Trail, as indicated on the
Open Land and Trails Plan, through partnerships,
acquisitions, and development agreements.
Policy P-2.4
Proper Design and Screening of Trails Limits
Impacts
Limit impacts of trails on neighboring properties
through proper design, setbacks, and screening of
trails.
Policy P-2.5
Trails Designed and Sited to Minimize Impacts
Design and locate new trails to minimize impacts on
wildlife, native plant communities, aesthetics, and
other visitors’ enjoyment of public open lands.
Policy P-2.6
Trails Established with Willing Landowners
Establish future trail locations with property owner
willingness and public acquisition, or as part of
future developments.
STRATEGIES
The following strategies will help achieve
the parks, recreation, and trails goals.
Parks, Recreation, and Trails Strategies
Work with developers to provide parkland and open space
in future residential projects. P-1.1A Who: Residents, County, City
Work with developers to support a developer-provided
neighborhood park or open space north of Vine Drive. P-1.1B Who: County, Residents, City
Amend Parks & Recreation Policy Plan – Master Plan
(according to Open Lands and Trails Plan) to identify multi-
purpose trails and Soldier Creek). enue P 2.1A Who: City
Work with Colorado State University, developers,
residents, community groups, and landowners to provide
local neighborhood connection trails. P-2.2A Who: Residents
Pursue grants to fund an informal network of trails
generally shown on the Open Lands and Trails Plan,
working with property owners to identify connections. P-2.2B Who: Residents
Work with Colorado State University, developers, and
community groups to provide a trail connection between
the Foothills Trail, Laporte Av, and destinations south
within the Foothills Campus. P-2.2C Who: City, Residents, CSU
Require future developments to provide local pedestrian
and bicycle connections. P-2.2D Who: City, County
Pursue grants to fund trails in Soldier Creek Restoration
project. P-2.3A Who: City, County, Residents
Work with developers, residents, and community groups to
provide a trail along Soldier Creek. P-2.3B Who: City, Developers, Residents, Community Groups
Northwest Subarea Plan
Chapter 6 — Goals, Policies & Strategies 39
Transportation
The vision for the Northwest Subarea is to have a
transportation system that provides safe, pleasant,
and convenient travel for pedestrians, bicycles,
equestrians, and motorists.
OVERVIEW
The Northwest Subarea does not have major
transportation problems, although improvements
need to be made to fix smaller issues. Most
vehicular traffic in the Northwest Subarea occurs on
the arterial streets: Overland Trail, Taft Hill Road,
Vine Drive, Laporte Avenue, and Mulberry Street.
The public would like these streets to be safer for
pedestrians and bicycles, particularly for children
traveling to and from school.
Future transportation improvements to arterial and
local streets in the Northwest Subarea should
improve safety and retain the semi-rural character of
the area. Streets should accommodate pedestrians,
bicyclists, cars, and transit and should connect with
recreational and local trails. Future improvements
will depend on collaboration between residents,
citizen groups, developers, the City, and the County.
(Figure 15 - Transportation Plan on page 30.)
GOALS AND POLICIES
Goal T-1 Safe, Pleasant Transportation System
The Northwest Subarea will contain a safe and
functional system of streets, sidewalks, and bicycle
lanes that allows for pleasant and safe and convenient
travel by pedestrians, equestrians, bicyclists,
motorists, and transit users.
Policy T-1.1
Local Trail Connections in Addition to Street
Connections
Allow flexibility, consistent with code/standards, to
provide local neighborhood trail connections (bike
and pedestrian) to supplement local street
connections.
Policy T-1.2
Streets Fit Character
Allow flexibility to modify street standards for lower
density developments to fit the character and context
of the subdivisions in the area.
Many of the local neighborhood streets experience very
little traffic and have somewhat rural street characteristics
such as no sidewalks, curb, or gutter.
Policy T-1.3
Safe, Connected Routes to Bus Stops
Coordinate street, sidewalk, and trail improvements
to improve safe routes to and from bus stops.
Policy T-1.4
Bus Stops Improved
Improve bus stops to meet current standards with
improved shelters, benches, and bicycle racks.
Policy T-1.5
Crosswalks near Schools and Other Safety
Improvements
Monitor pedestrian traffic near schools to determine
if additional crosswalk improvements will be
warranted to improve pedestrian safety (i.e., south
of Poudre High School on Mulberry Street and south
of Lincoln Junior High on Vine Drive).
One aim of this Plan is to improve pedestrian safety near
schools. (Photo by LSA)
Northwest Subarea Plan
40 Chapter 6 — Goals, Policies & Strategies
STRATEGIES
Strategies to achieve a safe, efficient, and compatible
transportation system include:
Transportation Strategies
Require future developments to provide local pedestrian
and bicycle connections, particularly when the
improvement will enhance access to schools, parks, and
activity centers. T-1.1A Who: City, County
Use the current street standards (Larimer County Urban
Area Street Standards) to provide the highest levels of
mobility for all users and modes throughout the Northwest
Subarea, but consider the character of the area (Policy T-
1.2). T-1.1B Who: City, County
Undertake major capital improvement projects when grants
or other funding opportunities present themselves. T-1.3A Who: City
Enhance access to transit (via trails and sidewalks) and
improve bus stops as funding becomes available through
either the City’s Pedestrian Plan or Safe Routes to School
grants. T-1.3B Who: City
Explore the possibility of incorporating additional criteria
into the City’s Capital Improvement Project ranking process
to highlights projects identified in this and other subarea
plans for inclusion in future Transportation Master Planning
efforts. T-1.3C Who: City
(See Park, Recreation & Trails Strategies on page 38.)
Utilities and Services
The vision for the Northwest Subarea is to provide
utilities and services that promote and protect health
and safety, with an emphasis on local autonomy and
self-reliance.
OVERVIEW
Currently, multiple public and private service
districts provide utilities and services in the
Northwest Subarea (i.e., water, wastewater,
electricity, and stormwater management). Some
residential properties in the County are serviced by
individual well and septic systems.
It is important to monitor and maintain all utilities
for health and safety purposes, but it is likely that
many developed County neighborhoods may not
need a change in utility services. On-going
coordination and cooperation between residents,
service providers, and government agencies will be
necessary to address utility needs.
GOALS AND POLICIES
Goal U-1 Safe and Reliable Services
Neighborhoods in the Northwest Subarea will have
access to safe and reliable water and sewer service.
Policy U-1.1
Existing County Neighborhood-Initiated Request for
Services
Work with County neighborhoods that initiate
requests for services with the County, and form
Improvement Districts for financing improved water,
sewer, or streets–as needed.
Policy U-1.2
New Neighborhoods with Safe and Reliable
Services
Require new development in the City or County to
connect to public water and wastewater systems and
“pay its fair share” for public utilities.
Goal U-2 Reduced Flood Risk
The Northwest Subarea will have reduced flooding
potential.
Policy U-2.1
Michaud Drainage Basin Flooding Potential
Reduced
Northwest Subarea Plan
Chapter 6 — Goals, Policies & Strategies 41
Resolve flooding for the Michaud Drainage Basin
(north of Vine Drive), as identified in a Stormwater
Master Plan, and require new development to
comply with the master plan once developed.
Additional planning and
stormwater improvements will
help reduce flooding potential
in the area.
Policy U-2.2
West Vine Basin Plan
Resolve flooding for West Vine Basin, as proposed
through the West Vine Basin Stormwater Master
Plan, by requiring new development in the City and
County to comply with the stormwater master plan.
In addition, restore Soldier Creek to achieve natural
areas and recreation objectives.
Policy U-2.3
Development Complies with Floodplain Regulations
to Avoid Hazards
Require new development in the City and County to
comply with floodplain regulations.
Goal U-3 Service Provider Coordination
Continued coordination will take place between the
City, County, and other utility and service providers in
the Northwest Subarea.
Policy U-3.1
Electric Lines Underground
Coordinate with Xcel Energy or electric service
providers in the GMA to bury relocated electric lines
in public right of way when feasible.
Policy U-3.2
City-Maintained Utilities and Services
Continue City maintenance of water, wastewater
system, streets, electric utilities, parks, and other
services currently provided by the City. (See Map A-
9: Water and Sewer Utilities.)
Policy U-3.3
Sunset Water District
The City and County will continue discussions with
Sunset Water District to address issues as they arise.
As development or equipment repairs or replacements
occur, it may be possible gradually to bury electric lines.
STRATEGIES
The following strategies will help achieve utilities
and services goals. (See additional Park, Recreation
& Trails Strategies on page 38.)
Utilities and Services Strategies
Monitor sewer needs and work with neighborhoods that
initiate discussions to connect to public wastewater
treatment systems. U-1.1A Who: Residents (with City, County)
When neighborhoods need new or improved services,
initiate discussions with the County or City about how to
provide services and how to establish local funding
mechanisms. U-1.1B Who: Residents
Develop a Stormwater Master Plan for the Michaud
Drainage Basin (north of Vine Drive), to resolve flooding
problems in that area. Prioritize this project on City and
County Capital Improvements Plans. U-2.1A Who: City, County
Require new development to comply with the West Vine
Basin Stormwater Master Plan. (See additional Soldier
Creek strategies in Chapters 4 and 5--Open Lands and
Trails.) U-2.2A Who: City, County
Continue to work in the GMA with electric service providers
to bury electric lines in right of way when feasible. U-3.1A Who: Residents, County, Electric Service providers
Northwest Subarea Plan
42 Chapter 6 — Goals, Policies & Strategies
Appearance and Design
The vision for the Northwest Subarea is for new
development to fit in with the low density and
country-like image of the area and to safeguard
natural features.
OVERVIEW
The Northwest Subarea character has a country-feel
and distinctive image in the broader Fort
Collins/Larimer County community with a wide
variety of styles, lot sizes, and activities.
New development should fit the pattern and
character of the area in terms of scale, use, lot sizes,
setbacks, and landscaping, and should provide
connected open space and avoid natural areas.
Public projects (e.g., gateways, streets, and trails)
should also enhance the area’s identity and image.
GOALS AND POLICIES
Goal AD-1: Unique Image and Identity
The Northwest Subarea will continue to have a unique
image and identity, with a wide variety of compatible
styles and activities.
Policy AD-1.1
Compatibility–Residential Guidelines
Encourage site-specific and contextual design and
planning to promote new development that is
compatible with the area. (See additional Land Use
Strategies on page 35.)
Policy AD-1.2
Gateway Enhancements
Enhance key gateways at intersections shown on the
Framework Plan–including Taft Hill and Laporte
and Shields and Vine–to be a catalyst for
reinvestment in businesses and to improve identity
and image of the area.
Policy AD-1.3
Quality of Commercial Spaces and Appearance
As commercial redevelopment occurs in the area it
should be of high quality and compatible in scale
and use with adjacent residential neighborhoods.
STRATEGIES
The following strategies will help achieve consistent
appearance and design of the area. (See additional
Land Use Strategies to implement the Framework
Plan on page 35.)
Appearance and Design Strategies
Residential design guidelines (see next chapter) to achieve
compatible residential development site plans and
buildings to fit the neighborhoods and character in the
Residential Foothills and Urban Estate Districts in the
Northwest Subarea. AD-1.1A Who: County (primarily), Developers, Residents, City
Identify priorities for gateways and provide funding, as
available, for some limited signage and right-of-way
landscaping improvements. AD-1.2A Who: City, County
Work with Homeowner Associations and neighborhood
groups to coordinate tree planting along major arterials
such as Laporte and Overland Trail. AD-1.2B Who: Residents, City, County
Work with the Poudre School District to improve landscape
and streetscape along school properties. AD-1.2C Who: Residents
Northwest Subarea Plan
Chapter 7 — Guidelines for the Urban Edge/Rural Edge 43
Chapter 7
Guidelines for the
Urban/Rural Edge
A Handbook for Residential Design in the
Northwest Area
WHAT IS THE PURPOSE OF THESE
GUIDELINES?
The Northwest Subarea is made up of a diverse and
eclectic variety of homes, horse properties, open
fields, and scenic mountain views. For over a
century, scattered, small scale developments have
cropped up, coexisting with traditional agricultural
uses and farms.
As new development occurs, subdivisions may be
larger in scale than past developments and could be
very different in character from existing
neighborhoods. Developers can, however, take
measures to retain certain valued traits (such as
natural features and scenic views), and design
neighborhoods in a way that shows variety,
preserves foothills vistas, and retains and conforms
with many of the “semi-rural” characteristics of the
area.
The purpose of these guidelines is to offer future
developers in the area clear guidelines to use in
designing context-sensitive developments.
These guidelines, as part of the Plan, are not
mandatory at this time. However, they can:
Clarify for developers how existing residents
would like new developments to look;
Guide developers to create site plans, structures,
and landscapes that are site- and context-
sensitive and fit the community’s expressed
interests;
Ease the process of obtaining approvals for
development applicants who follow the
guidelines;
Form a foundation for standards that could refine
current code requirements in these areas; and
Provide flexibility to make developments
compatible.
The City or County may make certain of these
guidelines mandatory after the Northwest Subarea
Plan is adopted.
Relationship of buildings to the street
WHERE DO THE GUIDELINES APPLY?
Residential Foothills (RF): West of Overland
Trail
The lands west of Overland Trail are characterized
by large undeveloped or agricultural properties,
natural areas (such as wetlands and areas with rare
plant species), scenic views of the foothills, and
access to nearby trails and open spaces. There are a
few scattered residences. The area is designated as
Residential Foothills (RF), with mandatory clustered
development.
Urban Estate District (UE): East of Overland
Trail, Outside City Limits
The area outside of City limits and generally east of
Overland Trail is characterized by scattered smaller
undeveloped or agricultural properties that are
surrounded by subdivisions. The existing
neighborhoods contain a variety of lot sizes, home
styles and sizes, setbacks, densities, and other
characteristics. This area contains fewer natural
features than west of Overland Trail, but residents’
value the “elbow room” that the undeveloped
parcels currently provide. Much of the area will
continue to be classified as Urban Estate (UE).
Clustered development is optional–not
mandatory–for new development.
Contents
This guide contains the following sections:
- Steps to Prepare a Site Plan (including Clustered
Development)
- Residential Foothills District — Site Planning
- Urban Estate District — Site Planning
- Design and Placement of Buildings (All Areas)
Northwest Subarea Plan
44 Chapter 7 — Guidelines for the Urban Edge/Rural Edge
1. Steps to Prepare a
Plan for the Site
(including Clustered Development)
A. I DENTIFY THESE FEATURES
First, identify the following:
Roads, trails, utility easements and rights-of-way
Topography (steep slopes and ridgelines)
Sensitive environmental areas (as defined by the
City /County or an Ecological Characterization
Study prepared as part of a development
proposal), including but not limited to streams,
ditches, drainages wetlands, and wildlife habitat
Geologic hazard areas
Public lands
Existing conservation easements/protected lands
Adjacent property lot sizes, setbacks, and
building sizes
Built features, including driveways, farm roads,
buildings, fences, walks, barns or sheds,
drainage fields, utilities and utility easements
Historically/culturally significant sites/structures
A thorough site analysis is a key first step for
development of any property in this area. The City
and County land use review processes both
recommend Sketch Plan/Conceptual Review and
neighborhood meetings for conservation
development or cluster projects.
B. DELINEATING CONSERVATION AREAS
Next, delineate the conservation areas. They
should:
Provide contiguity with adjacent open lands,
conservation areas and agriculture lands.
Protect unique natural, historic, or cultural site
features.
Provide a minimum buffer of 100 feet between
any residential structure and adjacent
agricultural activities or open lands.
Provide a minimum buffer of 100 feet along
arterial roads.
Avoid fragmentation of conservation areas
within the site.
Protect conservation areas in perpetuity by
conservation easement or deed restriction. HOA
may oversee management.
Figure 16 - Example of Site Analysis for the Residential
Foothills Area (west of Overland Trail)
HOW DO THE COUNTY AND CITY
APPROACH CLUSTERING NOW?
Larimer County’s Conservation Development (CD)
process encourages clustering on parcels of 30 acres
or more outside the Growth Management Area.
Many of the County’s CD provisions could apply “at
the edge.”
The City of Fort Collins allows clustering in the
Foothills Residential District and in the Urban Estate
District. Both require a minimum of 50% open
space. Certain criteria apply, as listed on following
pages.
Site Planning Process (Before Submittal)
1. Pre-submittal Meeting - Prior to submitting a plan,
the development applicant meets with representatives
of the relevant planning departments (City/County).
2. Site Analysis Map - Before formal submittal of
application, the applicant prepares a site analysis map
that provides information about site conditions and
context of subject site and on lands within 500 feet of
the site boundaries. The site analysis should delineate
conservation and buildable areas.
3. Staff Site Visit - City or County staff will visit the
site with the applicant to discuss specific site features
and/or concerns.
4. Sketch Plan — In the County, this is part of the
regular process.
