HomeMy WebLinkAbout1995-043-03/21/1995-APPROVING THE NORTH COLLEGE AVENUE CORRIDOR PLAN AS AN ELEMENT OF THE COMPREHENSIVE PLAN OF THE CITY RESOLUTION 95-43
OF THE COUNCIL OF THE CITY OF FORT COLLINS
APPROVING THE NORTH COLLEGE AVENUE CORRIDOR PLAN
AS AN ELEMENT OF THE COMPREHENSIVE PLAN
OF THE CITY OF FORT COLLINS
WHEREAS, the Goals and Objectives element of the City's Comprehensive Plan direct the
City to: (1) discourage strip commercial development along arterial streets and highways; (2)
enhance public street appearance with particular attention to entrance highways; (3) provide an
environmentally and economically sensitive transportation system; (4)provide an automobile/truck
plan to reduce congestion and promote safety; and (5) insure that future development will be
accomplished so as to create the least degradation of the environment; and
WHEREAS,the North College Avenue Corridor Plan is consistent with the foregoing Goals
and Objectives and constitutes a public statement of the City's policies with regard to the future
development of the North College Avenue Corridor in terms of land use and urban design; and
WHEREAS,the Planning and Zoning Board, at its February 27, 1995 meeting, approved the
North College Avenue Corridor Plan and recommended that the City Council incorporate said plan
into the City's Comprehensive Plan; and
WHEREAS,the Council has determined that it is in the best interests of the citizens of the
City that the North College Avenue Corridor Plan be adopted and incorporated into the
Comprehensive Plan of the City.
NOW,THEREFORE,BE IT RESOLVED BY THE COUNCIL OF THE CITY OF FORT
COLLINS that the City of Fort Collins "North College Avenue Corridor Plan,"updated March 10,
1995, attached hereto as "Exhibit A" and incorporated herein by this reference be, and hereby is,
approved for incorporation into the City of Fort Collins' Comprehensive Plan for providing policy
support for land use decision making in the North College Corridor and for guiding the Council and
the City generally in the establishment and adoption of implementing actions to fulfill the purposes
of the North College Avenue Corridor Plan.
Passed and adopted at a regular meeting of the Cou he City of Fort ins eld this
21 st day of March, 1995.
ayor
ATTEST:
City Clerk
Exhibit "A"
THE
NORTH COLLEGE AVENUE
CORRIDOR PLAN .
Up-dated March I O, 1995
NORTH COLLEGE AVENUE
CORRIDOR PLAN
City of Fort Collins
Advance Planning Department
ACKNOWLEDGEMENTS
City of Fort Collins City Council: Ann Azari, Mayor
Gina Janett, Mayor Pro Tem
Alan Apt
Chris Kneeland
Bob McCluskey
Will Smith
• Charles Wanner
Planning &Zoning Board: Rene' Clements, Chair
Jan Cottier, Vice-Chair
Jennifer Fontane
Gwen Bell
Bernie Strom
Lloyd Walker
Gary W. Carnes
North College Advisory Committee: Harry Abrams
Evelyn Clark
Don Clemenson
Les Copass
Jan Cottier
Pat Cross
Mark Egeland
Jim Elias
Lilly Harms
Dean Hoag
Dixie Johnson
Ron Kresl
Craig Morton
Jack Odum
Thomas C. Ridgely
Karen Weitkunat
Luanna Wiley
Bryan Willson
City Administration: Diane Jones, Interim City Manager
Service Area: Greg Byrne, Director of Community Planning &
Environmental Services
Advance Planning Department: Joe Frank, Director of Advance Planning
Clark Mapes, City Planner, Project Manager
Aaron Howe-Cornelison, Urban Design Specialist
Jan Meisel, City Park Planner
(Former Senior City Planner, Project Manager)
HOW THIS PLAN IS ORGANIZED
The heart of this plan--the result of all the study and discussion-- is
the recommendations section. Rather than lead through all of the
background study in linear chronological progression, with the
recommendations at the end,they have been placed at the beginning as
Part I. The extensive study, analysis, and discussion that led to the
recommendations have been placed as Part II.
In chronological order of completion,the plan has done these things:
• identified problems and issues;
• analyzed them in order to arrive at preliminary"vision"
concepts;
• distilled the "vision"concepts into goals;
• developed recommendations for the future with policy
statements and an Illustrative Plan;
• and suggested implementation actions --mainly selective
rezoning and key capital improvements.
The plan is an advisory,policy document. Much of the plan content,
particularly Part II, is informational. One function of this plan will be
to serve as a point of reference for many other ongoing work efforts on
such issues as trucks,trains, Dry Creek, gateways, and the future of
northeast Fort Collins in general.
NORTH COLLEGE "ENUE
CORRIDOR PLAN
TABLE OF CONTENTS
PRIfAa
Possibilities for the North College Avenue Corridor..... i
/A ROD&WON
Study Background........................................................... iii
The Planning Process..................................................... iv
Participants in the Plan.................................................. v
PART 1 THE PLAN
PLAN RECOMMENDATIONS
A Vision for the Corridor................................................ 1
Goals for the Corridor .................................................... 2
Policy Statements for the Corridor ..............
IllustrativePlan............................................................... 10
New Zoning Districts............:............................
Zoning Adjustments Into Existing Districts ................... 12
Existing Zoning Districts................................................ 12
IMPLEMENTATION STRATEGIES
PlanAdoption.................................................... .......... 13
Zoning Code Changes .................................................... 13
Development Standards.................................................. 13
Transportation Improvements......................................... 13
Storm Drainage Improvements....................................... 14
Park Improvements......................................................... 15
Development Incentives ................................................. 15
OtherStrategies .............................................................. 16
Capital Improvements Summary.................................... 17
PART 11 PLAN BACKGROUND
EXISTING CONDITIONS
Drainage Basins and Water ............................................ 19
Natural Resources........................................................... 21
Utilities .............................................................
Annexations.................................................................... 22
Zoning.............................................
ExistingLand Use .......................................................... 24
Ownership....................................................................... 25
Housing
Recreational Resources......................................
Transportation................................................................. 27
Emergency Services ....................................................... 29
Demographics..................................
Historical Influences....................................................... 30
Visual Conditions ........................................................... 32
SURVEY SUMMARY
Attitudinal Survey........................................................... 31
Short Term Solutions
ISSUES AND ANALYSIS
Infrastructure Improvements ...................
Land Use Issues...................
Zoning Issues......................................... ... 40
......................
Standards,Regulations and Development Issues ........... 41
Transportation Issues...................................................... 42
Emergency Response Issues........................................... 44
General Appearance........................................................ 44
Summary......................................................................... 46
VISION WORKSHOP FINDINGS
The Nature of Solutions............................................
APPENDICES
Appendix A-Process Plan.............................
Appendix B -Visual Quality Report.............................. 53
MAPS
Map 1 - Sidewalk/Bikepath Improvements
Map 2 - Location Map
Map 3 - Drainage Basins
Map 4 - Natural Resources
Map 5 - Utilities
Map 6 - Recreational Resources
Map 7 - Zoning
PREFACE
POSSIBlIfflu FOR
TNI NOR TN COLLEGEAMEJME COIPR/DOR
The North College Avenue Corridor holds unique opportunities. Perhaps the
most important one is the extent of residents' and business owners' support for
growth and change. The area already has a small local business flavor and plays
a business incubator role. The nature of the area suggests some unique and
affordable housing that has a strong relation to the employment environment -
including innovative mixed-use housing types where working and living uses
share a site or building.
The area's nearness to downtown is obscured because of limited connections. But
additional links and other improvements proposed in the plan will open up
exciting possibilities for people to create development in the Corridor that
strengthens the synergy with downtown. This area and downtown can reinforce
and benefit each other in just the right ways.
The critical mission of this planning effort is to remove constraints and make
incentives for development and redevelopment; and then to build relationships
with the ensuing development activity. Examples of such desirable relationships
are the relationship ofNorth College Avenue itself to areas behind it;the Corridor
to surrounding residential neighborhoods; the Corridor to downtown; the west
side residences to parks; new housing to the employment environment and
"downtown edge"location; and development and activity to the natural environs
of the river, ditch corridors, and other open spaces.
Along with strengthening relationships,upgrading the overall image of the area
is a basic part of the mission. Part of the reason for this is the role of the Corridor
as the northern entryway into the City. The visual quality of entryways is directly
related to a community's image,and a positive community image is essential for
economic development and the ability to attract quality developments. The North
College Corridor presents an opportunity to create a positive first impression for
the City and demonstrate that Fort Collins is an attractive environment in which
to live, work and play.
Probably the single greatest constraint to revitalization is Dry Creek with its
potential flood flows, which are not accommodated by any acceptable drainage
system. Current City floodplain regulations require floodproofing of structures;
demonstrating that development doesn't raise the upstream water surface elevation
in a flood; carrying flood insurance; and conveying any developed flows to an
acceptable outlet.
The floodplain cuts a wide swath diagonally across the study area,rendering many
other improvements and developments infeasible until it is eliminated by
appropriate improvements.
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The North College Avenue Corridor, extending from the "Y"at State Highway
1 to LaPorte Avenue on the south, is a primary entryway into the community.
North College Avenue is part of the national highway system, and is controlled
by the Colorado Department of Transportation. It has historically served as a
major transportation corridor since the founding of the community in the late
1860's. The Corridor serves as a gateway to downtown,and it connects northern
portions of the City with several unincorporated neighborhoods and rural
communities. The study area encompasses approximately 1000 acres and
includes properties both inside and outside the City Limits,all within the Urban
Growth Area.
The North College Avenue Corridor fulfills a number of important commercial
and housing needs for the City and the surrounding region. The Corridor provides
for the sale of goods and services; for public and social services; for relatively
inexpensive housing for several thousand residents; for the sale and rental of
vehicles and equipment;and for tourist and travel-related lodging. Specific land
uses include low and moderate income housing, industrial and commercial
establishments, vacant land, natural areas, and an established business district
extending along both sides of North College Avenue.
The Corridor has seen some positive changes in the last few years -- in fact
several have resulted from this planning process--but overall,the area remains
stagnant. A limited system of connections across the railroad tracks,the river,
and the large ditches have hindered development in the Corridor since the early
part of this century. Another long-term hindrance is of interstate proportions--
heavy truck traffic. The development of land uses with awkward relationships
to the highway along with the filling of the Dry Creek channel,before any public
requirements were ever in place to accommodate the transition from rural to
urban,have further dampened the image and potential of the area.