5. Neighborhood Meeting or Design Workshop —
Ideally, the development applicant, neighbors, and
other stakeholders will work together to find common
ground before the developer prepares a Conceptual
Review plan. The City or County may be able to
participate in a design workshop effort depending on
resources.
Northwest Subarea Plan
Chapter 7 — Guidelines for the Urban Edge/Rural Edge 45
2. Residential Foothills
District
(West of Overland Trail)
The guidelines for Residential Foothills emphasize
clustering, conservation areas, and vista protection.
Residential Foothills development should leave open space
for views and around natural areas.
GUIDELINES
1. Lot Sizes -
Provide a variety
of lot sizes within
new RF clustered
subdivisions.
2. Vary Setback or Openings along Overland Trail -
Provide varied development setbacks and open
space to maintain foothills views.
3. Conserve Natural Features - Design site plans to
protect natural features and provide conservation
areas (minimum 50%): Provide at least 100 feet
between natural features and future development.
4. Contiguous Open Lands - Provide contiguous
open space within a site connecting to adjacent
open land.
5. Development Away from Natural Features -
Concentrate development lots away from natural
features into one or more clusters.
Desired Character in Residential Foothills
This area should continue to have agricultural lands or
open lands with unobstructed views of the foothills, to
the extent possible and residential density comparable
to or lower than residential areas east of Overland
Trail as development occurs.
Figure 17 – Example of 76-acre site with 76 units
6. Useable Common Open Space - Design interior
open space to be useful to residents of the proposed
development and visible or accessible from
adjoining developments.
7. Relationship of Lots to Common Open Space -
Design lots within a subdivision to abut interior
open space.
8. Streets and Driveways - Locate streets, driveways,
and buildable lots to work with the natural
topography and avoid disturbing natural features.
WHAT IS CURRENTLY REQUIRED?
Site Planning
The “RF District” has general design criteria for
clustering:
Preserve natural features.
Provide amenities (e.g., parks, trails).
Minimize visual intrusion/blocking foothills
vistas.
Protect adjacent development (e.g., screening,
fencing, landscaping).
Conform to terrain; minimize grading and filling.
Select building envelopes to protect structures
from high winds and maximize energy
conservation.
Indicate areas for keeping farm animals and
mitigation measures.
Lots/Building Placement
Requirements from “RL District” apply to clusters:
Density/Minimum
Lot Size
3 times total building floor area,
lots not less than 6,000 sf
Lot Width 60 feet
Yards Front 20 ft, Rear/Side15 ft, Interior 5 ft
Building Height 28 feet
Average lot size 20,000 sf
Minimum lot size 8,000 sf
20% of lots 40,000 sf
20% of lots 8,000 sf Lot Mix 60% of lots approx. 20,000 sf
Northwest Subarea Plan
46 Chapter 7 — Guidelines for the Urban Edge/Rural Edge
3. Urban Estate District
(Outside City Limits/East of Overland Trail)
The guidelines for Urban Estate emphasize
compatibility with neighborhoods and common open
space.
New residential developments should leave open space at
the edge near neighbors
GUIDELINES
1. Lot Size - Provide a variety of lot sizes within new
Urban Estate
subdivisions. Lot sizes
should relate to lot
sizes in adjacent
subdivisions.
2. Common Open Space - Provide contiguous
blocks of open space that connect to adjacent open
lands.
3. Useable Open Space/Amenities - Design
common open space to benefit residents of the
proposed development and to buffer adjoining
developments.
4. Relationship of Lots to Open Space - Design lots
within a subdivision so they abut interior open
space.
Figure 18 – Example of a 33-acre site with 66 Units
WHAT USES ARE POTENTIALLY ALLOWED
IN RF AND UE
UE District - Allows parks, open land, farm animals,
single family, two-family dwellings, single family
attached homes, group homes, public/private
schools, places of worship, public facilities, and
wireless telecommunication facilities.
RF District - The above uses may also be approved
in the RF District, except for two-family or attached
dwellings and cemeteries.
WHAT IS CURRENTLY REQUIRED?
Site Planning
The “UE District” contains similar criteria for
clustering as in the “RF District,” except for No. 6
(i.e., Selecting building envelops to protect structures
from winds or to maximize energy conservation).
Lots/Building Placement
The requirements from “UE District” apply to
clusters:
Density/Minimum
Lot Size
One-half acre, but can be smaller in a
cluster - up to 5 units/ac in area of cluster
Lot Width 100 feet
Yards Front 20 ft, Rear/Side25 ft or varies,
Interior 5 ft
Building Height 3 stories (38 feet)
Desired Character in Urban Estate
This area should continue to have a variety of stable
neighborhoods (predominately in Larimer County). As
new development occurs, it should fit the context of
what is there now and provide buffers, screening, and
landscaping to protect existing development.
Clustering is optional but is preferred in areas along
the bluffs and the Poudre River.
Average lot size 9,600 sf
Minimum lot size 6,000 sf
20% of lots 15,000 sf
20% of lots 6,000 sf Lot Mix 60% of lots 9,600 sf
Northwest Subarea Plan
Chapter 7 — Guidelines for the Urban Edge/Rural Edge 47
4. Design and Placement of
Buildings
(All Areas)
GUIDELINES
1. House Footprint Relative to Lot Size - House
sizes should relate to lot sizes–so building does not
dominate. For RF: Building footprint will be no
larger than 20% of lot size, ideally. For UE: no
larger than 25% for exterior lots and 40% for interior
lots.
2. House Size Relative to Adjacent Homes and
Public Areas - Include a variety of sizes within a
subdivision (as noted in site plan section) Relate
size of buildings to lot sizes and adjacent properties
(e.g., 2 stories maximum, with 1 story preferred near
edge of property or no more than 20% difference in
height.) Locate taller and larger structures on
interior portions of a site, screened from adjacent
developments or public rights-of-way.
3. Building Massing and Roof Planes - Vary building
massing and roof planes, with lower profile
buildings near adjacent properties.
4. Durable Materials - Construct buildings of
durable materials (e.g., stone, masonry, and treated
wood).
5. Colors - Use predominately muted colors with
brighter colors for accent only. Use a variety of
colors in a subdivision (with at least three different
colors within a subdivision).
6. Building Orientation to Street - Vary orientation
of buildings to local street.
7. Style and Types of Buildings - Use at least 3
model types in all developments. (Note: current
standard requires at least 3 types with 10 homes or
more.)
8. Garage Placement - Design a variety of garage
placement. (Note: not comprising more than 30%
of ground floor street-facing facade. Recessed,
detached, or side or rear-facing garages preferred.)
9. Building Setbacks from Arterials - For RF:
Setbacks should be larger than RL standards and
more consistent with arterial-street setbacks of
existing developments (i.e., at least 100 feet).
For UE: Setbacks should be larger than current UE
standards and more consistent with setbacks of
existing developments (i.e., At least 50 feet)
10. Building Setbacks from Local Street - For RF:
Vary setbacks (i.e., 40 feet preferred instead of 25
feet). At least 20% of buildings should be setback
50 feet or more. For UE: Vary setbacks. At least
20% of buildings should be setback 40 feet or more.
Current Standards Require
The City standards for the LMN District require a
variety of styles, orientation, and building types.
Generally, these standards apply only if a
development has at least 10 units, or more stringent
standards apply for 100 units or more.
For more information, see detailed guidelines below.
This image shows:
1 - Home “footprint” not more than 25% of lot.
2 - Varied lot sizes.
3 - Varied roof planes.
6 - Varied orientation of buildings.
7 - Use of different models of buildings.
10 - Varied setback from local street.
Northwest Subarea Plan
48 Chapter 7 — Guidelines for the Urban Edge/Rural Edge
5. Landscape Design and
Environment
(All Areas)
These guidelines emphasize a semi-rural character of
landscape and environment.
Design landscaping to appear more natural or informal with
clusters of plants and trees.
Use native or drought-tolerant grasses and plants.
Use fencing that is open, not solid or opaque.
GUIDELINES
1. Landscaping with Natural Appearance - Design
common landscaping to appear more natural or
informal, with clusters of plants and trees.
Hedgerows or windbreaks may be appropriate for
screening buildings.
2. Native/Drought-Tolerant Plants - Use native
and/or drought-tolerant grasses and plants.
3. Accessory Structures - Design sheds and stables
to resemble agricultural structures of the area.
4. Fencing - Use fencing that is open, not solid
(maximum of 30% opacity). Use predominately
natural materials–wood/wire, stone, or brick.
Fences over 100 feet in length should have openings
and/or lower heights height every 100 feet to allow
wildlife and trails to pass-through.
5. Signs and Gateways - Construct subdivision
identification signs and gateways of natural
materials; could be ranch-or equestrian-style to
portray western ranch feel.
6. Lighting - Use only low-level down-cast lighting.
7. Footpaths and Trails - Include local footpaths or
trails through common open spaces--designed to
avoid natural features and to connect to existing
trails.
WHAT NOT TO DO! UNDESIRABLE
RESIDENTIAL DEVELOPMENT
Large houses on small lots. The proportion of the
building to the lot size is an important factor in the
area.
Homogenous “cookie cutter” development,
including uniform model types, roofs, and color
schemes.
Houses with prominent front-facing garages.
Houses with shallow and uniform setbacks.
Neighborhoods in the Area & The Context
The planning team has prepared an analysis of the
existing subdivisions in the Northwest Subarea (e.g.,
looking at characteristics such as density, lot size, and
setbacks). The area has a lot of variation. For
example, the density of Stagecoach Subdivision
averages about 4 units per acre, whereas Lin Mar has
lot sizes closer to 1 acre average. (See Figure 24 on
page 59.) The intent of these guidelines is to guide
new development to fit the context of what is around
it–density, lot sizes, and setbacks. Therefore, the
analysis may be useful for a developer starting to
prepare a site plan in the Northwest Subarea.
Northwest Subarea Plan
Chapter 8 — Action Plan 49
Chapter 8
Action Plan
Overview
The following pages, (Figure 20 — Action Plan pages
51-54) list the strategies or actions the City, County,
and other partners should take to implement the
goals of this Northwest Subarea Plan. The list
includes a combination of regulatory approaches,
new programs, partnerships, possible new funding
mechanisms, and other actions. For each strategy,
the table lists the responsible or lead agency or
partner–the City (within City limits), County (in
unincorporated areas), or residents. In some cases,
the strategy will involve more than one of these
parties. Coordination and strong communication
between the City, County, and residents will be an
important part of implementation.
Types of Actions
Actions that will be necessary to implement this plan
are: regulatory approaches; coordination and
partnerships; policy directions; capital improvements,
and design guidelines. Each of these types is briefly
described below.
REGULATORY APPROACHES
The City and County development regulations will
need to be consistent with the goals, policies, and
land use directions of this Plan. This Plan suggests
new Residential Foothills classification west of
Overland Trail and includes guidelines that the City
may implement through regulatory revisions.
COORDINATION AND PARTNERSHIPS
Many actions identified in this Plan will take better
means of communication between the City, County,
Colorado State University (CSU) and the area
residents, businesses, and landowners.
POLICY DIRECTIONS
The City and County will carry out a number of the
policies in this Plan through day-to-day policy
decisions (of planning staff, board members, and
elected officials), particularly regarding development
proposals in the Subarea. This Plan will guide
decisions occurring for the area.
CAPITAL I MPROVEMENTS
This Plan recommends the City and County work
with neighborhood groups to plan for improvements
to services, facilities, and trails. This Plan also
suggests coordinating the Capital Improvement
Program (CIP) of the City with the transportation
needs and long range growth and development goals
for the area.
DESIGN GUIDELINES
This Plan recommends the guidelines (Chapter 7) be
included in the Fort Collins Design Manual (2000)
and considered as code revisions occur. It
recommends the County use the suggested residential
guidelines to achieve compatible site plans and
buildings to fit the neighborhoods and character in
the Residential Foothills and Urban Estate Districts.
Key Strategies of this Plan
Based on public input and ideas, the key strategies,
or priorities for implementing the Northwest Subarea
Plan, are as follows:
Coordinate efforts of agencies and
neighborhoods;
Share timely information;
Encourage development to comply with design
guidelines that are consistent with area’s
character;
Make development approvals consistent with the
plan;
Support neighborhood-based initiatives and
action;
Use a variety of tools to achieve new open space
and trails.
Roles and Responsibilities
Throughout the planning process, a basic premise has
been that this Plan should be fair to all the parties
involved and that multiple entities will be responsible
for carrying out the plan recommendations. The
table below summarizes the roles and responsibilities
that each agency, resident, landowner, or business
has and will have in planning for the area and
implementing this Plan.
Northwest Subarea Plan
50 Chapter 8 — Action Plan
Figure 19 - Roles and Responsibilities for Implementing the Northwest Subarea Plan
ENTITY ROLE IN DEVELOPING THIS PLAN ROLE AND RESPONSIBILITY IN IMPLEMENTING THIS PLAN
Residents/
Homeowners/
Neighborhood
Groups
Participated in plan events, interviews, and
comment forms
Informed other neighbors about the process
Provide ideas and input to City/County planning
team to help shape the plan, including needs for
infrastructure and services, ideas to maintain the
area, and suggestions for acceptable types of
future development (taking into consideration
property owner development rights)
Inform neighbors about this Plan
Maintain upkeep of properties
Monitor City and County implementation of this Plan
Form local groups to make ideas in this Plan happen (e.g.,
Northwest Neighbors -- build a trail, organize groups, raise
funds, form districts)
Property
Owners/
Developers
Participated in plan events and interviews
Provided ideas to City/County planning team,
including acceptable development restrictions or
directions for future use of vacant properties
(taking into consideration current rights to develop
and resident and homeowner interests)
As properties develop, follow relevant plan recommendations
and comply with applicable City and County standards
Meet with surrounding residents to discuss development
proposals
Businesses Participated in plan events and interviews
Informed other businesses in the area about the
process
Provide ideas to City/County planning team
Maintain upkeep of properties
Monitor City and County implementation of this plan
Participate in local efforts to implement plan recommendations
Larimer County Hosted public events and provide opportunities
for the public to share ideas
Prepared plan document jointly with the City,
taking into consideration public input
Larimer County Planning Commission adopted
the plan
Continue to work with City (per Intergovernmental Agreement)
to jointly carry out recommendations of this plan
Revise development code if necessary to reflect plan
recommendations for future development patterns and
characteristics
Review development proposals (in County) to make sure new
development projects are consistent with this plan
Coordinate and construct necessary infrastructure
improvements. (Note: major new improvements are limited to
available funding.)
Provide code enforcement
Provide services including police protection and public road
maintenance
Work with neighborhood groups and developers to develop
Local Improvement Districts and other resources to fund
projects and maintenance
City of
Fort Collins
Hosted public events and provide opportunities
for the public to share ideas
Prepared plan document jointly with the County,
taking into consideration public input
City Council adopted the plan
Continue to work with the County (per Intergovernmental
Agreement) to jointly carry out recommendations of this Plan
Revise development code if necessary to reflect plan
recommendations for future development patterns and
characteristics
Review development proposals (in City limits) to make sure
new development projects are consistent with this Plan
Coordinate and construct necessary infrastructure
improvements (Note: major new improvements are limited to
available funding)
Provide code enforcement (City neighborhoods)
Provide water, sewer, police protection and other services
(City neighborhoods)
Assist local organizations with implementation efforts
Colorado State
University
Provided technical guidance to City and County
during plan preparation
Bring project development proposals to City and County for
Location and Extent Review
Share plans with residents and neighbors in the area
Northwest Subarea Plan
Chapter 8 — Action Plan 51
Action Plan
The Action Plan identifies all the strategies the City, County, residents, and others should implement to carry
forward this Plan.
Figure 20 - Action Plan Summary
START TIME IN YEARS
STRATEGY ACTION
LEAD
RESPONSIBILITY
(AGENCY OR
OTHER)
ON-
GOING 0-2 3-5 5+
RESOURCES
OR CAPITAL
COSTS
POSSIBLE
FUNDING
SOURCES
Community and History
C-1.1a Prepare a survey of historic
resources. City µ $35K – staff
Colorado
Historical
Society
C-1.2a Explore opportunities for historic
interpretation and education. Residents µ staff
C-2.1a Provide technical/financial support for
neighborhood organizations.
City (for City
neighborhoods) 9
City
Neighborhood
Services Office
C-2.1b Seek small grants for neighborhood-
initiated projects. Residents 9
County, City
Neighborhood
Services Office
C-2.2a
Facilitate communication between
owners of large undeveloped
properties and surrounding residents.
Residents,
City, County 9 staff
C-2.2b
Provide residents and neighborhood
groups with information and
resources. (Note: The City
Neighborhood Services Office
provides services.)
City, County,
Residents 9
City
Neighborhood
Services Office
C-2.2c
Evaluate incorporating neighborhood
information and resources into the
City’s “Free Seminar Series.”