Stagnation is a growing problem for business owners, property owners, and
residents--as well as the City as a whole in terms of the missed potential of this
key location. Neighborhood leadership has emerged,and City Council and City
staff have become increasingly concerned about the future of the Corridor. It
has become evident that a vision for the Corridor is needed -- and perhaps as
important-- an action plan which leads to solving problems.
iii
57VDYMa[M0JJNP
This project in some form had been discussed for about 10 years,but was brought
to the forefront during the summer of 1990 through several conversations between
North College property owners and City staff. A lack of complete, healthy
development activity had led to a common perception and appearance of
stagnation, incompleteness, and neglect.
While the current zoning along College Avenue appears to be the most frequently
mentioned cause for lack of development activity in the area, there have been
other factors identified,including:high development fees and costly requirements
(particularly drainage fees and flood insurance costs)to correct the lack of public
improvements (drainage system, curbs, gutters, sidewalks, bikeways and
landscaping); and access and traffic concerns. The difficulties and costs of
retrofitting basic public infrastructure into this area are part of the growing concern
that led to this planning effort. In general,business people and residents in the
area believe that their neighborhood has been "ignored and forgotten" by the
City.
Till P"WNINO PROCESS
This project was first identified as a priority on the 1991-93 City Council Policy
Agenda,and again on the 1993-95 Policy Agenda. Work on the study began in
the summer of 1992. The project was envisioned to include: identification of
problems through interaction with property owners and tenants; analysis of the
root causes; suggestions; visions; alternative solutions; and implementation
strategies.
The Process Plan (See Appendix A) outlines the steps taken to complete a
comprehensive study of the Corridor. Land use,-zoning and development
standards,infrastructure,visual image,economic development and transportation
issues were identified in a phased work program which was presented to City
Council.
Phase One consisted of initial research and identification of major issues. This
involved data collection, mapping, an attitudinal survey and meetings with
property owners and residents. The results are in Part II of this plan.
Phase Two consisted of an intensive analysis and citizen participation process.
This included the formation of the North College Advisory Committee and two
major public outreach efforts to present, distribute and gather information. A
phase 2 Draft Report synthesized information gathered during Phase One,
summarized the comments and ideas from the public meetings, and generated
initial findings and vision statements. The results are also in Part II.
Phase Three was the public review of the Draft Report,which led in turn to the
development of the recommendations. Phase Three also includes the adoption
of the Plan as an element of the City's Comprehensive Plan. The results of this
iv
phase are the heart of this plan, contained in Part I.
PAfC/PAN 7S/N FNI PLAN
The City recognized from the beginning that full participation of area residents,
businesses and property owners was essential. City staff and Council have made
an effort to include all"stakeholders" in the process. Stakeholders include,but
are not limited to: the formal decision makers (City Council, Planning and
Zoning Board,Downtown Development Authority and City Departments);those
affected by the plan (business owners, property owners, residents, developers,
etc.); recognized neighborhood leaders; and other citizens who may have an
interest either in support of or against this planning effort.
The public outreach process has included interviews, small group discussions,
open houses and workshops, an attitudinal survey and the establishment of a
citizen advisory committee. All of these activities involved mass mailings.
There were two notable milestones early in the study that laid groundwork for
the plan. The first was an Open House held in March, 1993 for the"stakeholders"
in the Corridor. City staff presented the existing conditions research and analysis
work and the results of a survey, and reported on the status of some of short-
term improvement projects requested by City Council. Staff also received public
comment about concerns and issues within the area.
A public workshop was then held in late April, 1993 to garner ideas toward a
vision for the Corridor. The "Vision" Workshop gathered approximately 85
people who shared their ideas for future improvements and development in the
Corridor and established vision themes for the Corridor Plan.
All progress on the plan was reviewed by the Planning and Zoning Board and
City Council in worksessions that were open to the public.
The North College Advisory Committee(NCAC)was formed in April 1993 to
provide advice and recommendations to the Planning Department staff and to
review all work throughout the study. The Committee is made up of 16 members
who are residents, business/property owners and tenants from the Corridor; it
also includes two members-at-large from the community. The Committee has
provided valuable insight into how the Corridor functions and has provided
advice and assistance to staff in the identification of needs and desires for future
development in the Corridor.
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NORTH COLLEGE AVENUE CORRIDOR PLAN
PART 1
PLAN RECOMMENDATIONS
A VISION FOR THE CORRIDOR
The participants involved in creating this plan see North College Avenue
becoming a more integral part of the community through revitalization and
economic growth. This plan is a guide for changes, providing direction for
investments and improvements. It will guide development and redevelopment as
it occurs. The plan does not propose displacement of existing uses and businesses,
and in fact the planning process resulted in a vision for the area based in some
ways on its existing character. Yet key aspects of the recommendations involve
incentives for development and redevelopment in order to realize the vision. A
wide range of land uses have a place here, with a balance between commercial
uses with highway frontage and a mix of other land uses in a transition away from
the highway.
In specific areas on the east side,the plan promotes the development ofpedestrian-
friendly urban neighborhoods similar in character to downtown. These areas also
happen to offer special opportunities to blend development and activity with the
natural environs of the river, ditch corridors, and other natural areas.
Many aspects of development and redevelopment are included within the
recommendations. The role of the area as an incubator for small and local
business, including basic employment, is reinforced by the policy statements.
Additional streets are proposed to connect the Corridor with surrounding
neighborhoods and make vital connections to downtown. Changes to zoning are
recommended to increase flexibility and opportunities for the compatible
development of business, commercial, and residential projects. The proposed
zoning is meant to provide incentive for development with a streamlined
regulatory process that reflects the residents' desire for positive change.
Recommendations in the plan give direction on solving infrastructure and
drainage problems, and suggest actions to take to make the improvements
happen.
The recommendations are based on a set of general goals which led to policy
statements for five major policy sections: Land Use; Storm Drainage;
Transportation; Image,Character,and Urban Form; and Economic Development.
The Illustrative Plan portrays the main elements that are proposed. Implementation
Strategies outline the actions recommended to translate the goals and policies into
improvements that will contribute to the area's vision for its future.
1
GOALS FOR THE CORRIDOR
Based upon analysis of the existing conditions,an attitudinal survey,public open
houses,a well-attended vision workshop,and extensive discussion by the Citizen
Advisory Committee and staff,the following goals were identified for the future
of the Corridor.
• Revitalize the area to improve the "neglected commercial strip"
image
• Increase residential development with housing types consistent with
the overall vision of the plan
• Increase the opportunity for development and expansion of
business and industry
• Preserve existing "small local business" character
• Continue to be an"incubator"area for business
• Provide additional/alternative access and better circulation including
provision for pedestrians and bicyclists
• Provide additional parks and open spaces, and linkages to them
• Integrate the river into the plan and bind the Corridor to downtown
• Reflect the character of downtown in the future development of
the south part of the study area
• Highlight important gateways and nodes with landscape and urban
design improvements
• Provide appropriate zoning to allow a wide range of land uses and
update development requirements to fit the goals for the Corridor
• Continue to build support and momentum for other mutually beneficial
planning efforts regarding such things as Dry Creek flood control,
emergency response services,interstate trucking,access control,and
the ongoing development of north Fort Collins generally.
2
POLICY STATEMENTS FOR THE CORRIDOR
Land Use
The plan should promote continuing development of the types of small business
and light industry that currently characterize much of the area. Also,in order for
the North College Corridor to offer new opportunities for revitalization and
economic growth, and yet retain its unique character,it should include a variety
of land uses including commercial,industrial,office,housing and retail. The plan
should promote pedestrian activity and a"sense of neighborhood"with compact,
walkable, efficient development -- particularly off of College Avenue itself.
Also, the area offers an excellent opportunity to mix development and activity
with the natural environment of the river,ditch corridors,and other natural areas.
The North College Corridor, as envisioned, is an excellent example of an
"Activity Center" consistent with the long-term Congestion Management Plan
(CMP) recently prepared by the City. The CMP is developing strategies which
will reduce traffic congestion and improve air quality city-wide in the future.
Land use planning is an important component of this,and the concept of defining
different types of Activity Centers to help guide development is being proposed.
As defined in the CMP,the North College Avenue Corridor represents a"Mixed-
Use Activity Center" with an "Auto-Oriented Commercial Activity Corridor"
component.Mixed Use Activity Centers are areas where a full range of land uses
locate,providing excellent opportunities for pedestrian,bicycle,and mass transit
use. The key is the combination of different types of land uses,along with urban
design elements that reduce dependency on the private automobile and
encourage other modes of transportation.
• Land Use Policy Statements
LU- 1 Expansion areas for the types of office, financial, commercial-
and residential uses found in the downtown area should be
encouraged to develop in a mixed-use district generally located
between the Poudre River and Conifer Street, and College
Avenue and Redwood Street,including the vicinity of the Vine
Drive/North College intersection.
LU - 2 Land uses should create a transition from the North College
Avenue commercial area to surrounding residential areas with
a mix of land uses in a neighborhood pattern offering convenient
and pleasant street, sidewalk, and bike lane connections.
LU - 3 A diversity of housing types should be encouraged to locate in
appropriate areas throughout the Corridor.
LU - 4 A new park on the west side of the Corridor should be created
to better serve existing and planned neighborhoods;and increased
access to existing parks and open spaces should be provided.
3
LU- 5 Business and commercial growth -- including neighborhood
and community retail, regional retail if compatible in scale,
regional office, and light basic industry, should be encouraged
in specific areas of the Corridor.
LU- 6 Basic and light industrial uses should locate in Light
Industrial and Planned Industrial zoning districts or new districts
with standards and guidelines for compatibility with surrounding
neighborhoods. Start-up and entrepreneurial industries should
be encouraged to locate in these areas.
LU- 7 New development or redevelopment should respect the existing
small business character along North College. The existing
character should be upgraded through streetscape improvements
such as sidewalks, curb and gutter,trees and landscaping, and
building facade renovations, and appropriate setbacks.
LU- 8 The Cache La Poudre River and surrounding area should be
integrated into the Corridor with compatible land uses which
complement and enhance the river's special qualities. Urban
land uses as outlined in the Downtown Plan should be encouraged
to locate on the north side of the river as well as the south side.