City µ
C-2.2d Create a “Citizen’s Guide to Planning
and Development.” City, County µ staff
C-2.2e
Ensure consistent, ongoing
communication between residents,
neighborhood organizations, and the
City and County (re: this Plan and
public and private development
projects).
City, County,
Residents 9 staff
C-2-2f
Ensure response to neighborhood
groups when they initiate contact
about current events and projects
(e.g., neighborhood meetings,
workshops, website information, and
mailings).
City, County 9 staff
Land Use
LU-1.1a
Include guidelines to address
urban/rural edge in City’s Design
Manual
City µ
LU-1.2a
Amend the City Structure Plan to be
consistent with land uses shown on
the Northwest Subarea Framework
Plan map.
City µ staff
Northwest Subarea Plan
52 Chapter 8 — Action Plan
START TIME IN YEARS
STRATEGY ACTION
LEAD
RESPONSIBILITY
(AGENCY OR
OTHER)
ON-
GOING 0-2 3-5 5+
RESOURCES
OR CAPITAL
COSTS
POSSIBLE
FUNDING
SOURCES
LU-1.2b
Amend County zoning, as requested
during a development application, to
be consistent with land uses shown on
the Framework Plan.
County 9 staff
LU-2.1a
Change zoning to be consistent with
designated Limited Commercial areas
on the Framework Plan.
City µ staff
LU-2.2a
Work with owners of industrial or
transitioning properties to identify
future uses that will be compatible and
will serve nearby neighborhoods.
City, County 9
LU-2.2b
Provide gateway signage and
enhanced intersection design to
encourage property-owner
investment/renovation/redevelopment
of the commercial properties.
City µ
LU-2.2c
Identify regulatory strategies or
incentives to support non-residential
land uses at Laporte east of Taft Hill
and Shields/Vine that enhance and
benefit surrounding residential areas.
City
µ
LU-2.3a
Continue to review the Land Use
Code to consider agricultural and rural
economic uses in the area.
City (Land Use
Code Team) µ staff City Land Use
Code Team
LU-3.1a
Continue to work with CSU on early
notification to residents about
development plans on the Foothills
Campus and trails and open lands.
City, County (with
CSU)
9
Open Lands and Natural Areas
OL-1.1a
Continue to pursue acquisition of or
easements on priority open lands from
willing landowners.
City, Residents 9 Natural Areas
Fund
OL-1.1b Explore establishing an east-west
wildlife corridor. Residents µ
OL-1.1c
Work with developers west of
Overland Trail to provide open space
that conserves natural areas and
foothills views.
City, County,
Developers 9 staff n/a
OL-1.2a
Soldier Creek: Coordinate agencies
and developers to pursue the flood
control projects, stream restoration,
natural areas, and construction of
neighborhood trails.
City, County,
Developers µ Great Outdoors
Colorado Grant
OL-1.2b
Collaborate to implement restoration
of the creek on the PSD property near
Poudre High.
City, PSD µ
OL-1.3a Coordinate with CSU to protect
natural features and views. City, County µ
OL-1.3b
Coordinate with Lafarge and
landowners on goals for open lands
and trails in the Poudre River Corridor.
City µ
Parks, Recreation, and Trails
P-1.1a
Work with developers to provide
parkland and open space in future
residential projects.
Residents,
County, City 9 staff n/a
Northwest Subarea Plan
Chapter 8 — Action Plan 53
START TIME IN YEARS
STRATEGY ACTION
LEAD
RESPONSIBILITY
(AGENCY OR
OTHER)
ON-
GOING 0-2 3-5 5+
RESOURCES
OR CAPITAL
COSTS
POSSIBLE
FUNDING
SOURCES
P-1.1b
Work with developers to support a
small developer-provided
neighborhood park or open space
north of Vine Drive.
County,
Residents, City 9 staff n/a
P 2.1a
Amend Parks and Recreation Policy
Plan -- Master Plan section (to be
consistent with this Plan’s Open
Lands and Trails Plan).
City µ staff
P-2.2a Provide local neighborhood
connection trails. Residents µ
County Small
Grants, private
donations
P-2.2b
Pursue grants to fund an informal
network of trails; work with property
owners to identify connections.
Residents 9
County Small
Grants, private
donations
P-2.2c
Collaborate to provide a trail
connection between the Foothills Trail,
Laporte Avenue, and destinations
south within the Foothills Campus.
City, Residents,
CSU µ
P-2.2d
Require future developments to
provide local pedestrian and bicycle
connections.
City, County 9
P-2.3a Pursue grants to fund Soldier Creek
trails.
City, County,
Residents µ Great Outdoors
Colorado Grant
P-2.3b Provide a trail along Soldier Creek.
(see OL 1.2b)
City, Developers,
Residents,
Community
Groups
µ
Transportation
T-1.1a
Require future developments to
provide local pedestrian and bicycle
connections.
City, County 9
T-1.1b
Use the current street standards
(Larimer County Urban Area Street
Standards), but consider the character
of the area (Policy T-1.2).
City, County 9
T-1.2a
Undertake major capital improvement
projects when grants or other funding
opportunities present themselves.
City 9
T-1.2b
Enhance access to transit (via trails
and sidewalks) and improve bus stops
as funding becomes available.
City µ
T-1.2c
Explore the possibility of incorporating
additional criteria into the City’s CIP
ranking process to highlights projects
identified in this Plan.
City µ
Utilities and Services
U-1.1a
Monitor sewer needs and work with
neighborhoods that initiate
discussions to connect to public
wastewater treatment systems.
Residents (with
City, County) 9
U-1.1b
Neighborhoods initiate discussions
with the County or City about services
and local funding mechanisms.
Residents
9 Improvement
Districts
Northwest Subarea Plan
54 Chapter 8 — Action Plan
START TIME IN YEARS
STRATEGY ACTION
LEAD
RESPONSIBILITY
(AGENCY OR
OTHER)
ON-
GOING 0-2 3-5 5+
RESOURCES
OR CAPITAL
COSTS
POSSIBLE
FUNDING
SOURCES
U-2.1a
Develop a Stormwater Master Plan for
the Michaud Drainage Basin.
Prioritize on City & County CIPs.
City, County µ
U-2.2a
Require new development to comply
with the West Vine basin Stormwater
Master Plan.
City, County 9
U-3.1a
Continue to work in the GMA with
Electric service providers to bury
electric lines in right of way when
feasible.
Residents,
County,
Electric Service
Providers
9
Appearance and Design
AD-1.1a
Use residential design guidelines
(Chapter 7) to achieve compatible
residential development site plans and
buildings.
County (primarily),
Developers,
Residents, City 9
AD-1.2a
Identify priorities for gateways and
provide funding for some limited
signage and right-of-way landscaping
improvements.
City, County µ
Capital
Improvement
Program
AD-1.2b Coordinate tree planting along major
arterials.
Residents, City,
County µ
AD-1.2c Collaborate to improve landscape and
streetscape along school properties. Residents µ
Northwest Subarea Plan
Appendix A — Existing Conditions & Issues 55
Appendix A
Existing Conditions
& Issues
Overview
Early in the planning process, the planning team
prepared a thorough inventory of existing conditions
to inform and guide the development of this Plan.
This information makes clear the various conditions,
priorities, and dynamics operating within the
community and helped shape the recommendations
of the plan.
The inventory provides background information on
the following topics:
The People and Neighborhoods of the Northwest
Subarea
Land Use and Development
Commercial/Industrial Market Analysis
Colorado State University (CSU) Foothills
Campus
Environmental Features and Natural Areas
Parks, Recreation, and Trails
Transportation and Access
Schools
Water and Sewer
Stormwater Management and Floodplain
Administration
Electricity
Public Safety
Appearance and Design
Annexation
NORTHWEST SUBAREA LOCATION
The Northwest Subarea is an area of approximately
4.3 square miles (2,680 acres) that is located in the
northwestern portion of the Fort Collins Growth
Management Area. The majority of the Subarea -
almost 2,300 acres (85%) - is unincorporated Larimer
County, with 390 acres of the Subarea (15%) in the
2007 City limits. (See Map A-1on page 71.)
The Subarea is an irregular shape, but generally has
the following boundaries:
North: County Road 50.
Northeast: Cache la Poudre River.
Southeast: Staircase northeast from City Park
Nine Golf Course to West Vine Drive.
South: West Mulberry Street.
West: CSU Foothills Campus.
The People & Neighborhoods
of the Northwest Subarea
POPULATION CHARACTERISTICS
At the 2000 U.S. Census, the Northwest Subarea was
home to approximately 5,200 residents living in just
over 2,100 homes. The average household size was
2.55 people per household, slightly higher than in the
City as a whole (2.45). Residents tend to be either
white (74%) or Hispanic (13%). Age distribution
within the Subarea follows a normal curve with the
exception of a drop off in the number of college-aged
residents.
Figure 21 - Age Distribution of Residents within the Subarea
0
100
200
300
400
500
600
700
800
900
1000
Under 55 to 1718 to 2122 to 2930 to 3940 to 4950 to 6465 and UpSource: US Census 2000, Clarion Associates, August 2005
HOUSING AND NEIGHBORHOODS
The Northwest Subarea represents a unique spectrum
of housing and neighborhoods in the Fort Collins
Growth Management Area, because it contains
residential types ranging from rural or country lots to
traditional urban neighborhoods. The 2000 US
Census block group boundaries were used for
analysis. While the Northwest Subarea has not yet
experienced the growth and development found in
the central and southern portions of Fort Collins, a
Northwest Subarea Plan
56 Appendix A — Existing Conditions & Issues
number of subdivisions containing apartments and
single-family residences have expanded through this
area in the past 30-40 years.
Figure 22 - Census Block Groups of the Northwest Subarea
Source: 2000 U.S. Census, Clarion Associates August 2005
The following sections describe the Subarea
according to US Census Block Groups.
Block Group 3.1
This area lies north of Vine Drive and east of North
Overland Trail, and includes the Poudre River
Corridor. With the exception of Lincoln Junior High
School and the Granada Heights Subdivision, this
entire area is in Larimer County. Subdivisions in this
area include Greyrock Commons (pictured on this
page), Stagecoach, Poudre Overlook, Lin Mar Acres,
Solar Ridge, Terra Vista and others. (See Figure 23
below and Map A-2 on page 72.)
Figure 23 - Housing Characteristics by Census Block Group
3.1 3.2 4.1 4.4 23.1 Fort Collins
Homeownership Rate 77% 73% 52% 28% 76% 57%
Median Home Value 161,100 139,100 121,800 130,800 211,800 169,600
% Income Spent on Mortgage 19.6 22.1 18.1 25.3 28.1 20.0
Median Gross Rent 749 741 673 588 694 689
% Income Spent on Rent 26.1 19.9 23.4 30.5 30.6 29.4
Median Household Income 54,635 47,065 36,581 26,750 66,188 44,459
Note: Due to geographic limitations of the data, these numbers
include some lands adjacent to the Subarea but that generally contain
open space or undeveloped lands.
Source: 2000 U.S. Census, Clarion Associates August 2005
Greyrock Commons (in Block Group 3.1).
Block Group 3.2
This area includes the area north of Laporte Avenue
and south of West Vine Drive, in between Overland
Trail and Taft Hill Road. These County subdivisions
are somewhat physically separate from City
neighborhoods and commercial or services. The
Rostek subdivision lacks wastewater facilities and
paved roads, giving it rural qualities, despite its close
proximity to the City. Other subdivisions in this area
include the Rostek Addition, West Acres, Crawford
Acres, Green Acres, and others.
Block Group 4.1
This area along the southeastern edge of the Subarea
contains the Vine Drive, Mountain View Heights, and
Schmidtberger subdivisions. The majority of the
remaining land of this area is agricultural, and is
transected by Larimer County Canal No. 2. A
number of commercial activities are scattered along
the major arterial streets near the intersections of
West Vine Drive and Shields Street, and Laporte
Avenue and Taft Hill Road.
Northwest Subarea Plan
Appendix A — Existing Conditions & Issues 57
Farms north of Vine Drive.
Block Group 4.4
The southernmost portion of the Subarea, within or
directly near City limits, is similar to the general
pattern of development in the City’s older
neighborhoods, such as the West Central
neighborhood. This area is more densely developed
with older, bungalow-style residences, shorter blocks,
and a high concentration of rental units. It is closer
to amenities and public spaces like the three schools
and City Park Nine Golf Course.
Block Group 23.1
Most of this area, located west of North Overland
Trail, is still semi-rural, with large agricultural lots,
open fields, and horses and livestock. A large portion
of this area is a City natural area.
EXISTING HISTORIC RESOURCES
To date, no comprehensive survey has been
conducted of the historic resources in the Northwest
Subarea. However, two historical studies completed
in 1995 covering the entire Growth Management
Area identified resources or historical information for
the Northwest Subarea. The first, “Agriculture in the
Fort Collins UGA, 1862 — 1994” by Cultural
Resource Historians, surveyed and assessed
agriculturally-related resources. Several properties
were surveyed intensively and most of these were
found to be individually eligible for the National
and/or the City’s Local Landmark Register:
Michaud Farm (VerStraeten Farm), late 1870s,
3317 West County Road 50 (eligible)
Taft House, 1870, 1120 North Taft Hill Road
(eligible)
Knight Farm, 1881, 910 North Shields Street
(eligible)
Prenzlow (Watrous) House, late 1880s, 1337
West Vine Drive (eligible)
Scott Farm, 1902, 911 North Shields Street
(eligible)
Empire Grange, 1911, 2306 West Mulberry
(eligible)
Rogers Barn, 2515 West Mulberry (not eligible)
A number of the historic structures within the Subarea, like
the Mountainview Schoolhouse above, have not yet been
surveyed.
Other properties identified but not surveyed
included:
2912 West Vine Drive — Farm Complex
(potentially eligible)
3039 West Vine Drive — Farm Complex
(potentially eligible)
325 North Taft Hill Road — House/Barn (eligibility
not assessed)
709 North Taft Hill Road — House (potentially
eligible)
921 North Taft Hill Road — Farm Complex
(potentially eligible)
1041 North Taft Hill Road — House (eligibility not
assessed)
1800 block North Taft Hill Road (eligibility not
assessed)
2631 West Mulberry Street — Barn (potentially
eligible)
Since the historic study only identified agricultural
properties, the area should be comprehensively
surveyed to identify and assess other types of
properties. A few of the known historic resources not
yet surveyed include:
2540 Laporte Avenue (Mountainview
Schoolhouse)
2704 West Vine Drive
3039 West Vine Drive
3040 West Vine Drive
2630 Laporte Avenue (historic storefront)
Northwest Subarea Plan
58 Appendix A — Existing Conditions & Issues
The second historical study was “An Historical and
Archaeological Survey of the Overland/Cherokee
Trails Through the Fort Collins Urban Growth Area,
Larimer County, Colorado” by Retrospect (in June,
1995). This survey provided historical background
on two major historic transportation routes providing
passage through the Rocky Mountains. The
Cherokee Trail followed the base of the Front Range
foothills from Denver to LaPorte, where it connected
with the Overland Trail. The Overland Trail followed
the South Platte River and the Cache la Poudre River
before continuing northward into Wyoming. Portions
of both historic routes passed through or near
Northwest Fort Collins. Today, no evidence of these
historic roads remain within the Northwest Subarea,
although the survey found trail ruts and limited
scatter of fragmentary historic artifacts near the Cathy
Fromme Prairie and Pineridge Open Space.
Michaud Farm, in the northwestern corner of the subarea,
dates back to the mid-1870s.
HISTORIC PRESERVATION ISSUES
Many Historic Structures Dot the Area
The Northwest area contains a number of historic
structures scattered throughout the area. Some are
over 100 years old and were home to early residents
and founders of Fort Collins, including the Historic
Taft House (circa 1899). Very little is known about
these early structures and their inhabitants, although
historical information exists for the research to take
place. None of these resources are protected, either
through the City’s local landmark program or through
the National Register of Historic Places.
Land Use and Development
EXISTING LAND USE
As indicated in Table A-2, the Northwest Subarea,
while nearly 40 percent residential, still has nearly 25
percent of its land devoted to agricultural uses (601
acres). Ten percent of the Subarea is industrial–
primarily Forney Industries–and one percent is
commercial. Public uses, largely consisting of the
schools, occupy eight percent of the total land area.
Conserved open space covers seven percent. Within
the Subarea, 177 acres are vacant (7%). (See Map
A-3 on page 73.)
FUTURE DEVELOPMENT POTENTIAL–
STRUCTURE PLAN / ZONING
The City’s Structure Plan designates land uses for all
lands within the Growth Management Area, even
though the City does not zone land uses for the
unincorporated area. While currently zoned for
agricultural uses, future development in the County,
must conform to the City’s comprehensive plan
(Structure Plan) and the County’s GMA Overlay Zone
District. The Structure Plan shows 200 acres of
vacant and agricultural lands planned for Low
Density Mixed-Use neighborhood and 441 acres
planned for Urban Estate residential. With these
types of development, the Subarea could
accommodate approximately 1,450 new housing
units and 3,760 new residents. The Structure Plan
does not designate any future industrial or
commercial development in the area (except for one
small employment district along West Vine Drive).
In addition, if the existing large residential parcels in
the area (larger than 1 acre) are split and developed
over time, the 160 parcels ranging from one to five
acres could allow another 170 housing units and 490
people. The 20 parcels that are larger than 5 acres
could provide capacity for 200 new housing units
and 886 new people. (See Maps A-4 and A-5 on
pages 74-75)
Northwest Subarea Plan
Appendix A — Existing Conditions & Issues 59
Figure 24 - Existing Subdivisions Characteristics
Subdivision Size (ac) Average Lot Size (ac) Number of Lots Developed area (ac) Gross Density (du/dev ac) Net Density (du/total ac) streets and o.s. taken out Average Building Footprint Size (sf) Proportion of Lot Size to Bldg Footprint Amt. common OS (ac) % common open space Avg setback from local street edge Avg setback from arterial street edge Variation in setback from local (ft) Variation in setback from arterial (ft) Typical lot width (ft.) 35.56 0.19 142 28 5.07 3.99 1500 5.5 0 0% 31 81 14 53 60-70
Stagecoach Does not include open space along New Mercer Ditch and Larimer County Canal No. 2; subdivision contains cul-de-sacs and
sidewalks.
41.37 0.96 35 33.8 1.04 0.85 2,700 15.5 0 0% 54 62.
5 27 40 130-200 Lin Mar
Acres Only 2 bldgs along Overland Tr, lots of sheds and accessory buildings, different orientation of buildings, including diagonal.
27.00 0.408 52 21.25 2.45 1.93 2,490 7.1 0 0% 39 84.
5 31 40 85
Dean Acres Open space does not include Lee Lake open space, larger lots and setbacks near Overland Tr. Many lots on south end of
subdivision are .2 acres (more similar to Bonnaview).
62.37 0.74 80 59.79 1.34 1.28 1,400 23.0 0 0% 45 35 150 5 100
Rostek Lots of accessory units on lots. Abundance of cars and other items. Much variation in setbacks (2 -200 feet from local street) -
makes it hard to come up with an average.
16.20 0.076 30 4.8 6.30 6.90 3,000 0.7 11.8 72% 36.2 n/a 20 n/a 36 Greyrock
Commons Need to verify number of units. Most units are 2-3 per building. Many garages are separate. Common open space in the
middle of the grounds is not included in open space calculations. Garages are closer to street than buildings.
8.95 0.28 22 6.74 3.26 2.46 2,710 4.5 0 0% 45 66 10 45 80
Bonnaview
Not much variation in setback or building orientation from local street, Theo Av.
34.71 0.35 72 25.79 2.79 2.07 2,840 5.4 2.85 8.21% 55 n/a 96 n/a 90
Solar Ridge Few sheds or accessory structures. Common open space along New Mercer Ditch. Streets narrower than Stagecoach with
sidewalks. Wide variation in lot depth.
Delehoy
MLD 14.69 3.67 4 14.69 0.27 0.27 1,000 159.9 0 0% n/a n/a 90
Poudre
Overlook 0.2 0.2 0.4
14.41 0.13 44 7.18 3.05 320.00 5.63 39% n/a n/a 50
Bellweather
Approved City LMN subdivision. Density is similar to older subdivisions in the Subarea.
Note: Saddleback is very similar to Solar Ridge, though no common open space. Liberty Heights, Shirley Heights and Green Acres are similar to
Bonnaview.
Northwest Subarea Plan
60 Appendix A — Existing Conditions & Issues
Figure 25 - Summary of Existing Land Use within the
Subarea
Fort Collins Larimer County Northwest Subarea
Land Use Acres % Total Acres % Total Acres % Total
Agricultural 41 10% 561 25% 601 22%
Commercial 1 0% 20 1% 21 1%
Industrial 5 1% 259 11% 264 10%
Open Space 0 0% 185 8% 185 7%
Public 153 39% 67 3% 220 8%
Residential 118 30% 906 40% 1,025 38%
Right-of-Way 43 11% 140 6% 183 7%
Vacant 29 7% 149 7% 177 7%
Total 390 100% 2,287 100% 2,676 100%
Source: City of Fort Collins’ parcel data, Clarion Associates, August
2005
LAND OWNERSHIP
Land ownership in the area is predominately
private–with 2152 acres (80%) of the land in
private hands. The City, other public entities, and
school district own 523 acres (20%) of the land.
(See Figure 26 below and Map A-6 on page 76.)
Figure 26 - Northwest Subarea Land Ownership
Ownership Acres % Total
Private 2,153 80%
Public (incl. ROW) 192 7%
City 202 8%
School District 129 5%
Total 2,676 100%
Source: City of Fort Collins’ parcel data, Clarion Associates, Land
Ownership map, August 2005.
LAND USE AND DEVELOPMENT ISSUES
The Subarea Could Face New Growth and
Development in the Future, Making the Time to
Plan Now
This part of Fort Collins is one of a handful of
remaining areas within the City of Fort Collins
Growth Management Area (GMA) with significant
large open parcels or vacant lands. The presence
of this supply of developable land means that the
area can anticipate facing increasing pressures for
growth and development. This plan can provide
direction to help guide future land use patterns to
ensure that the desired character of the area is
retained.
“Checkerboard” Land Development Pattern
Necessitates Careful Attention to New
Development on Vacant Lands
Vacant and agricultural lands are interspersed with
developed subdivisions, making a checkerboard
land pattern. Approximately 800 acres are either
vacant or in agricultural use with potential for more
development. This constitutes almost a third of the
Subarea. The smaller vacant sites may be
challenging to develop because of access and
adjacent developments. Some of the lots have
difficult access; for example, lots along Mulberry
and Taft Hill have challenging access conditions
because they are long and narrow.
The Plan Can Address Appropriate Residential
Densities
City Plan Structure Plan designates land uses for all
lands within the City of Fort Collins Growth
Management Area, including the portion of this
Subarea that is within Larimer County. This plan is
an opportunity to fine-tune the land use types to
address future development at a finer grain so it is
compatible. Current County zoning in the area
west of Overland Trail allows densities of 1 unit per
2.29 acres–significantly lower density than the
Urban Estate classification in the Structure Plan.
The plan explores appropriate densities and land
use categories for different parts of the Subarea.
Residential Developments are in the Works
At this time of this Plan, various residential
development projects are underway or proposed
(including Poudre Overlook, Bellwether Farm,
Adrian and some smaller subdivision plats). Some
residents believe that subdivision developments are
not in line with the semi-rural, agricultural, and
Northwest Subarea Plan
Appendix A — Existing Conditions & Issues 61
eclectic development patterns and styles that
constitute the older and predominant pattern of the
area. How these newer developments are
integrated into the larger area and how new
developments are planned and designed will affect
the future character of the area.
New residential development will change the character of
the area.
Commercial/Industrial
Market Analysis
Existing Conditions
The Subarea includes several small businesses,
such as landscaping and excavating companies,
two gas stations, a liquor store, and other small
retailers. It also is home to a few major private and
public sector industries and employers, such as:
Forney Industries (150 employees; 300
additional nationwide); and
Poudre School district (1,500 employees).
Currently, no land is planned for future commercial
development or industry.
Market Analysis
Ray Real Estate Services, Inc. provided an
abbreviated market analysis of the Northwest
Subarea and provided the following conclusions
and recommendations.
The Northwest Subarea will likely experience
development pressure for residential uses, because
of its proximity to the core of Fort Collins and as
development and redevelopment in closer-in areas
becomes more expensive. The Subarea has modest
commercial redevelopment potential at
Shields/Vine and Laporte/Taft Hill intersections
because of:
Demographics in the area (i.e., the now 5,200
residents may grow by another 1,500 to 2,000
residents and the vacancy rates and income
levels of the area are generally in-line with City
of Fort Collins averages);
Traffic from local population and commuters to
areas north could support modest commercial
development; and
Limited employment activities could add to the
base market for convenience retail.
However, the area’s proximity to Downtown Fort
Collins and North College Avenue puts it at a
competitive disadvantage to become a major
redevelopment area or for major commercial
potential. The Northwest Subarea is unlikely to
face commercial development pressure for large
scale commercial, such as a big box or grocery
store. The area does not have a strong commercial
market now, so a major concern is the attraction of
appropriate neighborhood-enhancing retail or
commercial activities.
ISSUES RELATED TO POTENTIAL
REDEVELOPMENT
Ensuring Limited Commercial is Compatible
with the Area and is in Specific Locations Only.
Some members of the public are concerned about
potential impacts of commercial development in
the area and want to ensure that significant
commercial development does not occur.
However, some redevelopment in existing
locations would be appropriate for the Subarea if it
is compatible. “Compatible” low intensity
commercial uses include:
Day-care,
Nursery,
Small scale offices such as vet, real
estate/professional offices or medical dental
Bank,
Gas convenience, and
Small custom workshops
Potentially incompatible uses are:
Mini-storage if it is not well integrated into a
neighborhood or screened adequately,
Businesses larger than 20,000 square feet,
Businesses with outdoor storage, and
Large vehicle-related uses.
Northwest Subarea Plan
62 Appendix A — Existing Conditions & Issues
Encouraging Redevelopment at Current
Locations
Some of current businesses have been located in
the Subarea for many years and may relocate or
transition soon.
The northwest corners of Laporte/Taft Hill and Vine
and Shields have neighborhood convenience retail
that serves the neighborhood but that are somewhat
functionally obsolete in terms of design and
appearance. These locations could redevelop to be
more attractive and include some additional
neighborhood-serving businesses.
The most significant opportunity and challenge will
be the potential for the Laporte corridor to the east
of Taft Hill as current businesses transition to other
activities. The area could provide an opportunity
for a unique “arts and crafts” specialty retail and/or
light industrial (e.g., sculpture foundry) or similar
uses.
Forney Industries is located in the area shown as potential
Limited Commercial.
Appropriate Level of Retail or Commercial
Services
The area is primarily agricultural and residential
and currently lacks any significant neighborhood
retail services. Only one percent of the land in the
area is currently designated for commercial
development. Existing commercial activity is small
in scale and consists of two gas stations and other
local businesses. The nearest grocery stores are to
the east in Downtown and on North College
Avenue, or to the south on Taft Hill Road.
A lot of residents would prefer the area to stay as it
is–with very few commercial developments–and
have expressed strong concern over the likelihood
for large commercial establishments. Some
residents see benefits of some new smaller-scale
neighborhood establishments if they respect the
unique character of the area. Colorado State
University (CSU) Foothills Campus
EXISTING CONDITIONS AND PLANS
The Foothills Campus of Colorado State University
(CSU) is located just west of the Subarea. CSU is
currently planning for future improvements to this
agricultural research campus, but anticipates slow-
paced growth over the next 10-15 years. The
campus, which currently contains less than one
million square feet of buildings, could
incrementally expand its research buildings and
facilities over the next 10 years, according to the
CSU Master Plan for the Foothills Campus (2005).
However, the CSU Master Plan focus is on
expanding animal research facilities, not on
expanding learning facilities or residence halls.
While CSU does not plan to provide residences on
this west campus, a possible shuttle from the Main
Campus to the Foothills Campus could enhance the
transportation connections between the campus
and elsewhere.
Most of the anticipated development will consist of
infill between existing research structures south of
Laporte Avenue. However, several revised plans
have shown new research buildings clustered north
of LaPorte Avenue just east of the water treatment
facilities.
A view of the CSU Foothills Campus across the
City’s Natural Area.
CSU FOOTHILLS CAMPUS ISSUES
CSU Foothills Campus will Grow Slowly
CSU, as a state entity, operates autonomously and
can make development decisions without City or
County approval. The County, however, has
Location and Extent review authority over
development on the Foothills Campus.
Northwest Subarea Plan
Appendix A — Existing Conditions & Issues 63
Development on the campus, when it occurs, will
affect the street system and other infrastructure in
the area (e.g., stormwater, sewer, and electricity
lines). Without careful planning, even a limited
amount of development could create land use
conflicts; for example, residential development
near livestock areas can pose a conflict. Buffer
uses may be necessary for animal odors or noise.
The CSU Foothills Campus is currently working
with the City of Fort Collins to annex into the City
so the campus can buy electricity from the City.
All or just a portion of the Campus may be
annexed. Depending on the extent of annexation,
properties adjacent to the Campus could become
eligible for annexation if they undergo
development. Subarea residents want to ensure
that CSU keeps the public informed about current
plans and developments on the Foothills Campus.
CSU Expansion Will Require Increased Gas and
Electric Capacity
Larger gas lines are necessary for CSU research
facility expansion as well as growth in and west of
Fort Collins. Xcel Energy will complete expansion
of gas distribution system by the end of 2006. CSU
will need additional electric capacity from either
Xcel Energy or the City by 2008.
The Subarea is not Facing Immediate Water
Capacity Problems, but May with CSU Growth
The Subarea does not have water capacity
problems at this time (as discussed later in the
“Water and Sewer” section). However, as the
Foothill Campus grows, CSU may become
concerned about wastewater capacity issues and
the system may have to be expanded at that time.
CSU Foothills Campus Growth May Lead to
Transportation Impacts
CSU’s long-term plans will affect traffic levels on
the street network in the subarea, depending on
levels of intensity. No short-term traffic impacts are
predicted.
Environmental Features
& Natural Areas
EXISTING CONDITIONS
Open Space and Natural Areas
The Subarea contains or is bordered by two key
natural areas, recognized by the City and County as
priority areas for conservation due to their
ecological, scenic, and recreational values. They
are: the Poudre River Regional Open Space
Corridor, and the Foothills and Horsetooth
Mountain Park.
Water Features and Floodplains
Cache la Poudre River - The Cache la Poudre River
and its floodplain is the major water feature in the
community and it borders the Subarea. Reclaimed
gravel mines in the floodplain will eventually leave
a series of ponds after Lafarge completes its mining
operations and land reclamation. Current plans are
to utilize the ponds for water storage after they are
mined.
West Vine Basin: The City and County have
identified a floodplain along the major flow paths
in the West Vine Drainage basin.
A view of the foothills across Lee Lake.
Lee Lake - This small lake, located east of Overland
Trail, is the only surface water feature within the
developed portions of the Subarea.
Irrigation Canals - The Subarea includes five
irrigation canals that cross generally from north to
south as described below. The three most
prominent irrigation canals in the area are:
Pleasant Valley and Lake Canals (PV&L), the New
Northwest Subarea Plan
64 Appendix A — Existing Conditions & Issues
Mercer Ditch (NMD), and the Larimer County
Canal No. 2 (LC2).
Wet Meadows and Riparian - West of Overland
Trail, the area contains a network of marsh and wet
meadows and aquatic areas, according to City
natural habitat and features inventory. Riparian
forest is also identified along most of the major
canals in the area, including Pleasant Valley and
Lake, New Mercer, and Larimer County No. 2
Canal. (See Map A-7 on page 77.)
ENVIRONMENTAL ISSUES
“Open Space” and Natural Resources are not
Permanently Conserved
The Northwest Subarea is rich with natural
resources, including wetlands, views, natural
features, agriculture, and mature trees–all of
which contribute significantly to the area’s
character. However, many of these resources are
on private property, and are not necessarily
permanently conserved.
The City’s Natural Habitats & Features map (dated
January 5, 2005) shows raptor nests and urban
forest in the Subarea. These resources are not
conserved. The City once required a 1,320-feet
buffer for raptor nests, but it no longer has the same
buffer requirement. The area has a great deal of
wildlife–residents spot deer, fox, and other wildlife
on a regular basis. New developments and fencing
have potential to create obstacles to wildlife if they
are designed as long, unbroken, solid fences.
The large City Natural Area west of Overland Trail offers
scenic views of the foothills.
Parks, Recreation, & Trails
EXISTING CONDITIONS
The Northwest Subarea has only one established
City park within its boundaries–Huidekooper Park,
adjacent to Lincoln Junior High School. However,
the Subarea is bordered on three sides by some of
the most prominent regional parks and open space
features within the City. They are:
the Poudre River Regional Open Space
Corridor,
the Foothills and Horsetooth Mountain Park,
and
City Park and City Park Nine Golf Course.
The Poudre River Corridor
This corridor runs along the northeastern boundary
of the Subarea. This section of the river corridor is
planned in City Plan as Rural Open, intended for
conservation and restoration as a rural and natural
habitat offering scenic and recreational
opportunities after the completion of gravel mining
operations. The Poudre River Trail trailheads are a
major recreation amenity of the Subarea. Lee
Martinez Park is just east of the Subarea and
provides access to the Poudre Trail.
Horsetooth Reservoir Hogbacks
The foothills and CSU Foothills Campus to the west
contain unique landforms that the County and City
have prioritized for conservation.