LU-9 Civic uses and public facilities such as a fire station, library
branch,post office branch, community center, and similar
uses,are encouraged to locate in the Corridor as neighborhood
focal points and a source of pride. Well-coordinated public
investment in such uses can serve to accomplish multiple goals
along with providing the particular service. The North College
Plan supports a fire station in particular within the Corridor to
improve response times as targeted by the Poudre Fire Authority
as well as reinforce land use goals..
LU- 10 New zoning districts should be created and presented for adoption
to translate the goals and policies of the plan into a new
regulatory framework for development.
Storm Drainage
A preferred solution to the single major unfunded problem -- Dry Creek flood
flows -- has been developed. The solution consists of a diversion channel to
intercept Dry Creek flows north of the Larimer-Weld Canal (Eaton Ditch) and
convey them across the canal,under Willox Lane and the railroad tracks,and then
to the Poudre River in an open grass-lined channel. The problem and alternative
solutions have been studied for years and will continue to be pursued by the City's
Stormwater Utility as a separate work effort.
4
Storm Drainage Policy Statement
SD - 1 Storm drainage improvements needed to manage flood flows
from Dry Creek and local drainage within the Corridor
should be described in the North College Plan along with
estimates of cost. The purposes for North College are to raise
awareness and publicly support the search for ways to fund the
needed capital improvements; and to incorporate the future
improvements as an amenity in the vision for the future.
Transportation
It is important to note that at this time,planning for transportation improvements
in the Corridor is being done on several fronts,with several mutually supportive
projects:
• The joint City/State Corridor Study of US 287 and Colorado 14,
(currently in progress),which includes an Access Control Plan,image
improvement concepts for the roadway, and an interstate roundtable
discussion of trucking issues;
• The City's newly adopted Congestion Management Plan (CMP);
• The City's ongoing negotiations with the railroads, state, and
federal agencies regarding a Track Consolidation Agreement, which
has resulted in the design and scheduled construction of improvements
in 1995 and 1996 to reduce the number of train crossings of North
College;
• The City's implementation of its adopted Northeast Area
Transportation Study,including ongoing coordination with the County;
The recommendations of the North College Plan agree with these other projects,
or are derived directly from them. But the North College plan bears a different
relationship to each of these projects individually. Regarding the multi-
jurisdictional nature of interstate truck and train traffic,the North College Plan
can help primarily with the stated goal of"publicly supported solutions" by
including policy statements of support. Study and negotiations regarding these.
issues began before the North College planning project and will continue
afterward.
The North College Avenue Corridor Plan has a much stronger relationship to the
City's Congestion Management Plan. The CMP promotes mixed-use activity
centers as a way to reduce vehicle miles traveled(VMT)by improving opportunities
for multiple modes ofmoving people rather than moving exponentially increasing
numbers of cars; and by dispersing traffic throughout a more grid-like network
with multiple choices for connections. The North College Avenue Corridor is the
first area to be planned with the activity center concept specifically in mind.
5
The North College Plan can tie together all of the related projects and serve as the
primary foundation for the future circulation network in the area.
Transportation Policy Statements
T- 1 The city should continue to create and pursue initiatives to reduce
the number of trains crossing North College Avenue to the lowest
number possible, as soon as possible.
T-2 The City should continue to search for ways to work with other
organizations to reduce heavy truck traffic by re-routing through-
truck traffic away from North College Avenue and the north edge
of downtown.
T- 3 Additional connections in the street system should be built with
new development or as part of a North College Capital Improvement
Program which should be described in implementation strategies.
T-4 A pedestrian-friendly transportation network that directly connects
local destinations should be at the heart of the plan. At a
minimum, sidewalks and bikelanes should be provided according
to City Standards on all streets except North College,
including retrofitting existing streets at the time of upgrading or
resurfacing. Also,the pedestrian and bicycle facilities proposed
in the Northeast Area Transportation Study (HEATS) should be
included in implementation plans.
T- 5 North College Avenue itself should be evaluated individually in
terms of custom-fitting new roadway improvements into limited
space. The US 287/Highway 14 Study will generate concepts for
roadway edge improvements;these concepts should be coordinated
with implementation of the North College Plan--particularly the
proposed new development standards.
T-6 Because of limited space within the right-of-way together with the
heavy traffic, bike lanes should not be installed on North
College Avenue north of Vine Drive. Alternative parallel routes
that fulfill the needed north-south function should be developed.
The limited space in the right-of-way should be used for more
beneficial improvements such as sidewalks and landscaping. One
possible exception is the one section shown in the NEATS -- on
the west side to Alpine Street on the north. That particular section
should be evaluated in the US 287/Highway 14 Study and in the
new development standards.
T- 7 The City in partnership with CDOT should work to get access
points consolidated along North College Avenue in accordance
with the state Access Control Code, in order to improve the
function and appearance of the roadway.
T- 8 The City should continue to evaluate the recommendations of
the NEATS regarding transit and negotiations with the County to
6 serve County subdivisions surrounding the North College area.
Image, Character and Urban Form
A general vision for the area's future has been developed in the planning process.
This future image has some of the qualities of the nearby downtown area,yet the
Corridor's unique attributes are still apparent. The North College streetscape is
more organized than in the past, and sidewalks and trees make it look more
inviting, but the essential character of small,local,unique,and highway-related
businesses still distinguishes it from other stretches of College Avenue. A block
or so behind College Avenue, a network of local streets, alleys, sidewalks, and
bike paths is punctuated by natural areas,stands of large trees along the river and
other old water channels,and small pocket parks. A landscaped drainageway for
Dry Creek forms a pleasant spine in the area of the historic channel. The
circulation network facilitates a complementary mix of buildings -- some
residential,some commercial,some light industrial,and some mixed-use. Some
are simple, subtle background buildings; and some are more prominent by their
design, their unique integration with the overall pattern, or their mingling with
trees or natural areas. Public buildings and grounds in particular provide focal
points and help tie the different developments together.
Overall,it looks like people work in the area,live in the area,and can move around
easily. People who live in surrounding subdivisions can easily get to destinations
in the area, whether on pleasant walking and bike routes or by short car trips.
It must be noted here, as it is in the Transportation Policies, that the US 2871
Colorado 14 Study currently underway will make recommendations for key
improvements related to these policies. The functionality of access control on
College Avenue will be decided in that study. The resulting plan for curb,gutter
and sidewalks will in turn define landscape areas. Also,other design improvements
to the image and legibility of the North College Avenue Corridor will be.
suggested. At the time ofthis writing,these subj ects are explained in the proposed
work plan for the study and appear to be in agreement with,and complementary
to,the North College Avenue Corridor Plan. Any new design standards should
be closely coordinated between the two projects.
Another urban design element is also closely related to transportation goals and
policies: attractive alternative north-south pedestrian and bicycle routes. The
design standards should evaluate the results of current streetscape requirements
and consider ways to reflect the added importance that this role gives to streets
such as Redwood, Blue Spruce, and possible new future connections as well.
With the future possibility of attractive destinations the river area on the south,
and the Willox/College area on the north,inviting connections between them is
important in forming the future character of the Corridor.
7
• Image, Character,and Urban Form Policy Statements
OF-1 On North College Avenue itself, image improvements should be
simple and durable, more in keeping with the existing small
business character than so refined as to suggest total displacement
of the existing character.
OF-2 In the transition of land uses behind North College Avenue, a
"downtown-like"neighborhood character should be established
that links new development to both College Avenue and to
downtown in a pattern of multiple local streets, sidewalks,
alleys and paths.
OF-3- Public spaces should be integrated into new neighborhoods as the
focus of orientation and neighborhood activity. Public spaces
may consist of such things as natural open spaces and path
corridors;pocket parks, plazas, patios and courtyards; window
shopping areas; or simply a well-connected and pleasant street
and sidewalk network similar to downtown.
OF-4 Riparian areas, stands of large trees, and high quality open space
should be conserved as amenities and connections, and be
incorporated into the design of new development.
OF-5 City staff should work with the US 287/Highway 14 Corridor
Study team to develop concepts for further improvements to the
Vine Drive/North College intersection that add to it as a gateway
to downtown,as well as an important node where downtown-style
development meets North College commercial development.
Concepts should complement the new bridge and the environs
of the Poudre River.
OF-6 City staff should work with the US 287/Highway 14 Corridor
Study team to develop concepts for development in the northern
end of the Corridor that highlight it as a gateway to the North
College Avenue Corridor and Fort Collins. The opportunity to
combine efforts with CDOT's plans to realign the Highway 1
intersection should be pursued by the City so that when built, the
new intersection adds to an attractive gateway image consistent
with the ideas that emerge from the Corridor Study.
OF-7 Standards and guidelines for new development should be created
to translate the goals of the North College Plan into a new
regulatory framework for the area.
OF-8 Further survey and review of historic resources, as suggested in
the Existing Conditions section, should be completed prior to any
development activity that would adversely affect the resources.
Also,these resources should be considered as assets for integration
into any future urban design plans in their vicinity --particularly
the grotto garden at the Power Plant and the Collamer house just
$ north of the "Y" as elements of gateway concepts.
Economic Development
The most critical issues to economic development are the issues in other policy
sections. For instance,storm drainage and transportation factors are probably the
greatest influences on economic development in the Corridor. Economic
development issues are completely interrelated with almost all of the other
policies in the recommendations. Some of the factors that are more clearly within
the realm of economic development are specific and tangible,such as the fact that
the study area is included in a state designated Enterprise Zone. Other factors,
such as the broad support in the Corridor for development and revitalization,are
impossible to measure but may in fact be quite important.
• Economic Development Policy Statements
E- 1 Small businesses and basic industry should be encouraged to
utilize the City's existing economic incentives,such as the Rebate
Incentive Program and the Street Oversizing Fee Waiver Program
when expanding or developing within the Corridor.
E - 2 Additional incentives should be evaluated to encourage and
maintain a strong business and industrial economic base for the
Corridor through the use ofphasing ofinfrasttucture improvements,
time payment-repay plans or other assistance programs that may
be developed.
E- 3 Development standards should be evaluated with the objectives of
simplifying or streamlining the regulatory process and increasing
the cumulative value of individual investments.
E- 4 Existing business and retail development along with new business
and industrial development should be encouraged to use the State
income tax credits provided through the Enterprise Zone.