City Park and City Park Nine Golf Course
City Park and City Park Nine Golf Course are just
southeast of the Subarea. The park and the golf
course are defining features and keystones within
the City of Fort Collins and a major draw for the
surrounding residential areas.
Northwest Subarea Plan
Appendix A — Existing Conditions & Issues 65
City Park Nine Golf Course is directly adjacent to the
Subarea.
Other Community and Neighborhood Parks
The Subarea is surrounded by larger community
parks, including: City Park, Lee Martinez Park, as
well as the Poudre River corridor. The closest
neighborhood park is Rogers Park–just south of
the area. The City will eventually purchase the 8.6-
acre Huidekooper Park, located adjacent to Lincoln
Junior High School, from the School District.
Huidekooper will serve as a neighborhood park for
nearby residents of the area.
Regional Multi-Purpose Trails
Residents of the Subarea value its proximity to
several significant community and regional trails
including the multi-use paved Poudre River Trail,
which extends for 8.4 miles along the Poudre River.
The river trail has trailheads with parking at the
river and Shields Street and at N. Overland Trail
and the river. To the west, the Foothills Trail is a
5.8 mile earthen trail that travels along the foothills
parallel to Horsetooth reservoir through rugged
terrain.
Within the Subarea, residents use an informal
system of trails or footpaths to get from place to
place, but no other formal trails have been
established and the local trails do not connect to
the community trails.
PARKS, RECREATION, AND TRAILS ISSUES
County Residential Development Creates
Demand for Urban Parks
The County does not provide urban parks for
existing County neighborhoods, yet residents of
these neighborhoods still participate in organized
recreation, such as softball. Given that the lot sizes
are larger for many of the homes in the area,
residents may not need neighborhood parks and
public play areas to the same extent as denser
urban neighborhoods. Future parks in the
unincorporated County will require joint resident-
developer efforts.
Residents would like to Improve Off-Street
Trails and Neighborhood Connections
Residents have noted that the Poudre River Trail
should ideally be accessible from surrounding areas
via one-half to one mile connections. Some
residents have also expressed an interest in seeing
additional off-street local trails to connect
residential areas to the schools in the area to
provide a safe off-street means for children to walk
to and from school. Most streets do not have
sidewalks or bike paths and many members of the
public do not wish to see the country-feel and
character of the streets changed. This plan explores
possible trail connections that could supplement
the presence of sidewalks and bike paths–
providing the desired connections without
upgrading the streets to an urban standard.
Access to CSU Lands Restricted
Security has increased on the CSU Foothills
Campus since 2001 with new Homeland Security
measures, making trail access challenging.
Participants in the process have questioned
whether Colorado State University (CSU) could
provide better trail access through the Foothills
Campus. Possible routes of public access to that
property should be explored in conjunction with
CSU officials.
Transportation and Access
EXISTING CONDITIONS
Streets
Streets in the area have expanded incrementally
over time and encountered physical barriers such
as the Poudre River and the foothills. Currently, the
east-west and north-south arterial streets (including
Vine Drive, Mulberry Street, Overland Trail, Taft
Hill Road, and Shields) are continuous and
connected, but the collector streets are not
connected at all. The arterial streets are generally
2-lanes wide.
The City’s Master Street Plan (MSP) is a map of the
City’s long-range vision of the major street network.
Northwest Subarea Plan
66 Appendix A — Existing Conditions & Issues
It designates the arterial streets in the area generally
as 2-lane arterials, and does not designate any
collectors in the area except for Laporte Avenue
east of Taft Hill Road. The City’s 2004
Transportation Master Plan lists a number of capital
projects for the Subarea. Only one project in the
Subarea is prioritized as a “high” priority - the
intersection of Taft Hill Road and Laporte Avenue.
A number of other projects rank as “medium”
priority (ranging from No. 35 on the list to No.
134). Larimer County has recently made
improvements to intersections and lanes on
Overland Trail and, in 2004, was working on
improvements to Taft Hill Road between Laporte
and the Poudre River.
Some local streets in the area are in rough
condition and even unpaved, such as Hollywood
Street. The County generally is not responsible for
maintaining local streets in subdivisions because it
does not have enough funds to pay for local streets
as well as county roads. Neighborhoods have the
option to form a Local Improvement District (LID)
to fund local projects. Lin Mar, Saddleback, and
Solar Ridge have LIDs that pay for road
improvements and maintenance. Stagecoach and
Dean Acres had LIDs that expired.
Bike Routes and Lanes
Laporte Avenue has designated bike lanes, as does
West Mulberry Street and Taft Hill Road from
Laporte to Mulberry. North Taft Hill Road from
Vine to Laporte is a designated bike route along
with W. Vine Drive just south of Lincoln Junior
High. Overland Trail is also a designated bike
route.
TransFort Bus
The City operates Transfort bus service in the
Subarea along Vine Drive as far west as Overland
Trail. No bus service is offered north of Vine Drive.
(See Map A-8 on page 78.)
Local streets within the Subarea are not all connected; this
street allows emergency and pedestrian and bicycle access
only.
TRANSPORTATION ISSUES
Major and Local Streets are Not Connected and
Many Existing Residents Do Not Want Them
Aside from the major arterial streets in the area
(including Overland Trail, Taft Hill Road, Shields,
Vine Drive, and Mulberry), none of the collector or
local streets are continuous or connected through
the neighborhoods, making travel through the area
somewhat challenging. City and County
transportation master plans do not address collector
streets in the area. Some local streets are unpaved
or discontinuous. Despite the broader community
benefits of a more connected street network, many
established neighborhoods do not want streets to
connect through the neighborhoods because of
potential traffic and safety impacts. In addition, the
public is not generally willing to pay the cost to
upgrade streets to an urban standard particularly
when they are satisfied with the function and
appearance of the streets under the rural standard.
For example, residents of the Solar Ridge, Lin Mar,
and Rostek subdivisions have, in the past, opposed
connecting local through-streets and would likely
do so again.
Major and Local Streets are More “Rural” than
City Streets
Under current annexation provisions, county roads
would eventually be required to be brought up to
the City’s “urban” level standards with curb and
gutter and sidewalks in order to receive City
maintenance. The current chip seal treatment that
the County provides on these roads means that over
the long-term they are likely to fail structurally.
Existing residents have expressed resistance to
upgrading county local streets to the City’s urban
standards because of the higher fees, wider cross-
Northwest Subarea Plan
Appendix A — Existing Conditions & Issues 67
sections, and curbs and sidewalks that it would
entail. They generally prefer the more “rural”
character of swales and ditches and walking in the
street rather than on a sidewalk.
Timing of Street Connections and
Improvements is Uncertain
How and when connections will happen depends
on available funding. Currently, new development
provides funding to make connections, and other
means of funding in the City are extremely limited.
Transfort Service is Limited in the Subarea and
Not Likely to Expand
The southern part of the Subarea is served by Fort
Collins Transfort bus service with stops along Vine,
Mulberry, and Overland Trail streets. Due to
Transfort funding limitations, it is unlikely that bus
service will expand in the area in the near future.
Schools
EXISTING CONDITIONS
Schools
Poudre School District operates three public
schools within the Northwest Subarea:
Irish Elementary School (and Other Elementary
Schools that Serve the Area)
Irish Elementary is located at 515 Irish Drive. This
elementary school educated 401 students in the
2004-2005 school year. Irish Elementary is a
magnet school for English Language Learners and
offers special literacy and math programs for native
Spanish speakers. The school offers Head Start,
full-and extended-day kindergarten, Before and
After School Care (BASE), a homework extension
learning lab, and Spanish language classes for
English speakers.
Three other elementary schools serve the area,
including Moore, Dunn, and Putnam. The school
district provided additions and remodels to Irish,
Moore, and Dunn. All four elementary schools
have capacity for additional students. Irish’s
addition helped to provide capacity.
Lincoln Junior High School
Lincoln Junior High School is located at 1600 West
Lancer Drive. This Junior High School educated
761 students in the 2004-2005 school year. This
school offers accelerated and special education
programs and is home to a successful instrumental
and vocal music programs and visual arts.
Poudre High School
Poudre High School is located at 201 Impala Drive,
and is one of three schools in the state to receive an
“exemplary” rating from the North Central
Accreditation Transition. This school, one of five
senior high schools within the district, had an
enrollment of 1,900 students in the 2004-2005
school year, and it offers and International
Baccalaureate Program of advanced studies,
Advanced Placement (AP) courses, an after school
assistance program, English Language Learners
support, and a variety of extracurricular activities
such as community service and sports.
School Capacity and Administration
The schools have adequate capacity for students,
and the school district is undertaking minor
expansions at some of the elementary schools that
serve the area to accommodate more students. No
new schools are planned in the area. Preliminary
planning is underway for perhaps a combo junior
high/high school. A new high school is probably
not needed for this area for another 15 to 20 years.
Poudre School District’s main Administrative
Offices are on Laporte Avenue in the Subarea. In
the long-range, the administrative offices will
remain in the area, but the School District may
eventually provide a warehouse and small
administration office to the south.
SCHOOL ISSUES
No major school issues need to be addressed
through this Plan.
Water and Sewer
EXISTING CONDITIONS
Water
While the majority of water service within the
Subarea is provided by the City of Fort Collins,
other providers operate at a smaller scale in the
Subarea, including:
Fort-Collins-Loveland Water District;
Sunset Water District; and
East Larimer County Water District.
Northwest Subarea Plan
68 Appendix A — Existing Conditions & Issues
The main issues are the older pipes and system in
the area that the water providers will need to
replace eventually, potentially at a high cost. Some
customers have experienced discolored water and
low pressure, most likely due to these aging and
undersized water lines. Over time, it appears most
efficient for the City to provide water to the whole
area.
Sewer
The City is the only wastewater provider in the
Subarea. However, some of the larger lots and
subdivisions are still using septic systems. The
older septic systems are beginning to fail,
potentially creating water quality problems and
other health and sanitation problems for the area.
(See Map A-9 page 79.)
WATER AND SEWER ISSUES
The Subarea has a Variety of Water Service
Providers.
The City of Fort Collins provides water to most of
the subarea, but East Larimer County Water District
(ELCO), Sunset Water District, and Fort Collins-
Loveland Water District also provide water to parts
of the area. In addition, some residences and
businesses are on well and/or septic systems.
Given that the City has stronger water pressure and
more consistent service, it would ultimately make
sense for the City to provide water to the entire
area. In addition, ELCO wants to restrict its service
to East Larimer County. Other considerations are:
Customers in the Sunset Water District
generally do not want to be connected to City
water.
The Rostek Subdivision has some homes on
wells. Rostek developed in the 1930’s with
deep lots using the Sunset Water District. The
district uses copper pipes and will need to
replace them. Some lots are still on septic.
Coffee Park subdivision gets water from Fort
Collins-Loveland Water District (at
Magnolia/Olive north of Mulberry).
ELCO has a few customers along Vine Drive.
Aging Water Systems
The original old water main lines pass through the
area within the Sunset Water District. Older 4-inch
lines, limited number of taps, copper lines, and
lead fittings may become an issue for Sunset Water
District when they eventually need to be replaced.
At present, customers in the district do not want to
become part of the City’s water system.
The City is the Only Wastewater Provider, but
Some Lots are Still on Septic
The City is the only wastewater provider, but some
residential neighborhoods and lots remain on septic
and are not connected to public sewer. In some
cases, the neighborhoods desire to remain on
septic. In Lin Mar Acres, for example, a past effort
on the part of a resident to connect to public sewer
did not succeed in gaining the general support of
neighbors in that area. Rostek subdivision may
have some homes on septic systems. Failing septic
systems on half-acre lots could be a problem in the
future.
Stormwater Management &
Floodplain Administration
EXISTING CONDITIONS
West Vine Basin
The portion of the Subarea south of Vine Drive is
predominantly within the West Vine Basin. This
basin drains water from the foothills east to the
Poudre River. The basin has historically
experienced many flooding problems over the
years, particularly within the Irish Green
Subdivision, the residential development at the
northwest corner of Taft Hill Road and LaPorte
Avenue, and the Second filing of the Hanna
Subdivision. The drainage channels are poorly
defined and not very visible due to the combined
forces of development and the fact that the
irrigation ditches intercept some of the water
flowing down the channels. The City of Fort
Collins and Larimer County completed an update
of their Stormwater Master Plan in 2004, which
recommends improvements for the West Vine
Basin. (See Map A-10 on page 80.)
Michaud Basin
The Michaud Basin occupies the northern portion
of the Subarea and is outside of City limits. This is
predominantly undeveloped and drains into the
Cache la Poudre River. It is transected by the same
three irrigation ditches as the West Vine Basin,
diverting some flow and increasing flooding to this
basin. A stormwater plan was developed for this
basin in 2006.
Northwest Subarea Plan
Appendix A — Existing Conditions & Issues 69
Floodplain Administration
City and County floodplain regulations are similar
for the basins in this area.
Several irrigation and stormwater drainage ditches cross
through the subarea.
Canals and Ditches
Five irrigation ditches cross the Northwest Subarea.
The Arthur, Larimer #2, New Mercer, and Pleasant
Valley and Lake Canals divert irrigation flows out of
the Poudre River north of the Subarea and transport
these flows to irrigation canals, parks, schools, and
open spaces to the south. Over time, urbanization
has encroached on these canals, as well as
discharging urbanized runoff into the ditches.
STORMWATER ISSUES
The Area has a History of Flooding – More
Basin Planning and Improvements are Needed
The area has two basins: (1) West Vine and (2) the
Michaud Basin to the north in the County. Master
planning is needed in the Northwest basin. The
West Vine Basin, which covers half of the subarea,
has flooded periodically in the past along Soldier
Creek because the incremental nature of
development and urbanization did not leave
adequate stormwater outlets. Three canals in the
northwest basin eventually flow into the West Vine
Basin — worsening potential flood hazards in that
basin.
Electricity
EXISTING CONDITIONS
Electricity in the Subarea is provided by Xcel
Energy and the City of Fort Collins. Xcel would
need to upgrade its facility to provide additional
capacity for an expanded Foothills Campus and for
further development of the Subarea.
The City has a 115,000 volt line and purchases
power from Platte River Power Authority. The City
has the capacity to serve the CSU Foothills
Campus. CSU may request annexation by the City
for the primary benefit of additional electric power
and lower rates.
ELECTRICITY ISSUES
The Subarea has Many Overhead Wires, and
New Ones Under Construction
Xcel Energy is building some new overhead lines in
the area. The City’s policy is to build new
underground lines only, but if the City takes over
existing aboveground lines it is often cost
prohibitive to bury the lines. It generally costs
between $2,000 and $4,000 per lot to place lines
underground. Due to this cost, undergrounding of
wires within the Subarea would take a long time.
Public Safety
EXISTING CONDITIONS
Fire Emergency Response service is provided by
Poudre Fire Authority. Station No. 7 is located on
Laporte Avenue in the Subarea, providing a quick
response time to the area.
Police service is provided by the Fort Collins Police
Department for incorporated areas. The Larimer
County Sheriff Department covers the majority of
the unincorporated areas.
PUBLIC SAFETY ISSUES
No major public safety issues appear to be
necessary to address at this time.
Northwest Subarea Plan
70 Appendix A — Existing Conditions & Issues
Other Issues
APPEARANCE AND DESIGN ISSUES
The Northwest Area has a Unique Eclectic
Quality
The existing developed areas have a blend of semi-
“rural” and “suburban” characteristics. The County
residences tend to be older, on larger lots, with
open fencing, barns and stables, a variety of
building styles and structures, and mature
landscaping. ”Suburban” residences, which
comprise one third of the residences in the area,
are on lots smaller than 10,000 square feet and are
generally found in neighborhood subdivisions.
Some residents are concerned that the newer
subdivision developments are not compatible with
the country-feel and natural characteristics valued
in older neighborhoods.
ANNEXATION ISSUE
Existing County Residents Do Not Want
Annexation
Currently the City has no immediate plans for
annexation in the area. Existing IGAs between the
City and County require the City to annex property
when eligible. If the City were to annex land, it
would do so under three conditions:
A development proposal and land must be
contiguous to City limits and inside the Fort
Collins Growth Management Area.
Land entirely surrounded by City limits (i.e., an
enclave) can be annexed. There are no
enclaves in the Northwest Subarea and no
plans to create future enclaves.
Some property owners have petitioned to be
annexed in exchange for access to City utility
service or to fulfill an agreement. These
properties must be contiguous to City limits.
(See Appendix D - A Guide to Annexation on page
95, for more information.)
It is likely that many properties within this area will
never be annexed, particularly existing
subdivisions. The plan should therefore address
how to provide County services to those areas,
given that the County does not have funding to
provide services and it is not the County’s intent to
manage areas with urban level development.
County Versus City Policies and Fees
Some residents associate their lifestyle with living
in the County and value a bit more independence
associated with the perception of fewer regulations
and lower fees and taxes, as compared to the City.
Those residents who share this sentiment are
extremely opposed to annexation because of the
different rules and fee structures that would result
(i.e., relating to gun use, livestock and animals,
sales and use taxes, and perceived higher fees for
other services).