9
IuuSTRATIvE PLAN
The Illustrative Plan portrays the preferred scenario for the future of the Corridor,
as selected from among alternatives and then refined relative to the goals and
policy statements.
The Illustrative Plan summarizes the major elements ofthe North College Avenue
Corridor Plan recommendations. It shows a general land use pattern as intended
to be defined in new zoning districts. It proposes additional street and pedestrian
connections that will be encouraged or required as part of new development or as
part of public capital improvement programs. The critical objective of these
circulation connections is to create secondary access loops that allow short local
trips to made without using College Avenue. The Illustrative Plan also shows
other urban design opportunities and major physical features of the plan vision.
All of these opportunities and features are described in the Policy Statements for
the Corridor.
The Illustrative Plan cannot show the underlying ideas in full,finished detail;this
detail must be filled in by numerous individual private and public development
projects and improvements as they occur.
NEW ZONING DISTRICTS
The creation of new zoning districts is one of the key ways to shape development
and redevelopment to achieve the desired outcomes. The following descriptions
of three proposed new districts lay the foundation for creating the land use and
development standards which will be developed into a proposed North College
Avenue Corridor Rezoning. All ofthe districts contain both developed and vacant
properties, with varying degrees of improvements in place.
Highway Commercial District
The Highway Commercial District encompasses properties along North College
Avenue itself,from Vine Drive north to the Larimer/Weld Canal,with a western
extension along the south side of Hickory Street. This zone should accommodate
small businesses and the existing types of highway businesses;yet it should also
provide opportunities to gradually upgrade the character of new development and
redevelopment. A wide range of uses should be allowed,including commercial,
retail, services, and light industry. Higher density residential uses such as
apartments, stacked flats or townhouses, and housing as a mixed use should be
allowed outside the first "half-block" (200') of businesses adjacent to College
Avenue. Mixed use development that combines living space with such possible
uses as office, catering, printing, light manufacturing and assembly, craftsman
and repair shops and studios can provide a "work-live" environment as a
transitional land use between this and lower intensity districts. This transitional
development could take the form of stacked units, detached shops, or accessory
living units.
This zone should allow all existing uses, but prevent any expansion or future
development of heavy industrial,heavy truck and mobile home sales, and adult
10 entertainment uses.
New development standards should promote connections between uses that front
on College Avenue, and neighboring uses behind College Avenue, to the
maximum extent practical.
Business Center District
This district is for extension of the public character and street and sidewalk
systems of downtown, with orientation to public spaces. In terms of uses, the
district should provide for the types of commercial, retail, office, and urban
residential uses that characterize the existing downtown area, including vertical
mixing of uses such as ground floor retail with offices or apartments above.
Much of the land in the proposed district is currently undeveloped. It has the
potential for some of the highest commercial intensities and residential densities
outside of the downtown,as well as the greatest mix of shopping,j obs and housing
within walking distance of transit. An emphasis on concentrating mixed uses in
a compact center can not only reinforce alternative transportation modes,but also
serve to establish an identifiable focus for the Corridor.
New single use office buildings, civic and public buildings, and residential
buildings should also be encouraged,provided the massing and architectural style
fits with the overall"urban"character ofthe district. Residential land uses should
develop as apartments,stacked flats,townhomes or other higher density housing
types that are compatible with the goals for the overall character of the district.
Development should orient to public spaces and connections along important
natural features such as the Poudre River;the linear forest along the old Josh Ames
ditch and the Lake Canal;the wetlands north of Willox Lane; and the future Dry
Creek channel.
Neighborhood Mixed Use District
This district is for higher density residential development with opportunities for
neighborhood retail and services incorporated into development projects as
mixed uses. As envisioned,this district would provide for housing types such as
small-lot single family,accessory units,and various attached houses,apartments,
or townhomes. Associated neighborhood retail and services as well as other
"neighborhood-friendly" small business uses should be encouraged. The type
and size of business uses should be flexible,depending on visibility needs,traffic
generation, and other functional and compatibility relationships to the
neighborhood.
New development standards and guidelines should promote orrequire aproportion
of the land area to be devoted to public or semi-public uses such as mini-parks,
plazas,recreation uses,day care,churches,shared mail pick-up,and other similar
uses.
11
ZONING ADJUSTMENTS INTO EXISTING DISTRICTS
Evaluation of the zoning in the study area highlighted the need for several
housekeeping" type zoning changes. With one possible exception, these
changes are not important to the goals ofthe North College Plan,but implementation
of the plan will offer an excellent opportunity to update zoning in these areas to
better reflect current and future land use. These areas are:
1. Several parcels in public open space on the north side of the river which had
previously been zoned M-L, Low Density Mobile Home; and I-G, General
Industrial; and are now more appropriately zoned R-C, River Corridor.
2. The Linden Tech Center, currently zoned I-G, General Industrial, and b
characterized by the I-P, Planned Industrial District. better
3. Two parcels north of Willox Lane currently zoned C, Commercial and H-B
Highway Business;surrounded by residential development and more appropriately
zoned into a district that better reflects the situation of the parcels relative to
adjacent zoning and adjacent land use. Ofthe three areas,this is the one that could
potentially be important to the goals of the plan. The C and H-B districts in this
location could potentially create significant compatibility problems.An appropriate
zoning designation should be determined in the rezoning process and presented
for adoption as part of the North College rezoning.
EXISTING ZONING DISTRICTS
Existing Light Industrial District
The Evergreen Park industrial park east of College Avenue is integral to the North
College Avenue Corridor Plan. The current zoning is consistent with the intent
to provide for continued growth and expansion of light industry that is compatible
with other commercial and residential uses, and so rezoning is not needed.
Surrounding Residential Areas
Existing mobile home and residential zones on the edges of the Corridor are
consistent with the ideas for residential uses in the "activity center" vision of the
Corridor.
Although the above-mentioned districts are not part of the recommended zoning
changes,the North College Avenue Corridor Plan does suggest other improvements
that may occur within these districts to strengthen overall integration and
circulation in the Corridor.
12
IMPLEMENTATION STRATEGIES
PLAN ADOPTION
This plan represents a large investment in time, energy, and therefore money.
This chapter makes the plan a working document to help ensure a return on the
investment. The adoption of the plan makes it an Element of the City of Fort
Collins Comprehensive Plan and requires that the recommendations be given
serious consideration.
ZONING CODE CHANGES
New zoning districts should be prepared and presented by staff for approval. The
new districts should create increased potential for use-by-right review while
requiring compliance with standards that serve to accomplish the goals for the
North College Avenue Corridor.
Zoning changes can help implementation in more than one way. New zoning
districts will allow types of development consistent with the character of the area
and with the overall goals; and the rezoning can result in a more streamlined
approval process for those types of development,thus encouraging development
activity. However, development projects with significant impacts should be
defined in such a way as to trigger public review under the PUD requirements of
the Land Development Guidance System. The trigger mechanisms should take
into consideration the criteria under"Section A-All Development"in the LDGS.
DEVELOPMENT STANDARDS
Standards for development in the new zones should be established. The purpose
is to ensure progress toward the goals and solutions to problems with clear
requirements--yet at the same time allow as simple a review process as possible.
Examples of issues that should be addresed are:setbacks;shared access;convenient
connections for all; land use transitions; buffering and screening to ensure
compatibility;integrations of land uses where appropriate;lighting,fencing,and
lanscaping.
TRANSPORTATION IMPROVEMENTS
A number of key improvements are already provided for in other proj ects and City
requirements. The Access Control Plan (a part of the US287/Highway 14
Corridor Study) for North College Avenue will be implemented as properties
develop or redevelop. The Illustrative Plan with its street/sidewalk connections
shown will become a guide that augments the City's Master Street Plan in
determining the future street network. These connections may be built with
development or redevelopment,or under a Capital Improvement Program. The
state is planning improvements at the "Y" intersection of Highway. 287 and
Highway 1 to be built in 1997.
13
Three key bike/pedestrian path connections are scheduled for imminent
construction at the time of this writing: one along the Redwood Street alignment
south to Vine, including a bridge over the Lake Canal; one from Hickory Street
south to the parks and open space along the river;including a bridge over the river;
and one that continues the Poudre River Trail across College Avenue, underneath
a new College Avenue bridge.
Certain improvements such as key street and sidewalk connections should be
considered for incorporation into Capital Improvement plans and implemented as
part of the City's budget process. Completing the southern segment of Redwood
Street stands out as the first priority.
The plan strongly urges pursuit of the Track Consolidation Agreement. The City
should.continue the pressure to improve the situation. The plan.recognizes that
it may take time to solve the entire consolidation project,but a first phase or good
faith effort should be implemented in the next 2-5 years. At the time of this
writing, improvements are scheduled for 1995 and 1996.
Also,the plan strongly urges the participants in the interstate trucking roundtable
discussions to reach agreement on reducing heavy through-truck traffic in North
Fort Collins.
STORM DRAINAGE IMPROVEMENTS
This plan has identified as its number one priority the need to address, through
capital improvements, the flood hazard and related regulatory requirements of
Dry Creek. The cost to solve the related flood and local flow problems along Dry
Creek from its disappearance in the North College Corridor to its confluence
with the Cache La Poudre River is some$5.2 million. Resolution of the problem
involves properties located in County jurisdiction as well. To adequately address
the floodplain issue, improvements are needed within the City and the County,
resulting in a complete system.
The overriding issue is the funding for these improvements.Due to the high cost
ofthe improvements and the small area to support the funding ofthe improvements
the cost to property owners would be high compared to other city basins. The
options are to assess the costs solely within the Dry Creek Basin,or reduce costs
to property owners by identifying additional funding sources to share the costs.
The City's Storm Water Utility will continue to search for possible funding
sources.
14
PARK IMPROVEMENTS
The preliminary recommendation is to develop a five-acre mini-park to serve the
immediate neighborhood west of College Avenue on the north side of Hickory
Street,within the next three to five years; and then ultimately upgrade the mini-
park into a full neighborhood park(ten acres)at that location as the surrounding
area develops. The estimated construction cost range of the mini-park is
$2803,000-$350,000. Estimated construction cost for further development into a
full neighborhood park is $650,000-$725,000.