Northwest Subarea Plan
Appendix A — Existing Conditions & Issues 71
Figure 27 – Map A-1 Planning Area
Northwest Subarea Plan
72 Appendix A — Existing Conditions & Issues
Figure 28 – Map A-2 Subdivisions
Northwest Subarea Plan
Appendix A — Existing Conditions & Issues 73
Figure 29 – Map A-3 Existing Land Use
Northwest Subarea Plan
74 Appendix A — Existing Conditions & Issues
Figure 30 – Map A-4 City Structure Plan
Northwest Subarea Plan
Appendix A — Existing Conditions & Issues 75
Figure 31 – Map A-5 Current Zoning
Northwest Subarea Plan
76 Appendix A — Existing Conditions & Issues
Figure 32 – Map A-6 Land Ownership
Northwest Subarea Plan
Appendix A — Existing Conditions & Issues 77
Figure 33 – Map A-7 Natural Habitat & Features
Northwest Subarea Plan
78 Appendix A — Existing Conditions & Issues
Figure 34 – Map A-8 Existing Transportation & Trails
Northwest Subarea Plan
Appendix A — Existing Conditions & Issues 79
Figure 35 – Map A-9 Water & Sewer Utilities
Northwest Subarea Plan
80 Appendix A — Existing Conditions & Issues
Figure 36 – Map A-10 Water Features & Floodplains
Northwest Subarea Plan
Appendix B — Related Plan & Policy Summary 81
Appendix B
Related Plan &
Policy Summary
Community Plans
LARIMER COUNTY MASTER PLAN (1997)
Purpose and Overview
The Larimer County Master Plan applies to all
County lands outside of city and town boundaries
and is intended to manage growth through four
general themes: Consistency, Concurrency,
Cooperation, and Compatibility.
Land Use Component
The Plan divides land in the County into three
general categories:
Urban Lands - Designated as those lands within a
Growth Management Area of a city or town, the
specific land uses for these areas are determined by
an adopted community plan. Compatible county
development is intended to facilitate the eventual
annexation of that land into the city. The
Northwest Subarea is part of the City of Fort Collins
Growth Management Area as governed by an
intergovernmental agreement.
Rural Lands - The intent for the rural lands is to
conserve the open and scenic quality of the
western landscape and agricultural and ranching
practices outside of urban lands. Development
should be clustered and emphasize natural patterns
of the landscape and ensure that sensitive natural
areas are not developed. The rural policies do not
apply to the Northwest Subarea.
Parks and Public Open Lands - These are existing
publicly-owned parks and open lands.
County’s Guiding Principles for all New
Development
The County Plan establishes a number of principles
to guide development. These principles address
development in a floodway, compatibility and
transitions between uses, environmentally sensitive
areas, wildfire hazard areas, site design and
community gateways including I-25, US Highways
34 and 287, and Colorado Highway 14, energy
efficiency, and construction and maintenance of
roadways.
The County Plan also establishes a number of
Guiding Principles for the general protection of
wetlands, wildlife habitats, hazard areas, mineral
resources, air quality, water quality and quantity,
noise glare and odors, and special places.
CITY PLAN
Purpose and Overview
This Comprehensive Plan for the City of Fort
Collins establishes the City Structure Plan, a general
guide to future land use patterns, and contains
principles and policies for the development or
redevelopment of each category on the Structure
Plan Map. It addresses the entire GMA, including
the Northwest Subarea.
Land Use Component
Most existing residential developments are largely
unaffected by the City Plan principles and policies.
The Plan guides future changes within existing
neighborhoods, including broad guidelines for infill
development and redevelopment, the addition of
non-residential uses, and specifying that any
significant changes to a neighborhood would need
to result for a resident-driven subarea plan for the
neighborhood.
The land uses within the Northwest Subarea
include the following use areas and associated
guiding principles for new development:
Urban Estate Neighborhoods (UE) - The Urban
Estate neighborhoods will develop as low density,
single family and large-lot housing. The area north
Vine Drive and westward from ½ mile west of
North Taft Hill Road is classified as UE. This
district encompasses most of the unincorporated
portions of the subarea and acknowledges presence
of county subdivisions
Northwest Subarea Plan
82 Appendix B — Related Plan & Policy Summary
City’s “UE” Guiding Principles
These neighborhoods will have a maximum
average density of two dwelling units per acre
achieved with single family housing.
They will provide transitions physical transition
between urban development and rural or open
lands.
New Low Density Mixed-Use Neighborhoods
(LMN) - These neighborhoods provide low density
housing along with neighborhood-serving
secondary uses that are in harmony with the
residential character. The area south of Vine Drive
and eastward from ½ mile east of North Overland
Trail is classified as LMN. This area represents the
majority of the incorporated area within the
subarea.
City’s “LMN” Guiding Principles
These neighborhoods will have an overall average
density of five dwelling units per acre, achieved
with a mix of housing types, including single-family
homes, duplexes, and townhomes.
Neighborhood size, layout, and design should be
conducive to walking, with all dwellings sharing
the street and sidewalk system and a Neighborhood
Center.
Employment District - Employment Districts
provide locations for basic employment uses such
as offices and manufacturing and may also include
a variety of complementary uses. The City property
north of West Vine Drive and east of Shields is
categorized as Employment.
City’s “E” Guiding Principles
These districts will be major employment centers
for the community.
These districts will be accessible to the
community’s multi-modal transportation system.
Open Lands, Parks, Stream Corridors — Open lands
are for areas that contain water corridors with
natural and man-made waterways, wildlife habitat
corridors, and recreation trails. These areas
comprise a larger network of connectivity between
open lands any other developed neighborhoods
and use areas. Portions of the northwest corner of
the subarea, along the Larimer County No. 2 Canal,
connecting southwards to City Park Nine Golf
Course are shown as Open Lands and Parks.
City’s “OL” Guiding Principles
These districts surround water corridors and open
space for drainage, water conveyance, recreational,
educational, and environmental uses.
Where appropriate these corridors should be
coordinated with a Transportation Corridor to
provide a functional and accessible network.
Poudre River Corridor- The Poudre River
designation is intended to maintain a mixed-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.
Within the Plan, the Poudre is divided into five
management segments (Rural Open Lands,
Community River, Historic and Cultural Core,
Science and Education, and Conservation Open
Lands). The majority of the Poudre River within the
subarea is classified under the Rural Open Lands
category, except for the portion east of Shields
Street, which is classified as Community River.
These segments are defined as:
Rural Open Lands - “Opportunity for large scale
open lands conservation to maintain the
predominantly rural character of the area, preserve
and protect the natural habitat and floodplain
values of the river, and restore natural, scenic and
recreational opportunities after gravel mining.”
Community River - “Existing neighborhoods are
located in close proximity to existing public parks,
natural areas, and the recreational trail along the
river. This segment should emphasize convenient
access for residents to the river corridor for both
active and passive recreational and leisure
opportunities. Natural habitat and floodplain
values will be preserved.”
The Poudre River designation includes the
northeastern edge of the subarea.
Northwest Subarea Plan
Appendix B — Related Plan & Policy Summary 83
Guiding Principles
Land uses must be carefully managed to protect
and enhance the diverse community values of the
river
Protect, enhance, and restore the wildlife habitats
and natural area values of the corridor.
Enhance the recreation opportunities within the
river corridor with an emphasis on scenic values,
heritage education, and interpretation.
Manage for the preservation of the floodplain
values and minimization of damage due to flood,
erosion, and channel movement.
Protect historic and cultural landscapes and scenic
and aesthetic qualities within the river corridor.
Encourage integrated heritage and environmental
learning opportunities about the Poudre River
Corridor and its historic, cultural, and natural
heritage.
Work with gravel mining interests to review
opportunities to maintain and manage gravel
mining operations to ensure they meet applicable
laws and reclamation activities to be completed in
line with community values.
The City will permit a variety of land uses within
the Poudre River Corridor that are consistent with
the protection of ecological, floodplain, historic,
scenic, recreational, and other public values.
LAPORTE AREA PLAN (2004)
Purpose and Overview
The LaPorte community, located just north of the
Northwest Subarea, is an unincorporated town
within Larimer County. The Area Plan for this town
plans and manages the growth and development as
a designated urban area within the County. LaPorte
is predominantly occupied by agriculture and
residential development, which together account
for three-quarters of the land in the LaPorte
planning area.
Land Use Component
The Future Land Use Plan for the LaPorte area
includes the following features:
Town Core - Higher density residential uses and
commercial activities are concentrated around the
intersection of CR 54G and Overland Trail.
Entryway Transition Area - Additional commercial
activity centered along the CR54G and Taft Hill
intersection. This area is intended to be a
commercial center, as opposed to strip commercial
along the roadway, and marks the beginning of an
entryway transition area between Fort Collins and
the main Town center.
Community Separator - This area along CR 54G, is
intended to preserve some separation between Fort
Collins and the town. Clustering of new residential
development away from the eastern edge of the
Plan Area and the clustering of non-residential
development at the Taft Hill intersection will help
to create a visual break in development between
the two areas.
Cache la Poudre River Corridor - This riparian
corridor is regional asset with environmental and
recreational value. The Larimer County Open
Lands program and the Fort Collins Natural Areas
program as well as several non-profit preservation
organizations have prioritized the acquisition of
open space along this corridor. County Land Use
Code requirements protect the river and its
resources.
Natural/Environmental Features
The LaPorte planning area contains the following
areas identified by the Open Lands Program as
priority areas:
Bellvue/Mouth of Poudre Canyon; and
Poudre River Corridor.
In addition, the LaPorte area contains three sites
identified through the Colorado Natural Heritage
Program as Conservation Sites, important locations
of biological diversity:
Cache la Poudre-La Porte site;
Curtis Lake Ridge; and
Horsetooth Reservoir Hogbacks.
Northwest Subarea Plan
84 Appendix B — Related Plan & Policy Summary
Transportation
The Area Plan identifies the following roadway
improvements as necessary to meet forecasted daily
traffic volumes at buildout:
Taft Hill (between CR 54G and US 287) - improve
from minor to major collector.
Taft Hill (between CR 54G and the Poudre River) -
widen for a third lane to accommodate access
movements for new developments.
Overland Trail (south of CR 54G) - predicted to
double its traffic volume in 20 years, but due to a
restrictive alignment, is not planned for
improvements. Rather, any future development
should be required to dedicate right of way in
accordance with the Master Street Plan and make
the appropriate improvements as needed.
CR 54G - will require widening between US 287
and the eastern portion of downtown LaPorte.
Adjacent Area Plans
CSU MASTER PLAN (2005)
Purpose and Overview
The Colorado State University Master Plan creates a
long-term strategy for the three Fort Collins
campuses of the University: Main Campus, South
Campus, and Foothills Research Campus. The
Master Plan addresses university-wide issues such
as staffing, funding, enrollment, technological
resources, and physical facilities planning. The
Foothills Research Campus is viewed as an integral
component of the long-term growth and
programmatic excellence of CSU in Fort Collins.
The Campus currently is home to the following
academic, state and federal research programs and
tenants:
Engineering Research Center (ERG)
Agricultural Engineering Research Center
(AERC)
Atmospheric Science Cooperative Institute for
Research in the Atmosphere (CIRA)
Judson M. Harper Research Center: Center for
Environmental Toxicology and Technology
(CETT), Biosafety Level 3 Laboratories (BSL),
Animal Infectious Disease Lab (AIDL)
Equine Sciences: Equine Reproduction Center,
B.W. Pickett Equine Center
Animal Reproduction and Biotechnology
Colorado State Forest Service Nursery
Fisheries
National Wildlife Research (NWRC)
Center for Disease Control (CDC)
Strategies and Recommendations
The long term strategies and vision for the 1,544-
acre Foothills Research Campus include the
possible addition of 2 million square feet of
additional research facility space over a 20 year
time horizon. All of this development is envisioned
to occur south of Laporte Avenue. North of Laporte
Avenue, the campus could accommodate
approximately 5.5 million square feet of building
space, but is intended to serve as open space
supportive of the agricultural and animal research
activities. This land is considered as a possible
future growth area for the university, but no growth
is planned for this area within the 20-year scope of
the Master Plan.
Northwest Subarea Plan
Appendix B — Related Plan & Policy Summary 85
For the area south of Laporte Avenue, the Master
Plan makes the following recommendations
regarding future site construction and design:
Clustered development pattern of research
centers.
Vegetated buffers between the residential areas
and the campus facilities.
Aggregated parking lots to encourage
pedestrian movement between buildings.
Environmentally-friendly building design,
achieving a Leadership in Energy and
Environmental design (LEEDS) platinum rating
where possible through the following: energy
efficient buildings, clustered development for
land conservation, sustainable construction
materials, on-site reclamation activities, and
on-site energy generation.
Security-minded design would place higher
security uses further away from the eastern
edge of the campus near town, and reserve this
eastern area for higher-traffic, lower security
uses.
DOWNTOWN STRATEGIC PLAN (2004)
Purpose and Overview
The Downtown Strategic Plan creates a 5-year set
of strategic goals and activities to be pursued by the
City, the Downtown Business Association (DBA),
and the Downtown Development Authority (DDA).
The two objectives of the plan are:
To study current conditions and trends; and
To recommend steps the City and business
leaders should take together to protect and
enhance Downtown viability.
The plan establishes three principles for the
Downtown:
Protect and manage the Downtown
retail/entertainment district;
Use the energy from the core to leverage and
attract new development; and
Blend the Downtown retail/entertainment
district with adjacent neighborhoods.
Strategies and Recommendations
The plan looks at the Downtown through three
principle lenses: Urban design, market activity,
and transportation and recommends the following
strategies for each.
Urban Design
Encourage ground level uses for dining, retail
and entertainment.
Create gateways at both ends of College
Avenue and other key entry points.
Encourage public art and civic spaces.
Maintain visual distinctness of Downtown and
promote infill, including higher density
redevelopment.
Enhance use of the river corridor, including
incorporating Jefferson Street as a connection
between Downtown and the River.
Blend the Downtown with adjacent
neighborhoods.
Market Activity
Create a unified business support system and
business attraction packaging.
Strategically build upon existing body of
commercial activities in the Downtown to
reinforce and enhance the Downtown as a day
and night activity center for the City.
Transportation
Increase parking availability and use of long-
term parking structures.
Create a way-finding plan and signage system,
including pedestrian crossings, parking and
transit.
Mason street corridor should be taken
advantage of as a long-term transit corridor.
Support pedestrian, bicycle, and public transit
within the Downtown core.
NORTH COLLEGE AVENUE CORRIDOR
PLAN (1995)
Purpose and Overview
The plan for this corridor, located just north of the
Downtown area, seeks to better integrate this
portion of College Avenue with the Downtown and
larger community through revitalization and
economic development. The plan addresses the
corridor in terms of an economic area that should
relate not only to the Downtown, but also to
surround neighborhoods. This area is directly
northeast of the Northwest Subarea. Commercial
activity within this area, as in the Downtown,
would create a local center for commercial activity,
services, and employment opportunities for
residents of the Northwest Subarea.
Northwest Subarea Plan
86 Appendix B — Related Plan & Policy Summary
Strategies and Recommendations
Foster the Corridor as a business incubator and
“small local business” area.
Revitalize the commercial strip.
Highlight important gateways and nodes.
Support a mix of land uses.
Establish and balance the following districts
within the corridor: Highway Commercial
District, Business Center District, and
Neighborhood Mixed-Use District.
NORTH COLLEGE URBAN RENEWAL PLAN
(2004)
In 2004, the North Fort Collins Business
Association asked the City to recognize the North
College Avenue Corridor as an urban renewal
project area and to create an urban renewal plan
for it. On December 21, 2004, the City Council
approved the North College Urban Renewal Plan.
This Plan recognizes the North College Corridor
requires a coordinated strategy, with financing
possibilities, to eliminate blight and prevent the
spread of blight, and accomplish the City's
development objectives for improving the viability
of the area. Development and redevelopment in the
area is anticipated to occur incrementally over a
substantial period of time.
WEST SIDE NEIGHBORHOOD PLAN (1989)
Purpose and Overview
This Plan creates a more specific analysis and land
use strategy for the West Side Neighborhood in the
City of Fort Collins. This neighborhood is located
along the southeastern border of the Northwest
Subarea, extending south and east to include City
Park, Lee Martinez Park, Mountain Avenue and its
surrounding neighborhoods to the north and south.
It also abuts the western boundary of Downtown.
This plan aims at reinforcing the existing
development and multi-modal circulation patterns
for one of the older and more stable neighborhoods
within the city.
Strategies and Recommendations
The Plan divides the neighborhood into the eight
areas with strategies and land use direction for
each. The areas adjacent to the Northwest Subarea
include:
Conservation Areas: Primarily single-family
areas where some multi-family redevelopment.