At this time,a parcel of over 25 acres has been purchased by the City as a result
of the North College Plan efforts. This cooperative joint purchase by several
departments includes room for the recommended future Dry Creek diversion;
open space as part of the City's Natural Areas Program; and room for a future
right-of-way for Hickory Street.
There is currently no money in the Parkland Fund for development of park
facilities in this part of the community. Future Parkland Fees may be generated
by new housing as the area develops, but would not likely generate enough
revenue for construction of the recommended neighborhood park. Special
funding will need to be identified to fund park construction. See "Capital
Improvements Summary".
DEVELOPMENT INCENTIVES
The greatest incentives fall under other categories,and some will result from other
separate projects,but this section was included for ease of reference. The single
greatest incentive (actually, removal of a barrier) is the elimination of the Dry
Creek floodplain and creation of a channel to handle local stormwater runoff.
Other key issues are reducing heavy truck and train traffic.
Capital investments, both public and private, in streets, curb, gutter, sidewalks,
landscaping,and quality buildings,will make the area more attractive for further
investment. The nature of neighborhood and business support for development
distinguishes this area from most others in the region, and this plan itself will
remove some uncertainties and establish a direction for development that may
add value to individual investments. Along the same lines, the recommended
rezoning should invite compatible projects to come in and be more easily
approved.
15
The City currently has two programs-the Rebate Incentive Program and the Street
Oversizing Fee Waiver, which encourage basic industry to develop in the City.
Although the programs are City-wide, qualifying uses are consistent with the
vision for several parts of the North College Activity Center.
State Enterprise Zone designation is in place in the Corridor,and offers financial
incentives for investment and job creation.
OTHER STRATEGIES
The City should inform the private design, planning, and development-related
groups in the community of the Plan's intent and content.
The City should continue neighborhood planning for areas north,east and west of
the corridor, to help them develop to be complementary to the North College
Avenue Corridor. The City should coordinate efforts with the County in areas of
mixed jurisdiction.
A General Improvement District should be reevaluated in the future.
Residents and the North College Business Association should maintain a formal
process for communications and responses on land use changes.
16
CAPITAL IMPROVEMENTS SUMMARY
These potential improvements were identified as the most important in terms of
improving the overall character and offering leverage value in stimulating other
investments. The list should be presented to the various operating departments
of the City to be incorporated into future budgets. All costs are in 1995 dollars.
The first three items on the list represent the top three priorities as recommended
by the North College Advisory Committee. Staff should prepare a 5-Year Capital
Improvements Plan as requested by City Council, for these three projects,to be
presented to operating departments and to Council.
1• Dry Creek Drainageway Improvements
Funding is being provided through Stormwater Basin Fees with
possible State funding for road crossings. Cost estimated at
$5.2 million.City and County currently evaluating funding options.
2. Redwood Street Extension
Extending from Vine Drive,north to existing Redwood(south of
Conifer). The estimated ROW costs are$28, 000 (to be purchased
in 1995); total construction costs are $594, 000.
3• Westside Neighborhood Park
The estimated costs for a developed five acre mini-park are between
$280,000 and$350,000.Additional later costs for full development
of a Neighborhood Park on 10 acres is estimated between$650,000
and$725,000. Land was purchased in 1995.
[The remaining projects are not prioritized]
• Streetscape Improvements for College Avenue
These costs are based on a hypothetical cross-section that includes
curb and gutter,an 8-foot sidewalk,and landscape improvements to
existing North College Avenue from Vine Drive to Willox Lane.
ROW costs have been roughly estimated at$1.6 million.Total cost
for construction is estimated at$3.27 million.
Hickory Street Extension
Two alternatives were evaluated: one would connect directly west
to Shields Street and the second alternative would swing north and
connect to Wood Lane(a County street).The costs range from$1.10
to $1.25 million for all improvements and ROW acquisition.
• Railroad Relocation
The cost estimate is at$2.8 million. The City has committed a
contribution of$700,000, currently held in reserve.
17
PART 11
EXISTING CONDITIONS
The technical portion of the planningprocess began by documenting the natural
and cultural determinants and conditions for the Corridor;this section provides
information about these issues. The time frame of the "existing" conditions
described here is 1993.
DRAINAGE BASINS AND WATER
The North College study area is traversed by three City storm drainage basins:
Old Town, Evergreen Park/Greenbriar and Dry Creek(See Map 3). The most
notable feature in the Old Town basin is the Cache la Poudre River,which crosses
the southem portion of the study area. The Evergreen Park/Greenbriar basin
covers approximately the northeast quadrant of the study area and the Dry Creek
basin includes the central portion of the study area.
The Cache la Poudre River and Dry Creek are regulated by the National Flood
Insurance Program (managed by the Federal Emergency Management Agency
[FEMA])and require flood insurance or mitigation--such as flood-proofing or
elevating buildings--for any development within the floodplain. The floodway
is the most restrictive area within a river or creek corridor. It is reserved for the
passage of flood flows. The purpose of the federal floodplain regulations is to
prevent or reduce damages from flood hazards and to protect properties,including
upstream properties,from flood risks arising from increased development. These
requirements apply to properties as they develop,redevelop,or change land use.
Old Town Basin
The Cache la Poudre River is the largest river system in northern Colorado,
draining approximately 1,900 square miles. Within the study area, the river is
relatively constrained by existing development in Downtown, previous flood
management improvements, and irrigation diversions upstream. The Poudre
River is currently being studied by the City's Stormwater Utility, with a new
Master Drainageway Plan scheduled for completion in 1995. This study will
outline future storm drainage improvement needs along the river from Taft Hill
Road to I-25.
The Cache la Poudre River is the direct outlet for the City's Old Town drainage
basin. The Old Town basin currently has implemented stormwater utility drainage
fees comparable to the other 9 basins in the city. The Old Town drainage basin
study was adopted in 1993 and implemented in 1994. Stormwater investment
fees are $4,150 per acre for new development, collected at the time of building
permit issuance. A monthly Capital Fee is collected from developed properties
based upon the amount of impervious surface and lot area. The example used
19
city-wide is the fee for an 8,600 square foot single family residential lot--typically
$3.58 --which is the amount for this basin.
Dry Creek Basin
The Dry Creek floodway enters the study area just south of the "Y"and merges
with the Poudre River floodplain north of the river within the study area. Dry
Creek is a northern tributary to the Poudre River with a large watershed that
encompasses approximately 65 square miles. Dry Creek crosses College Avenue
at Conifer Street. The Dry Creek floodway and floodplain are wide and shallow
due to the relatively flat topography and the fact that in the gradual transition of
the area from rural to urban,the natural channel has been filled in by landowners
without consideration for the passage of flood flows. This forces flood flows
over a more expansive area. The floodway is approximately 625 feet wide where
the channel crosses North College Avenue.
A Master Drainage Plan for the Dry Creek Basin, completed in 1980,
recommended the construction of a diversion channel north of the Larimer/Weld
Canal to intercept flood flows and convey them across the canal, Willox Lane,
and the railroad tracks to the Poudre River west of College Avenue. The diversion
channel would not only protect properties from flood damages, but would also
eliminate the FEMA requirements for the floodplain. The estimated cost for the
improvements is just over five million dollars ($5 million), and construction of
improvements would be phased over time as funding is available. Larimer
County,as a cooperative and financial partner,is key to resolving the Dry Creek
floodplain issues.
The Corps of Engineers(COE)had been identified as a possible funding source.
The COE.completed a reconnaissance analysis -- the first phase review of this
diversion concept, and the City analyzed the impacts and costs of this project.
The review of the completed feasibility study by the city and county showed
that it would be more costly to pursue COE cost sharing than to address the
flood improvements at the city and county level. So at this time the COE is no
longer considered a financial partner. The ultimate completion of the storm
drainage improvements will depend on the financial package selected,
engineering, design, and right-of-way acquisition and involvement by Larimer
County. Ultimate completion of the improvements may not take place until
2003 to 2010.
The ability to accommodate or convey small storm flows in the Dry Creek basin
poses a problem for many North College Avenue properties,because the limited
local storm drainage system in place is undersized, and much of the area has no
system at all. If the impervious area is increased on properties by the development
of parking lots and/or buildings, off-site drainage easements would be needed.
These typically are very difficult to secure and may be too costly for most small
business owners. Stormwater investment fees are $5,000 per acre for new
development,collected at the time of building permit issuance. A monthly Capital
20
Fee is collected from developed properties based upon the amount of impervious
surface and lot area. The typical example used city-wide is the fee amount for
an 8,600 square foot single family residential lot -- $2.98 in this basin. An
example that better reflects North College is the range of typical fees for the
kinds of business/commercial uses that exist in the corridor-- about $7-10 per
month.
Two irrigation canals cross the study area: the Lake Canal north of the river,
and the Lanmer/Weld Canal, also known as the Eaton Ditch, which crosses
College Avenue north of Willox Lane. In the summer, both canals carry water
from the river for agricultural irrigation,and both will most likely remain in use
for the foreseeable future.
UTURAL RESOURaS
Fort Collins values local natural environments for their economic, social and
aesthetic benefits, as evidenced by the City's Goals and Objectives document
(1977), the Land Use Policies Plan (1979), the Land Development Guidance
System (1981), and the Natural Areas Policy Plan (1992). These documents
contain directives pertaining to the conservation and protection of natural areas.
In 1988,the City endorsed wetland and wildlife habitat maps defining the location
and relative importance of natural areas within the Urban Growth Area.
The most significant natural area in the North College Corridor is the Cache la
Poudre River and the associated wetlands and natural areas surrounding the river
(See Map 4). Although the river has been significantly altered due to Downtown
development, the river still provides habitat for several mammals, many bird
species,fish and reptiles. The riparian forests surrounding the river support the
highest number of plant species and animal species within the Corridor. The
river serves as a predominant corridor for wildlife movement, although there is
significant migration in all directions from the river.
Several other areas with habitat values occur within the Corridor:
• The Lake Canal,just north of Vine Drive, has a large, linear stand of
riparian forest trees,mostly mature cottonwoods and willows.
• A small wetland area is located on the north side of Willox Lane,east of
College Avenue.
• An area of wetlands and open water is located east of Blue Spruce Lane
and north of Conifer Street. Most of this area is owned by the City's
Stormwater Utility. As development occurs in the area,the remaining
wetlands,where possible,will be incorporated into the stormwater system,
and other areas may eventually be purchased through the City's Natural
Areas Acquisition Program. A similar wetland with a similar future exists
just outside the study area along the east side of the Redwood right-of-
way (the street is not built yet) on the south side of Willox.