These areas are encouraged to remain low
density residential areas. Higher intensity uses
and redevelopment in the form of new
construction are not encouraged. This area
creates a two-block buffer to the transition area
of Downtown and extends north of Mountain
Avenue and west of Shields Street.
Multi-Family Residential Areas: Retain existing
zone districts.
Single-Family Residential Areas: Retain
existing zone districts.
City Park Edge: Located at the northern edge of
City Park, this area is encouraged to develop as
a high-end multi-family area that integrates
itself with the park and surrounding single-
family residential development.
Mountain-Shields Commercial Area:
Commercial development and renovation is
encouraged along this commercial area to
provide services that are well-integrated to the
neighborhood and attractive.
WEST CENTRAL NEIGHBORHOODS PLAN
(1999)
Purpose and Overview
This Neighborhood Plan addresses the more
detailed land use strategy for the enhancement of
the West Central Neighborhoods, the area south of
City Park and the areas to the east and south of the
CSU Main Campus. Strategies for this area aim to
balance the high concentration of college student
short-term renters, commercial uses, and the needs
of year-round residents.
Strategies and Recommendations
The Plan recommends a number of strategies and
goals for the Neighborhoods to pursue. These
strategies generally aim to create a stronger level of
neighborhood cohesion between the campus
community and the rest of the neighborhood.
Included in these strategies is a strengthening of
commercial and office activity, particularly along
West Elizabeth Street to provide jobs and services
for nearby residents. This commercial corridor is
within close proximity to the Northwest Subarea,
accessible from Shields Street or Taft Hill Road.
Northwest Subarea Plan
Appendix B — Related Plan & Policy Summary 87
Parks and Open Space Plans
LARIMER COUNTY OPEN LANDS MASTER
PLAN (2001)
Purpose and Overview
This plan identifies the Open Land Program priority
areas for Larimer County. The Priority Open Lands
are divided into four basic categories, reflecting the
goals and priorities identified through a public
process with county residents:
River Corridors,
Important Natural Resource Areas,
Important Agricultural Areas, and
Regional Trail Corridors.
These goals and priorities identified by county
residents are:
Concern over the rapid rate of development of
agricultural and open lands,
The most important open space areas should be
identified and protected,
Land should be acquired through acquisition,
donation, and conservation easements,
Balance land protection with public access,
Develop a system of regional trails that connect
open spaces and public lands,
Maximize open space protection through
partnerships with municipalities and other
organizations.
Strategies and Recommendations
The priority areas identified within the plan as key
areas to target efforts for land acquisition and
conservation within or near the Northwest Subarea
include:
Continue to work to preserve open space along
the Poudre River corridor.
Work to preserve the important natural
resource areas of Bellvue/and the mouth of the
Poudre River and the Devil’s Backbone to
Horsetooth.
Land Conservation and Stewardship Master
Plan, City of Fort Collins (2004)
Purpose and Overview
This plan details the evaluation, prioritization, and
goals setting that the Fort Collins Natural Areas
Program conducted for program management and
land acquisition activities for the 2004-2013 time
period. As part of this process ecological and
environmental data from the City of Fort Collins,
Larimer County, the Larimer County Open Lands
Master Plan, the Nature Conservancy, and the
Colorado Natural Heritage Program were mapped
to discern the location of key resource areas and
any areas of overlap. This led to the identification
of 16 key resource areas that were then divided
into three broad management categories:
Local Areas
Regional Areas, and
Community Separators.
The Northwest Subarea contains two Key
Conservation Areas within the Local Areas
category:
Poudre River Corridor Resource Values:
Habitat, Floodplain, Watershed. This area
follows the Poudre River and its floodplain.
Core Natural Areas Resource Values: Habitat,
Viewshed. This area includes all lands within
the Fort Collins Growth Management Area.
Strategies and Recommendations
The ten year conservation framework allocates $20
million to each of the three Conservation Area
categories. Anticipated accomplishments within
the plan timeframe for Local Conservation Areas
include:
Add more natural areas, trails and recreation
opportunities,
Focus on areas near Bellvue and the Poudre
River,
Conserve an additional 3,000 acres.
Land acquisition decisions are to be made using the
City Council adopted set of land acquisition
considerations including the willingness of the
property owner, the ecological value of the land,
potential recreational value, acquisition cost, and
the level of threat to the integrity of the natural
resource values of the land. These have been
packaged by staff into a “Land Evaluation Guidance
System”.
Northwest Subarea Plan
88 Appendix B — Related Plan & Policy Summary
PARKS AND RECREATION POLICY PLAN,
CITY OF FORT COLLINS (1996)
Purpose and Overview
The Parks and Recreation Policy Plan presents the
recommended policies and projects for the City of
Fort Collins for a ten to fifteen year period.
Recommendations are based on the analysis of
community needs and inventory of existing
conditions conducted in 1996.
Strategies and Recommendations
The plan recommends:
developing a balanced park system of
recreation areas, parks, natural areas, and trails;
dedicating more area within neighborhood and
community parks for non-programmed or
passive uses;
increasing the overall park stand to 7
acres/1,000 people, with 4.5/1,000 population
for community parks and 2.5 acres/1,000
population for neighborhood parks;
making neighborhood parks usable and
accessible for the neighborhoods they serve;
continuing to improve and expand the trails
system; and
other strategies to improve the citywide parks
and recreation system.
For the Northwest Subarea, the plan indicates the
area bounded by Shields Street, Vine Drive, Taft
Hill Road and Laporte Avenue would potentially
have a shortage of 5.4 acres of neighborhood
parkland by 2005. The City and the School District
have pursued the Plan’s recommendation to
develop a park site along Vine Drive, and have
developed the 8.6-acre Huidekooper
Neighborhood Park to address this shortage. The
Parks and Recreation Policy Plan Master Plan also
shows a proposed off-street trails from City Park
north to connect to the Poudre Trail via the canals.
Northwest Subarea Plan
Appendix B — Related Plan & Policy Summary 89
Transportation Plans
LARIMER COUNTY TRANSPORTATION PLAN
(2000)
Purpose and Overview
The Larimer County Transportation Plan serves to
plan for a transportation system that will move
people and goods in a safe and efficient manner
through the county and prepare for future growth
and its associated travel demands. The plan
establishes a roadway network for the county with
a hierarchy of functional classifications.
Strategies and Recommendations
The plan shows:
North Shields outside city limits (LCR17) and is
a major collector;
North Taft outside city limits (LCR19) is a Major
collector to the Poudre River; and
Overland Trail is a Minor Arterial.
Vine Drive is local street.
Short-Term Capital Improvement Needs
Identified for the Subarea
The plan identifies Overland Trail for a lane
and shoulder widening project south of Vine
Drive. The county recently completed this
project in summer of 2005.
It identifies Taft Hill Road and Overland Trail
bridges across the Poudre River as functionally
obsolete, where the have acceptable load
carrying capacity, but impose unacceptable
physical restrictions such as narrow width,
restricted vertical clearance, limited sight
distances, speed reducing curves, or insufficient
waterway clearance.
Finally, it identifies intersection improvements
for Intersections of Vine Drive and on Overland
Trail.
2020 CAPITAL IMPROVEMENT NEEDS
IDENTIFIED FOR THE SUBAREA
The Plan shows additional lanes for Overland Trail
north of Vine Drive, for Taft Hill north of the city
limits (scheduled for 2006). Vine Drive is shown as
a lane/shoulder widening project from Taft Hill to
Shields. Overland Trail to the north also merits
lane and shoulder widening according to the plan.
These streets are all classified as future arterials on
the Roadway Plan. The Proposed Bikeway Plan
does not designate new bikeways within the
subarea.
FORT COLLINS TRANSPORTATION MASTER
PLAN (2003)
Purpose and Overview
The Transportation Master Plan serves a variety of
purposes. It is a vision document that defines the
long-range transportation system. It also provides
policy direction regarding the transportation
system. It is a physical plan and comprehensive
guide to transportation, and it provides priorities for
implementing projects. The Master Street Plan is a
component of the Transportation Plan and is a
map-based representation of the city’s long-range
vision of its major street network.
Strategies and Recommendations
The Master Street Plan (MSP) designates the
arterials in the area generally as 2-lane arterials and
it does not designate any collectors in the area
except for Laporte Avenue west of Taft Hill Road.
The 2004 Transportation Master Plan lists a number
of capital projects for the subarea. Only one
project in the subarea is prioritized as a “high”
priority. That is the intersection of Taft Hill and
Laporte. A number of other projects rank as
“medium” priority (ranging from No. 35 on the list
to No. 134), including improvements to the
Taft/Mulberry interchange, the Shields/Mulberry
interchange, improvements to Overland Trail from
Mulberry to Laporte, LaPorte Avenue from Taft Hill
to Shields, Taft Hill, from Laporte to Vine, and
others.
Northwest Subarea Plan
90 Appendix B — Related Plan & Policy Summary
Utility Plans
STORMWATER MASTER PLAN UPDATE
(2004)
Purpose and Overview
The Stormwater Plan update aims at creating cost-
effective strategies for stormwater management
within the eleven identified drainage basins of the
City of Fort Collins and adjacent Larimer County.
Each basin is addressed in terms of location and
flooding history; and offers solutions for reducing
flood damage within the basin. Attention is
devoted to the cost-benefit ratio of the work done
and costs of flood damage that would be avoided.
It quantifies potential costs of not taking action.
Strategies and Recommendations
The West Vine Basin plan offers a number of
recommendations to reduce flood damage from a
100-year storm event in the basin. The following
capital improvements would cost $10.4 million and
include:
Five detention ponds west of Overland Trail;
A detention pond east of Taft Hill Road;
A channel from the Poudre School District
outfall at Impala Drive and Laporte Avenue;
A channel from New Mercer Ditch and Cherry
Street to Taft Hill and the West Vine regional
detention pond;
Spill structures on New Mercer Ditch and
Larimer County No.2 Canal; and
Flood warning gage.
An open channel from the regional detention
pond to the Poudre River.
The City and County are in the process of
implementing these improvements.
INTERGOVERNMENTAL AGREEMENT FOR
THE GROWTH MANAGEMENT AREA (2000)
Larimer County and the City of Fort Collins
developed an Intergovernmental agreement for the
Growth Management Area originally in 1980 and
amended in 2000. The intent of the agreement is
to provide better coordination between the City
and County and to concentrate urban development
in areas designated for such development to afford
greater efficiency in the delivery of such services as
water, stormwater, and sanitary sewerage disposal
systems, transportation, fire and police protection
and other services.
According to the IGA, the City and County agree to
establish and recognize the GMA and acknowledge
the County’s overlay zoning district (Section 4.2 of
the Larimer County Land Use Code). The GMA is
the area for urban development with urban levels
of public services and facilities.
Northwest Subarea Plan
Appendix C — Citizen-based Land Conservation Initiatives 91
Appendix C
Citizen-based Land
Conservation
Initiatives
Introduction
This appendix contains information that should be
useful to citizen-based groups in the Northwest
Subarea that are interested in advancing the open
lands and trails goals in this Plan.
The planning team did extensive Internet research
to find information on citizen-initiated conservation
of small farms, trails and/or open spaces, and rural
land parcels in places similar to the Northwest
Subarea. A broad range of conservation public-
private partnerships exist nationwide; however, the
majority of these projects are large-scale–with
funds exceeding $100,000 and/or conservation
land parcel size typically larger than 100 acres. A
lot of examples exist for urban areas (e.g., stream
restoration projects in Portland). But, only a few
good models were readily accessible that
demonstrate citizen-based in developed semi-rural
areas. Those examples are contained in this
appendix.
Contents
The first part of this appendix includes a small
sample of projects recently undertaken with
successful results. While we recognize that not all
of these methods are transferable to the Northwest
Subarea, these models may generate ideas about
how citizens may creatively start projects. The
second part contains a list of Resources, which
identifies potentially helpful contact information
applicable to the Fort Collins/Larimer County area.
While this list is not comprehensive, and other
alternatives should be considered (e.g., an
affiliation with Colorado State University or other
local volunteer organizations), it is an up-to-date
account of resources to pursue.
Project Examples
This section includes recent project examples.
DELINE ENVIRONMENTAL STEWARDSHIP
ACTIVITIES
Larimer County, CO
Ken and Steve DeLine were nominated in 2001 for
a Larimer County Environmental Stewardship
Award by the Northeast Neighborhood Coalition
for their commitment to preserving a working
agricultural landscape, ensuring open spaces,
protecting wildlife habitat, and maintaining the
rural character of Larimer County while at the same
time pursuing a limited amount of residential
development. The DeLines have accomplished
this, the nominators write, by working with the
county's Rural Land Use Center in the development
of several properties northeast of Fort Collins. The
projects include the Westview and Cottonwood
Farms Rural Land Use Projects and the Douglas
Road Farms Exemption. Each provides new
clustered rural residential lots while preserving the
majority of the property in working agriculture.
CONSERVATION OF NATURAL AREAS
Fort Collins, CO
Colorado Open Space Alliance worked with the
City of Fort Collins to conserve over 22,000 acres
of land for the City's Natural Areas Program in
2004, bringing the total land conservation effort by
the City to over 33,000 acres. The land conserved
is located along the foothills, Fossil Creek, and the
Poudre River, in the core area of Fort Collins, and
in the community separator areas between Fort
Collins and our surrounding communities. Regional
sites conserved are located near Masonville and
north of Fort Collins in the Mountains to Plains
project.
NORTHWEST NEIGHBORS’ TRAIL
CONNECTION PROJECT
Fort Collins, CO
The group Northwest Neighborhoods, a group
comprised of residents from Greyrock Commons,
Solar Ridge, Lin-Mar, Stagecoach, Saddleback, and
Dean Acres (led by Mary Elizabeth Lenahan) was
awarded $1,700 in 2005 from the Larimer County
Open Lands Small Grants Program. The group
used the fund to create a biking/hiking trail that
connects several subdivisions is the start of a local
Northwest Subarea Plan
92 Appendix C — Citizen-based Land Conservation Initiatives
trail system that will eventually connect to the
Poudre River Trail. Residents, CSU students
(Network CSU) and Progressive Living Structures
helped build and fund the trail. (See Larimer
County — Open Lands Small Grants Program in
Resources section below.)
RURAL LAND PRESERVATION GROUP
(RLPG)
Teller County, CO
www.trailsandopenspaces.org
In 1999, a group of concerned citizens organized
the Rural Land Preservation Group in an effort to
preserve the rural character, scenic beauty, and
natural resources that make the land in and around
Teller County, Colorado an ideal place to live. The
RLPG is made up of ranchers, landowners,
interested citizens, county officials, and
representatives of parks, trails, and open space
organizations. The goal of the RLPG is to provide
clear and reliable information on land preservation
options to rancher and other landowners who wish
to keep their land in agriculture and ranching, not
only for their benefit, but also as a vital asset to the
community as a whole.
WILDLIFE COMMONS COMMITTEE
Larimer County, CO
Dr. Robert Streeter, Chair of the Trappers Point
Homeowners Association, led the effort to
transform a parcel of reverted farmland covered
with weeds to a seasonal wetland surrounded by a
mosaic of native grasses, wildflowers and shrubs.
The revegetation plan was designed to attract
breeding and migrating birds to a semblance of
native prairie that was no longer present in the
surrounding farmlands and developments.
Management of the area, especially weed control,
will be an ongoing homeowner’s association
responsibility.
LAZY J BAR S RANCH — LOVELAND, CO
Jon and Susanne Stephens actively performed land
stewardship activities on their Rocky Mountain
Lazy J Bar S Ranch in 2004. The Ranch is located
at the upper end of Ryan’s Gulch in southwest
Loveland. The Stephens provided a conservation
easement for the Ranch in 2002 which will
permanently preserve 327 acres, balancing the
historic agricultural operation with protection of
important wildlife and plant habitat. Examples of
wildlife enhancement including the planting of
over 2,800 berry-producing trees and shrubs in
buffer areas between fields, establishment of non-
traditional slash piles to attract burrowing wildlife
such as the eastern cottontail, and modification of
their tractor with an attachment to flush out birds
while cutting hay. The Ranch is an excellent
example of preservation of functional open space
adjacent to an urban area.
Resources
AMERICAN FARMLAND TRUST
www.farmland.org
Since its founding in 1980, American Farmland
Trust has helped win permanent protection for over
a million acres of American farmland. Three
strategies used for saving farmland are:
Protect the best land through publicly funded
agricultural conservation easement programs;
Plan for growth with agriculture in mind
through effective community planning and
growth management;
Keep the land healthy for farmland through
encouraging stewardship and conservations
practices.
In addition to campaigning for U.S. farm policy,
research, and education, the American Farm Trust
sponsors a $10,000 Steward of the Land Award to a
family farm each year. They also offer a variety of
consulting services to help communities build
support for land protection and create effective
land protection programs.
Northwest Subarea Plan
Appendix C — Citizen-based Land Conservation Initiatives 93
COLORADO COALITION OF LAND TRUSTS
(CCLT)
www.cclt.org
A not-for-profit organization who’s mission is to
promote and support land conservation excellence
in Colorado through leadership, advocacy,
education, and outreach. Working with municipal
open space programs, and regional and statewide
conservation organizations, there are 39 local land
trusts in Colorado working to preserve Colorado’s
agricultural land, open space, and wildlife habitat.
City of Fort Collins Natural Resources
Mark Sears
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970-221-6600
msears@fcgov.com
Larimer County Parks and Open Lands
K-Lynn Cameron
1800 South County Road 31
Loveland, CO 80537
970-679-4575
kcameron@larimer.org
Larimer County Rural Land Use Center
Jim Reidhead
PO Box 1190
Fort Collins, CO 80522
970-498-7686
jreidhead@larimer.org
COLORADO CONSERVATION TRUST (CCT)
www.coloradoconservationtrust.org
Colorado Conservation Trust is a statewide non-
profit organization passionate about keeping the
very special places of Colorado special forever.
The Trust places a special urgency on uniting
Colorado's forces of conservation throughout the
state to help conserve two million acres of the
Colorado in the next decade. The Trust’s role is to
bring together conservation dollars, the great works
of local, state and national conservation groups,
and the latest information and expertise to make
the greatest impact on Colorado's threatened
landscapes. Colorado Conservation Trust is where
philanthropy and effective action come together. It
is the only organization in Colorado working with
all conservation groups on all kinds of land
preservation projects.
COLORADO NATIVE PLANT SOCIETY
www.conps.org
The Colorado Native Plant Society works to
encourage the appreciation and conservation of the
native plants and ecosystems of Colorado. The
Society identifies habitat, ecosystems, and
threatened or endangered plants; acquires land;
participates in governmental and educational
programs; encourages the State of Colorado to
enter into cooperative agreements with the United
States concerning threatened or endangered plants;
and cooperates with other organizations with
similar purposes.
Colorado Native Plant Society
Fort Collins Chapter contact:
Denise Culver
970-491-2998
COLORADO OPEN SPACE ALLIANCE
(COSA)
www.coloradoopenspace.org
The "Colorado Open Space Alliance" (COSA) is a
statewide organization of publicly funded local and
regional open space programs, working
cooperatively to share information, create public
awareness and foster partnerships needed to protect
and preserve the special places of Colorado. To
accomplish this mission, COSA members will:
Share Information - Provide networking,
information, skills, and resource sharing,
training, mentoring, technical assistance,
clearing house activities and communication
among publicly funded open space programs.
Create Public Awareness - Promote land
conservation benefits and program successes
by identifying needs, audiences and messages
for landowners, decision makers and the
public. Publicize and advocate for clearly
defined and agreed on positions.
Foster Partnerships - Create and nurture
partnerships to assist in program
implementation, fund raising and large-scale
projects among open space programs,
landowners, land trusts, conservation and land
use organizations and other government
programs.
Northwest Subarea Plan
94 Appendix C — Citizen-based Land Conservation Initiatives
LARIMER COUNTY — SMALL GRANTS
PROGRAM
www.larimer.org
Ernst Strenge 970-679-4560
Larimer County has developed a Small Grants
Program. The program which is funded by the
Help Preserve Open Spaces quarter-cent sales tax
initially approved by Larimer County citizens in
1995 and extended by the citizens in 1999. The
funds are earmarked to "preserve and provide
significant open space, natural areas, wildlife
habitat, parks and trails". Since 1998, the Larimer
County Open Lands Small Grants Program has
provided funds to a variety of individuals,
neighborhood groups, homeowners' associations,
irrigation companies, school groups, non-profit
organizations, and other appropriate local
organizations for projects on public and private
lands that enhance natural areas, improve open
spaces, and provide opportunities for
environmental and outdoor education. Since the
program began in 1998, 58 projects have been
awarded over $70,000.
These funds are available again in 2006; individual
projects may be awarded up to $2000 per year. To
qualify for funding through the Small Grants
Program, your project must meet one or more of
the criteria established by the Citizens of Larimer
County in the Help Preserve Open Spaces initiative
ballot language and outlined in the 2001 "Larimer
County Open Lands Master Plan". These criteria
are:
Provides, restores, or enhances natural areas,
including wildlife habitat, forests, prairies,
riparian areas, and wetlands;
Provides linkages with existing open lands;
and/or
Provides opportunities for environmental
education, outdoor recreation, or nature
interpretation.
Larimer County Open Lands staff and the Open
Lands Advisory Board will review each proposal to
ensure that the specific criteria are met and to
determine which projects will be funded. The
maximum dollar amount awarded is $2000 per
project per year.
LEGACY LAND TRUST
www.legacylandtrust.org
The Legacy Land Trust is a local, private, non-
political, non-profit corporation established in
1993. The Land Trust is qualified as a charitable
organization under section 501(c)(3) of the Internal
Revenue Service code and its mission is to protect
important natural, scenic and agricultural lands in
northern Colorado by working closely with
landowners, public agencies, and other non-profit
organizations. Legacy Land Trust is dedicated to
enabling landowners and diverse groups to achieve
the shared goal of preservation of Northern
Colorado's rich natural and agricultural heritage.
The Legacy Land Trust has completed 82
conservation projects protecting nearly 24,000
acres of agricultural lands, wildlife habitat,
wetlands, scenic views and open space in Larimer,
northern Weld and Jackson counties. Each of these
easements represents a collaborative effort between
the Land Trust and private landowners, and in
many cases, local government agencies and other
organizations.
TRAILS AND OPEN SPACE COALITION
www.trailsandopenspaces.org
The Trails and Open Space Coalition in a non-
profit organization working to preserve open space
and rural land; and create a network of trails,
bikeways and greenways in the Pikes Peak region.
One of their major efforts is creating volunteer
citizen groups that can provide advocacy for
particular open space parcels or trails. The Trails
and Open Space Coalition provides information on
conservation methods, advocacy techniques,
fundraising methods, public/private partnerships
and much more.
CITY OF FORT COLLINS - NATURAL AREAS
ENHANCEMENT FUND
www.fcgov.com/naturalareas
970-221-6600
The City’s Natural Areas Enhancement Fund
provides financial assistance to encourage site
management and protecting, restoring, and
enhancing native animal and plant communities.
Projects should enhance or restore public or private
natural areas in Fort Collins (or within the Growth
Management Area). Examples include native tree
and shrub plantings, removal of non-native
vegetation, wetland creation and enhancement, or
native grassland revegetation. Eligible projects
must be within the limits of the Fort Collins Growth
Management Area, but need not be within the City
limits. The program considers projects from private
citizens, neighborhood groups, nonprofit
organizations, school groups, and corporations.
Northwest Subarea Plan
Appendix D — A Guide to Annexation 95
Appendix D
A Guide to
Annexation
Introduction
During development of the Northwest Subarea
Plan, residents of the area expressed concern about
whether this Plan will recommend immediate
annexation. This Plan does not recommend City
annexation of existing County neighborhoods and
subdivisions in the area. This Plan will also not
change annexation policies. The current
Intergovernmental Agreement (IGA) says the city
will annex properties within the GMA as
expeditiously as possible when eligible (see page 5
of IGA). Annexation policy is subject to state law
and an existing agreement between the City and
County.
What is the Growth
Management Area (GMA)?
The Northwest Subarea is within the county’s
Growth Management Area (GMA) for Fort Collins.
The GMA has been in place since 1980, and it
defines the extent of urban development. An
agreement between the City and County states the
City will pursue annexation of eligible properties in
the area.
Figure 37 – GMA Boundary
HOW DOES ANNEXATION OCCUR?
State statues provide the City with the authority to
pursue annexation under certain conditions. If the
City were to annex land, it would do so under three
conditions:
1. Proposed Development. Properties must be
contiguous to City limits and inside the Fort
Collins Growth Management Area.
2. Enclaves. Land entirely surrounded by City
limits can be annexed. There are no existing
enclaves in the Northwest Subarea.
3. Annexation Agreements. Some property
owners have petitioned to annex in exchange
for access to City utility service or to fulfill an
agreement. These properties must be
contiguous to City limits.
MANY PROPERTIES IN THE NORTHWEST
SUBAREA MAY NEVER BE ANNEXED
Some properties might never annex because of the
City’s policy that properties must meet eligibility
requirements for annexation and many of the
properties in the Subarea may never become
eligible. (See “How Does Annexation Occur”.)
The Subarea is within the Growth Management
Area (GMA) where the County’s policy is to work
with cities to encourage eventual annexation of
existing development. The County has this policy
because it is unable to provide urban-level services,
such as parks, trails, utilities, and increased police
protection. However, many parts of the Subarea
may never become eligible for annexation. In most
cases, it is outside the City’s power to annex
existing subdivisions in the County.
Northwest Subarea Plan
96 Appendix D — A Guide to Annexation
Figure 38 - Example of How the Annexation Process
Applies to a Parcel of Land
CITY
COUNTY1
CITYCOUNTY 2
3
PROPOSED
DEVELOPMENT
PROPOSED
DEVELOPMENT
PA R C EL
1. Development is proposed on land adjacent to
city limits.
2. The developer petitions to annex into the city
limits and City Council must approve (i.e.,
Proposed Development Parcel).
3. Surrounding County subdivision lots are NOT
included in the annexation.
Northwest Subarea Plan
Appendix E — Taft Hill Workshop Results 97
Appendix E
Taft Hill Workshop
Results
Overview
The area along Taft Hill Road between Laporte
Avenue and West Mulberry Street is characterized
by long, narrow lots with single family homes and
several businesses. Homes are occupied by both
owners and renters in roughly equal numbers.
Each of the lots has direct access onto Taft Hill and
the lots are separated from the street by a narrow
sidewalk.
Figure 39 - Taft Hill Workshop Study Area Boundary
The area has become attractive to developers over
the past few years. Two projects have been
approved — Cherokee Flying Heights and the
Farmstead — with the former under construction in
2006. The area is appealing to developers due to
the current zoning, Low Density Mixed-Use
Neighborhoods (LMN), the amount of vacant land
behind the houses fronting Taft Hill, and the
proximity to local attractions (e.g., City Park,
downtown, etc.). The current zoning permits a
considerably higher density than is present on the
properties and also allows multi-family housing.
In response to neighborhood concerns over new
development projects and developer concerns over
access to projects and stormwater, the City
sponsored a series of meetings with residents and
other stakeholders in July, 2006. The intent was to
generate design ideas to solve pertinent issues, and
then determine the best design and zoning solution
to guide future growth.
Design Workshop Process
Four stakeholder meetings were held to identify
neighborhood, architecture/design and market,
transportation, and utility issues. The primary
neighborhood issues revolved around concern over
the semi-rural character of the area and
compatibility of new developments. The
architecture/design and market group described the
current market as supporting low- to moderate
priced housing within attached or multi-family
housing. The transportation group brought up
concerns with allowing additional access onto Taft
Hill Road and the need for fire safety measures.
Finally, the utility group brought up issues related
to local floodplains and the need for better or
shared stormwater detention facilities as new
development occurs
DESIGN OPTIONS
Taking into account all of the issues brought up
during the stakeholder meetings, schematic design
solutions were developed. The designs showed a
range of options including:
Continue As-Is - Continue to allow piecemeal, lot-
by-lot development with access onto Taft Hill
Road.
Limited new development- Downzone the area,
thereby limiting the amount and feasibility of new
housing units by reducing the allowable density.
Limited housing types and density, with partial
north-south street - Housing types would be
limited to single family homes or duplexes,
arranged along a north-south street.
Northwest Subarea Plan
98 Appendix E — Taft Hill Workshop Results
Limited density, with partial north-south street -
Density would be limited to 8 dwelling units/acre,
with single family homes, duplexes, or townhomes
arranged along a north-south street.
Major, comprehensive redevelopment -
Redevelopment across all properties, with different
housing types arranged along a north-south street
between Laporte and Mulberry.
COMMERCIAL USES
Another topic discussed was commercial uses at
the northwest corner of Mulberry and Taft Hill. No
design schematic was developed for this area. A
neighborhood center is possible at this location,
although infeasible at this time due to the lack of
neighborhood connections, access issues, and
floodplain constraints. The center may also
conflict with a neighborhood center recommended
by the Northwest Subarea Plan at the northeast
corner of Taft and Laporte.
Meeting attendees worked through the design options and
offered their feedback.
Residents attending the first public meeting in July,
2006 overwhelmingly favored the downzoning
option. After this meeting, the options were refined
and the comprehensive redevelopment design
option was removed from consideration. A follow-
up meeting was held in September, 2006 to
determine if there was consensus on a particular
option. The options presented by staff included:
The Options
Null Option - Continue As-Is, with existing zoning
and piecemeal development.
Option 1 - Downzone to Low-Density Residential
(RL).
Option 2 - Limit housing types to single-family and
duplexes and density to 5 dwelling units/acre, with
development occurring along a partial north-south
street.
Option 3 - Limit housing types to single-family,
duplexes and townhomes and limit density to 8
dwelling units/acre, with development occurring
along a partial north-south street.
These options are illustrated on pages 99-102.
This second meeting was more broadly attended by
residents and property owners. Attendees were
evenly split between favoring the Null alternative
and Option 1. (These two options were also evenly
disliked.) The Workshop organizers did not
anticipate that attendees would vote for the Null
Alternative since it represented the problem
stakeholders were convened to solve. The Null
Alternative was not even presented as an option
that could be voted on. The fact that it drew such a
large vote indicated that a substantial number of
attendees prefer keeping the allowable density as
high as it is currently. On the other hand, there
was also substantial support for downzoning. City
Staff could recommend downzoning when there
was not consensus for it. However, staff
recommended some solutions to access and
buffering issues that help address stakeholders
concerns, even if allowable density is kept as is.
Northwest Subarea Plan
Appendix E — Taft Hill Workshop Results 99
Figure 40 - Taft Hill Workshop Null (Leave as is) Option
Northwest Subarea Plan
100 Appendix E — Taft Hill Workshop Results
Figure 41 - Taft Hill Workshop Option 1
Northwest Subarea Plan
Appendix E — Taft Hill Workshop Results 101
Figure 42 - Taft Hill Workshop Option 2
Northwest Subarea Plan
102 Appendix E — Taft Hill Workshop Results
Figure 43 – Taft Hill Workshop Option 3
Northwest Subarea Plan
Appendix E — Taft Hill Workshop Results 103
Recommendations
SITE DESIGN
Design and Plan Across Parcel Boundaries
Developments should be cohesively planned and
designed across property boundaries.
Developers/property owners are strongly
encouraged to assemble properties to maximize
ability to provide coordinated access, appropriate
buffering and coordinated stormwater detention.
Limit Access Points onto Taft Hill Road
New access points onto Taft Hill Road will be
limited. Fewer access points on Taft Hill Road will
prevent additional safety problems. Developing
properties should share access to Taft Hill Road as
much as possible. Access to Taft from
developments will be closed when all or part of
north-south street is constructed.
Internal North-South Circulation
Dedication of right-of-way for a new internal north-
south street will continue to be acquired as new
development occurs. A north-south street or parts
thereof can allow new, compatible developments
without the need for multiple new access points on
Taft Hill Road.
Extend Oak Street to the East
Work with developers and owners of properties
east of where Oak Street ends in order to provide
for the extension of Oak Street to the east. This
extension would provide an alternative access
point to Taft Hill and would enable development to
occur in the interim with connectivity to the West.
Buffer New Multi-Family Developments
New multi-family housing should be buffered from
existing single family homes fronting Taft Hill Road
by either scaling building mass down, enhanced
landscaping or both. Larger buildings could be
located near Ramblewood Apartments or to the
interior of the site on parcels south of Oak Street.
Most new development is likely to contain multi-
family buildings, given the market feasibility.
An enhanced landscape buffer should be provided
between developments containing new, multi-
family structures and existing single family homes
fronting on Taft Hill Road. Enhanced landscaping
will help to soften the visual impact of larger
buildings in the neighborhood.
LAND USE
Since there was not consensus among residents of
the area, this Plan recommends no changes to the
Land Use Code zoning, uses and development
standards in this area. The LMN allows an overall
residential density of up to 8 dwelling units per
acre, or 12 dwelling units per acre for qualified
affordable housing projects. There is no minimum
density required in this area if projects are less than
20 acres in size. A variety of housing types are
allowed. Some limited commercial uses are also
allowed.
Instead of code changes, this Plan contains Policy
LU-1.5: Access to New Development on Parcels
Which Currently Front South Taft Hill Road
between Laporte Avenue and West Mulberry Street.
The policy contains language to limit new access
points onto Taft Hill Road and to provide for a
more compatible development layout.
Northwest Subarea Plan
104 Appendix E — Taft Hill Workshop Results
Northwest Subarea Plan
Appendix F — Adoption Resolutions 105
Appendix F
Adoption Resolutions
Northwest Subarea Plan
106 Appendix F — Adoption Resolutions