21
study area. The next large annexation occurred almost 13 years later in November,
1972 and included a significant portion of the eastern portion of the study area,
known as Pine Tree Park. Several smaller annexations occurred in the 1960's,
with the most recent annexations occurring in the mid 1970's.
All of the study area is within the Urban Growth Area (UGA) and is therefore
subject to the UGA Agreement between the City and the County regarding
development. Both the City and the County encourage developers to annex land
prior to development to ensure that urban-level public improvements like streets,
water and sewer, emergency services, schools and other public facilities are
provided within the Urban Growth Area. Properties that are eligible for
annexation are required to annex, while those not yet eligible for annexation
must go through a joint review by both City and County. The purpose of this
review is to address the UGA Phasing Criteria, which require public water and
sewer utilities and urban street design standards. The Phasing Criteria are
designed to minimize public expenditures for upgrading facilities after annexation.
In this review, the City makes recomendations to the County, which has the
final decision authority. A condition of approval of County developments is
that they agree to annex into the City when they become eligible.
By state law, any annexed property must be zoned in accordance with the City
zoning code at the time of annexation.
ZONING
There are ten City zoning districts and five County zoning designations in the
study area. (See Map 7). Because of the UGA agreement,it is unlikely that any
parcels except a few around the northwestern fringe of the study area would ever
develop or redevelop under the County zoning designations.
Each City district permits certain land uses without the need for public hearings
by the Planning and Zoning Board. Such a use is referred to as a use-by-right.
Any use-by-right development must comply with minimum standards for site
design that are defined in the City's Parking Code. Much greater flexibility of
land use and design is allowed throughout the City,in all except two specialized
zoning districts, through the Land Development Guidance System (LDGS).
Neither of the two exceptions occurs in or near the North College Corridor. The
LDGS provides for planned unit developments(PUD's)to be publicly reviewed
by the Planning and Zoning Board for compatibility with adjoining uses and
design quality,rather than specific use,lot area and bulk requirements associated
with conventional zoning regulations.
The largest category of City zoning districts is industrial districts,which occupy
approximately 41%of the Corridor. The I-G, General Industrial zoning district
is the largest single industrial district in the area,occupying approximately 21%
of the study area. The I-G district is intended for heavy industrial uses, such as
manufacturing, mining and extraction industries, refining, outdoor storage and
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assembly and warehousing. All land uses in the I-G zone must meet performance
standards for impacts such as glare and heat,vibration,smoke and odor controls.
Other industrial zones within the Corridor are I-L, Limited Industrial and I-P,
Industrial Park, both of which require an administrative site plan review and
must meet environmental performance standards and the design requirements of
the Land Development Guidance System.
Approximately thirty-four percent (34%) of the area within the city limits is in
residential zoning districts. Of this, approximately 106 acres --sixteen percent
(16%) of the area within the City -- is zoned for mobile homes. Nearly three-
fourths of the property zoned for mobile homes in the entire city is located in the
North College Avenue Corridor. Most of the mobile home zoning occurs on the
west side of College Avenue and abuts I-G,General Industrial or H-B,Highway
Business zoning. Medium Density Residential(R-M-P)and Planned Residential
(R-P)Zones are located on the east side of the study area. Significant parcels in
these areas are undeveloped.
Business and commercial zoning districts occupy approximately 25% of the
study area within the City Limits. The largest of these is the H-B, Highway
Business district, which occupies the entire frontage of North College Avenue
from the Poudre River north to the "Y". The district allows retail, office, and
service shops as uses-by-right. The H-B zone currently presents several obstacles
to redevelopment. For instance,the zone does not allow hotels/motels nor auto
service and sales, which have historically located on College Avenue, as uses-
by-right. In order to locate in the H-B Zone, these uses must be submitted as
PUD's and pass public review by the Planning and Zoning Board. The real and
perceived cost and risk associated with PUD approval can be inhibitive for some
smaller businesses,and probably has dampened some redevelopment and business
growth along the frontage of North College Avenue.
Several small parcels are zoned C, Commercial, which allows almost any
commercial land use as a use-by-right. There are no environmental performance
standards in the C Zone to mitigate nuisances,such as noise and odor emissions.
This could result in conflicts in existing residential areas and for future
developments adjacent to these zones.
Three County zones could potentially apply to development in the study area--
the O,Open District,the R2,Residential District,and the C,Commercial District.
The O zone allows a range of low intensity uses by right -- and allows a wide
open range of high intensity uses subject to Special Review. The R2 zone allows
a limited range of residential and home occupation-type uses. The C zone allows
a complete range of business and commercial uses.
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EXISTING LAND USE
The largest single land use is vacant land;46%of the entire study area is vacant.
Much of the vacant land is on the east side of College Avenue--some of it along
the frontage of North College Avenue. The next largest category of existing
land use is commercial. It occupies approximately 14%of the area. These uses
are located predominantly along North College Avenue, where they have the
most exposure and best access.
Residential land uses occupy approximately 13%of the area. They are located
around the edges of the Corridor,both east and west of College Avenue. Three
large mobile home parks are situated west of College Avenue.
Approximately 10% of the area is in public open space, including the Salyer
Open Space,Legacy Park and Lee Martinez Park. Although this is a significant
amount of open space, access to these areas is limited -- which diminishes the
perception of this land use.
Existing industrial uses occupy approximately 6% of the study area. They are
located in interior areas of the Corridor, mostly along Vine Drive, Hemlock
Street, Hickory Street, and in the Evergreen Industrial Park north of Conifer
Street. Several large parcels are vacant and zoned for industrial land uses east of
College Avenue.
OWNERSHIP
Parcel configuration is probably a more significant consideration than ownership.
Most parcels are relatively small--there are few large land holdings--especially
fronting on College Avenue. The mobile home parks are the largest single--
owner properties on the west side of College Avenue. The second largest single
land owner is the City of Fort Collins with its parks and wetlands. The U.S.
Forest Service owns a parcel of land north of Legacy Park. The remainder of the
land is privately owned. East of College Avenue,there are several large,privately-
owned, undeveloped parcels located north of the river. All of the multi-family
residential areas are located east of College Avenue and are privately owned.
Evergreen Park industrial/business park is located north of Conifer Street and is
under several different ownerships.
HOUSING
Even though most people think of North College as being predominantly
commercial,there is an abundance of housing. In fact,most of the City's mobile
homes--approximately 950--are located in the North College study area.There
are also approximately 120 apartments and condominiums in the Coachlight
Plaza and Sundance Village projects. The study area also includes approximately
120 single family homes. With the large amount of mobile homes and other
residential uses,the area has a significant, full-time population.
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RECREATIONAL RESOURCES
There are several recreational areas located within or just outside of the study
area. (See Map 6). Lee Martinez Park, a community park, along with "The
Farm" are located south of the river in the southwest corner of the study area.
The park provides recreational facilities for residents of north Fort Collins. The
facilities include athletic fields,play areas, picnic grounds, and direct access to
the Poudre River and the trail system.
V
Legacy Park is located on the north side of the river, west of College Avenue.
Legacy is a small neighborhood park which provides picnic areas and limited
recreation facilities for west-side residents. The access drive is unpaved,narrow,
and somewhat hidden.
The City-owned Salyer Open Space (a natural area) is adjacent to the western
edge of Legacy Park. McMurray Park, a County park, is adjacent to the study
area. This park has some small fishing ponds.
A new neighborhood park-- Greenbriar-- is located just east of the study area
on Willox Lane. This park meets the recreational needs for residents in the
eastern portion of the study area and provides ball diamonds,a playground,picnic
areas and soccer fields. The Northside Aztlan Community Center and.Old Fort
Collins Heritage Park are located off Willow Street in the southeastern portion
of the study area. The Center provides youth and adult recreation programs,
picnic areas,play equipment and ball fields.
The Poudre River Trail generally runs east/west through Lee Martinez Park, on
the south side of the river and connects to the city-wide trail system. A new
link in the system--a crossing under College Avenue-- will keep the trail near
the river and off-street as part of a new bridge on North College Avenue to be
completed in the near future. Another bikepath extension is scheduled for
construction along the proposed Redwood Street alignment, and will provide a
key connection between Downtown and the east side of the study area.
The City will be acquiring two small parcels of land adjacent to the Poudre
River and North College Avenue as part of the new bridge construction. The
removal of buildings on both of these parcels will open up the views into the
river environs and allow for some additional public access to the river area.
The City's Parks and Recreation Master Plan indicates a potential future
neighborhood park north of Willox Lane between Shields Street and North
College Avenue. The need for this park will depend on the future development
of residential housing in the northwest sections of the City. No other parks are
master-planned for this area of the community.
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TRANSPORTATION
Auto-Related
The North College study area is bisected by U.S.Highway 287(College Avenue).
College Avenue is classified as a major arterial street and carries approximately
201000 -22,000 average daily trips(ADT). Currently College Avenue has four
lanes -- two in each direction -- and a continuous center turn lane. With few
exceptions,there are no curb,gutter or stormwater improvements along College
Avenue within the study area.
North College Avenue connects to Colorado Highway 14 eastbound to Interstate
25 (I-25). U.S. 287 connects to Highway 14 westbound up the Poudre Canyon,
and continues on to Laramie, Wyoming. Due to a steep grade on I-80 between
Cheyenne and Laramie, and a shorter travel distance, a significant amount of
heavy truck traffic uses this corridor as a short cut between I-25 and I-80.
A new bridge will be constructed over the Cache la Poudre River on North
College in 1994 and 1995. This project will completely rebuild the bridge,add
bike lanes, sidewalks with overlooks,and a center median as well as new travel
lanes. Also, a trail connection underneath the bridge will provide a key link in
the city-wide trail system.
The following table outlines the street system within the Corridor,with current
traffic volumes for each of these streets,the existing cross-sections and potential
future cross-sections:
CURRENT TRAFFIC VOLUMES (1992)
STREET EXISTING FUTURE
NAMES CLASSIFICATION EXISTING ADT LANES LANES
College Avenue Major Arterial 20,000-22,000 5 5
LaPorte Avenue Arterial 7,000-9,000 4 4
Vine Drive Arterial 3,000-4,000 2 5
Willox Lane Collector 31,000-4,000 2 2
Conifer Collector 2,500-3,000 2 2
Redwood Collector 1,500-2,000 2 2
The circulation system in the Corridor, especially on the west side of College
Avenue is significantly constrained by both the Poudre River and the Union
Pacific railroad tracks. These two features have limited the development of an
east/west and a north/south street system on the west side of College Avenue.
The City and the Colorado Department of Transportation(CDOT) are currently
engaged in a Corridor Study of Highways 14 and 287 through Fort Collins,
including the North_College Avenue section of U.S.287. This study will include
an access control element based on the State Access Code. It will also recommend
landscape and pedestrian improvements as well as other roadway improvements
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needed to manage existing and future traffic volumes.
CDOT is also planning to realign State Highway 1 at the "Y" in 1995-1996 to
improve safety and flow through the intersection.
Pedestrian Paths and Bikeways
Very few sidewalks,trails,bike lanes or paths exist within the Corridor,because
no requirements were in place at the time when most of the development occurred.
With the increased emphasis on reducing single-occupancy vehicles and
encouraging bicycling and walking, providing new paths and bikeways has
become an important goal for the Corridor.
Under the City's current street standards, sidewalks and bike lanes should be
provided along both sides of all arterial and collector streets. Along maj or arterials
such as North College, sidewalks are required but bike lanes are evaluated
according to the particular situation. A Bike Plan for this area was developed as
a part of the adopted Northeast Area Transportation Study. The NEATS Bike
Plan shows a grid of connections east of College, and bike lanes on College
between downtown and Alpine Street only, with nothing proposed west of
College. Sidewalks and bike lanes are typically built as new streets are developed
or older streets are improved. Sidewalks and bike lanes exist in the more recently
developed areas of the Corridor.
Buses/Transfort
Bus routes(Transfort)currently exist on North College Avenue,and along Blue
Spruce Drive and Willox Lane. The route is one-directional -- northbound on
Blue Spruce Drive, westbound on Willox Lane and southbound on College
Avenue. These routes are subject to change as new areas or needs change.
Railroads
There are two railroad switching tracks that cross the southern portion of the
study area,south of the river on College Avenue. Both the Burlington Northern
(BN) and Union Pacific (UP) railroads operate switching areas on the east and
west sides of College Avenue. Currently,the railroads delay traffic approximately
60 minutes a day, with 22 crossings of College Avenue. The location of the
switching yards isolates North College from the rest of the City. This has a
major impact on the residents and property owners within the Corridor and the
Downtown area. It also creates air pollution,safety hazards and traffic congestion
-- not only in the immediate area, but throughout the northern part of the
community.
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Since 1989,the City has been working with both railroad companies on a railroad
Track Consolidation Project to remove and relocate several tracks and switching
areas. The scope of the project as it pertains to North College is to ultimately
eliminate the need for 12 of the 22 train crossings of College Avenue per day.
The City has set aside a fund of$700,000 as a share in the relocation cost and
has been working with the railroad companies to determine their share of the
cost; the total estimate for relocation is expected to be around $2.5 million. at
the time of this writing, letters of agreement have ben signed and contracts are
pending.
EMERGENCY SERVICES
Emergency services for the Corridor are provided by several different entities.
Police protection for residents and properties within the City Limits is provided
by the Fort Collins Police Department; within the County portion of the study
area,the'Larimer County Sheriff's Department handles protection services.
Fire protection is provided by the Poudre Fire Authority (PFA), which also
provides emergency medical service (basic life support), rescue, and other
services. Poudre Valley Hospital works cooperatively with PFA by providing
advanced life support and patient transport.
One of the issues being studied in the Authority's current strategic planning
process is the need for a fire station in the North College Corridor area. Initial
projections of future growth indicate that a station may be necessary. Authority
personnel and Board members are developing and assessing long-range
implementation strategies. The strategic plan -- with final analysis and
recommendations for the provision of emergency services in the northern portion
of the city, including district areas outside of city limits -- is scheduled for
completion in late 1995. The plan will evaluate the issue of decreasing the
response time in the North College Avenue area,along with the north Fort Collins
area in general. Currently,the response time averages 5 minutes,30 seconds;it
is PFA's goal to have response times under 5 minutes within the city.
The lack of medians and curbs along North College Avenue actually improves
response time for emergency services.
The question of stopping trains when responding to a call has come up. The
ability to stop trains in advance is not an option. "Splitting"a train to get through
an intersection is also not an option, as it takes too long to build air pressure
back up and move the train again--causing more traffic problems.
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013106RAPHICS
The Corridor has a mixed population profile with twenty-seven (27%) percent
of the population being school-aged (3 years and older) while twelve percent
(12%)of the population is 65 years and older. This compares to the City average
of sixteen percent (16%) and less than eight percent, respectively. The 'total
Corridor population is 3,547 residents. The median household income for the
Corridor is $16,045, while the City median income is around $26,826. The
average per capita income is $7,837--well below the City average of$13,439.
Approximately twenty-eight percent (28%) of the population lives at or below
the poverty level, compared to 17% City-wide.
Total housing units in the Corridor, according the 1990 US Census, are 1,629.
Of those units,approximately 511,or thirty-one percent(31%)are renter occupied.
Seventeen percent(17%)of the Corridor population speaks Spanish at home.
Approximately five percent(5%)of the population has a mobility or self-care
limitation and four percent(4%)are unable to work. Seventy-two percent(72%)
of the population 16-years-old and over work in the labor force,with the greatest
percentage of people working in the clerical, service and precision production,
craft and repair occupations.
HISTORICAL INFLUENCES
North College Avenue has played an important role in the history and
development of Fort Collins since the relocation of Camp Collins in 1864. Camp
Collins was located on the south bank of the Cache la Poudre River,in the south
part of the study area. North College Avenue follows the section line that was
the western-most boundary of the actual military reservation. The early trail
which led into the Fort, later to be known as North College Avenue, was the
major transportation route for the area once the military encampment was
established. The actual settled Fort site was located between Jefferson Street
and the Poudre River.
A detailed historical analysis was completed in December 1992 by the Planning
Department. The detailed research describes the historic context ofNorth College
Avenue. The study identified several structures over fifty years old that still
remain. In terms of historical significance, only a few are notable:
• 400 North College Avenue. In 1987,the old Power Plant and
Fountain were designated as local historic landmarks for their
architectural and historical significance. The Old Power Plant
was originally used to produce electrical power for the City of
Fort Collins until 1973. The 18-foot-high terra cotta fountain
was originally built by the Civil Works Administration for the
City of Denver in 1934. After rejection by the Denver Art Board,
it was given to Fort Collins. Both the building and fountain are
examples of Art Deco (Zig-Zag type) architecture. The "grotto" garden
30
with its stream and pool, although not part of the local designation,
was also built in the 1930's as a public works project. It is significant
because of its age and because it is one of the few local CWA public
works projects. It should be evaluated for local landmark designation
and restoration as an historic landscape. The building has been leased to
Colorado State University.
• 1200 North College Avenue. A barn structure currently used for storage
within the JAX Surplus complex reportedly dates to 1890 when Inverness
Stables occupied the site. Although the structure itself is not significant,
it is a remnant of a notable horse farm that was a prominent feature in the
history of the area. It should be reviewed under the Survey,Identification,
and Prioritization process outlined in the City's Historic Resources
Preservation Program Plan (HRPP).
• 112 North US Highway 287 (Art Collamer House). It is believed that
this structure was moved down from the O.P. Skaggs ranch house in
947/48 from north of the Pierce/Nunn area. The house is salvageable
and has especially nice woodwork, including dentils. It too should be
reviewed under the Survey, Identification, and Prioritization process in
the HRPP.
• The timber trestle railroad bridge over the Poudre River on the west
side of College Avenue probably dates to 1911 when Union Pacific
Railroad came into Fort Collins. The bridge is on 1919 maps. The
timbers have been occasionally replaced as floods took them out.
Because of the importance of the railroad and the popular nostalgia for
the charm of original trestle structures,this structure presents a chance
to incorporate a piece of Fort Collins heritage into the scene and it
should continue to be maintained if possible.
The North College Avenue study area has been historically influenced by a
number of factors including the Cache la Poudre River,railroad tracks,physical
features, northern County communities, U.S. Highway designation, and by
serving as a gateway to the Poudre Canyon. These natural and man-made factors
still influence the growth patterns for this area. North College Avenue historically
and currently hosts tourist-related businesses because of its designation as a
U.S. Highway and its proximity to the mouth of the Poudre Canyon and the
Rocky Mountains. Land has been relatively inexpensive and the North College
area has played a role in the community as an "incubator area" for small
businesses. Many significant businesses within the community got their start on
North College Avenue.
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VISUAL CONDITIONS
The dominant visual characteristics of the area,as seen from the roadway corridor,
were identified and described(See the Visual Quality Report in Appendix B for
more detail). The appearance of the College Avenue frontage is that of a classic
highway commercial strip. Almost all lots.have their own direct access onto the
highway,most with little or no definition of the roadway edge,no sidewalks and
little landscaping. This incompleteness leads to an overall effect of clutter and
disorganization.
Existing buildings vary in quality,but are predominately metal or concrete block.
The quality of property maintenance varies between a few well-kept properties
to a number of poorly maintained ones.
The general image of incompleteness continues south of the river and into the
north end of the Downtown area. The soon-to-be completed bridge over the
Poudre River will be a very positive addition. It will highlight the crossing of
the river and look inviting with special sidewalks and overlooks, a new section
of river trail,and lighting. Also,it will consolidate the attractive public landscape
in the area by merging with the Power Plant grounds and adding several new
landscaped areas. Up to now it has been likely that many people have not even
realized they were crossing the Cache La Poudre River.
The visual character changes dramatically at Laporte Avenue,which is the south
end of the study area,to the pleasant downtown environment developed by the
Downtown General Improvement District
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SURVEY SUMMARY
ATTITUDINAL SURVEY
The City conducted an attitudinal survey in July of 1992. The survey instrument
asked questions about existing conditions,preferred types of improvements,and
future development in the area. Three hundred surveys were mailed out to
residents and property owners with a 63% rate of return. Two items of note
regarding demographics: 1)many respondents(both commercial and residential)
had been in the area for 10 years or more; and 2)a large percentage of residents
and businesses expressed no desire to relocate from the area within the next
three to five years.
The survey asked respondents how they perceived existing conditions and
services. Most items did not receive a favorable response. The only question
receiving a "good" rating from a majority of respondents concerned access to
public transportation(Transfort). Some of the items receiving unfavorable ratings
were:bike/pedestrian concerns(safety,adequacy,access);parks;and the general
appearance of the area. Many answering the survey believed that the Corridor's
appearance hurt development potential. There were also concerns about truck
traffic and the uncertainty of the Highway 14 Bypass.
In response to questions about future improvements or development,there were
eight issues that seemed to be of most importance to the residents, property
owners and business persons in the Corridor area. These eight issues are not the
only ones that were identified,but they are the ones on which there seemed to be
the most agreement according to the survey results:
• The first priority was attracting new businesses,with the highest
priority being a grocery store.Ninety-two percent(92%)of the survey
respondents agreed that a grocery store would be their first choice of
development in the Corridor; eighty-four percent(84%) of those
answering the survey wanted a shopping center developed.
• The second and third most favored development goals were to
encourage growth in existing businesses and small businesses within
the Corridor.
• The fourth issue regarded the impact of the railroad as a barrier to
north/south travel. Seventy-two percent (72%) of the respondents
felt that the railroad tracks hurt development in the Corridor.
• The fifth concern for respondents was the uncertainty over the location
and timing of the Highway 14 Bypass. There were complaints that
the Bypass has been an"on-again,off-again"issue for the past twenty
years. The majority of respondents felt that this uncertainty hurt
development in the Corridor.
33
• Truck traffic was also identified as an issue,not only in the Downtown
area, but along other parts of North College Avenue. There were
concerns about trucks stopping in undesirable locations.
• One of the concerns that was repeatedly identified was the lack of
pedestrian and bicycle facilities. Seventy-nine percent(79%) of the
respondents agreed that improving pedestrian/bicycle facilities should
be an important or very important goal in the planning effort.
• And finally, eighty-one(81%) of the respondents agreed that
improving the appearance and aesthetics in the area was an
important or very important goal. Many comments were received
about the need for public improvements like curb, gutters,
sidewalks and street trees. Complaints were also received
concerning the appearance of private properties including old cars,
unkempt landscaping, and weeds.
SNORT TERM SOLUTIONS TO RESPOND TO THE SURVEY
To address some of the issues identified in the survey,short-term strategies were
developed by City staff and presented to City Council in August 1992. Among
these were some short-term solutions to a critical problem in the Corridor —
pedestrian access and safety. A tangible result was that City Council approved
funding for sidewalks and bikepath connections in several areas throughout the
Corridor(See Map 1). The improvements were part of the recommendations of
the adopted Northeast Area Transportation Study(NEATS).
Construction began in September 1993,with completion expected by the spring
of 1995. Sidewalks have been constructed along Hickory Street to provide
continuous pedestrian access from Hickory Village Mobile Home Park to College
Avenue; a section of asphalt sidewalk was installed on the west side of College
Avenue in a key stretch where pedestrian demand is high and no facilities existed
previously;and two new pedestrian and bicyclist connections are imminent: one
from Hickory Street south which will offer access to Legacy and Lee Martinez
Parks and the Salyer open space,including a bridge over the river; and the other
from Redwood Street south into Old Town, including a bridge over the Lake
Canal.
Although improvements to the circulation system will help alleviate some
problems in the short run, follow-through on long-term plan recommendations
is as important as ever.
The NEATS also outlined other recommendations to address bike, pedestrian
and vehicular circulation, one of which was an Access Control Plan for North
College Avenue. Partly due to the added support and pressure of the North
College planning effort, a consulting firm has been hired to complete a focused
study that will include an Access Control Plan and related image improvement
recommendations.
34
In addition, City Council reaffirmed support of the planning process to develop
a long-range plan for the Corridor. City Council reaffirmed support of the City's
Economic Development Policy in place at the time as the means to encourage
business development; and Council recommended that the survey information
be released to Fort Collins, Inc. and the Chamber of Commerce for distribution
to area grocery stores — in hopes of persuading them to evaluate the North
College Corridor for a potential grocery store. At the time of this writing there
is an approved proposal for a grocery store at the corner of North College and
Willox Lane.
35
ISSUES AND ANALYSIS
One of the outstanding concerns by property owners in the Corridor is the area's
economic viability in terms of future business development and commercial
growth. Several factors contribute to this issue,including: lack of infrastructure
improvements — particularly for stormwater drainage; existing zoning
classifications that necessitate the more complicated PUD process for many
potential North College businesses;the potential for incompatible heavy industrial
uses; the increasing cost of development fees and required improvements;
transportation issues (increased truck traffic, railroad delays, pedestrian and
bicycle safety, access and circulation); and the overall visual image of the
Corridor.
The following sections analyze the outstanding issues in the Corridor, with the
purpose of identifying opportunities and barriers for solutions. One revelation
of the analysis has been the degree of interrelation between all of the issues,
although it was still necessary to break them down into the following sections to
organize the discussion. The italicized statements at the end of each section
identify the main results of the analysis and are meant to lay the foundation for
the recommendations.
INFRASTRUCTURE IMPROVEMENTS
Infrastructure improvements such as utilities, curb and gutter, sidewalks and
storm drainage improvements are typically installed as development occurs. This
has happened in the more recently developed areas on the eastern edge of the
Corridor. However, these kinds of improvements have not been built in the
older or undeveloped parts of the Corridor. The lack of development activity
and therefore the lack of a mechanism to improve the facilities have further
deterred revitalization and given the Corridor a haphazard appearance.
With several utility companies providing services in the Corridor, coordination
to install and deliver these services has been problematic. Many of the private
water companies have pipes which are undersized and inadequate to serve urban
development. Water pressure problems require the systems to be upgraded,
sometimes beyond the limits that some small businesses can afford. The costs
associated with the transfer of service between one provider and another may
also deter development.
Future sidewalks, curb and gutter, and the limited bike lanes as shown in the
NEATS along North College Avenue itself will be evaluated as part of the US
287/Highway 14 Corridor Improvement Plan currently underway.
The City's requirement that stormwater run-off be detained on-site or conveyed
off-site has limited redevelopment within the Dry Creek drainage basin. Most
parcels along North College Avenue do not connect to a storm drain system and
37
therefore must acquire easements on adjacent properties to convey their
stormwater run-off to an acceptable outlet. Most adjacent property owners are
reluctant to grant these easements and developers may incur additional costs—
which has deterred reinvestment in this area of the Corridor.
Regulations for flood control have also discouraged redevelopment in many of
the older areas of the Corridor which lie in the Dry Creek floodplain. Flood
control requirements are sometimes too costly for small business owners.
The drainage basin master plan for Dry Creek identified improvements along Dry
Creek with the purpose of confining flood flows and reducing the associated
floodplain. The improvements identified included a diversion channel that
intercepted flood flows and diverted them west of the North College area and into
the Poudre River.Additional improvements would then be necessary to address
local flows generated below the diversion but at a lower cost.These improvements
for local flows would be along the existing Dry Creek alignment.
The overall shared cost for improving the Dry Creek drainage basin, estimated
at just over five million dollars, and the likely 20-year improvement schedule
(mentioned in the "Existing Conditions" section) is too little, too late for most
prospective business owners,who are not willing to wait for the improvements
or the studies to be completed, and have chosen to locate in other areas of the
community.
The issues surrounding the Dry Creek drainage basin have significantly deterred
developmentfor reasons outlined above and in the "Existing Conditions"section
of this report. These issues area major source of frustration for existing and
potential business owners and residents in the .Corridor. Unfortunately, this
problem will not be easily solved and will require a cooperative approach between
property owners, the City, the County and FEMA. Emphasis should be placed
on speeding up the "study"process and researching alternative funding methods
for installing the improvements.
LAND USE ISSUES
The type and distribution of business and commercial land uses seems to be in
line with most of the Corridor functions and needs. The resident population,
consisting of senior, moderate-and low- income neighborhoods, would benefit
greatly by more readily accessible neighborhood conveniences and a grocery
store.
Northeast of the study area is an extensive area of County residential development
which greatly affects the Corridor with its travel patterns and consumer needs.
38
The survey results, open house and workshop comments strongly recommend
that additional housing be developed in the Corridor. A variety of housing types
and income levels should be accommodated. Criteria to encourage quality
housing and pleasant land use relationships should be developed for housing in
a variety of forms.
Both residents and business owners agree that additional commercial, business
and"quality"industrial development should be encouraged within the Corridor.
Once again, standards or guidelines should be prepared to ensure the level of
"quality"which is desired. Opinions differ on how much additional open space
and park areas should be created. Generally, most people in the Corridor feel
that there should be more of both. The perception of area residents is that there
is not enough. Technically, the quota for parkland has been met; the ratio of
parkland actually exceeds the current City standard (6 acres/1,000 population)
by 9.2 acres. However, much of the existing parks/open space acreage is not
directly accessible from where people actually live within the Corridor. Access
to the parks on the west side of College Avenue is particularly difficult. if not
impossible. This situation will be greatly improved for pedestrians and bicyclists
when the Hickory Street bikepath is completed. Also,the parks and open space
areas north of the Poudre River lack neighborhood recreation facilities.
Most people in the Corridor feel that the Poudre River area should be enhanced.
Once again,there is a difference of opinion as to what those improvements should
be. An urban waterfront with cafes, shopping and cultural areas around the
Downtown and North College Bridge area was suggested by many. Others feel
that the river should be cleaned up and returned to a more natural state.
The findings from the survey, Open House, "Vision" Workshop and the Advisory
Committee strongly recommended that a shopping center and neighborhood
conveniences should be developed in the Corridor. Residents and business
owners agree that more neighborhood services would promote the Corridor
and encourage additional residential and business growth. Secondly — and
equally important—additional residential development should be accommodated
within the Corridor, although housing directly fronting on North College itself
is discouraged. The general consensus is that housing for all income levels
should be accommodated.
Activity and development related to the river and its environs should be integrated
into the land use recommendations. Additional public access and improvements
such as river clean-ups, trails and passive recreation areas within the river
corridor should be incorporated.
39
ZONING ISSUES
Most of the zoning designations outside of the frontage on North College Avenue
are appropriate for the types of land uses that have developed. Several, though,
are not working to promote reinvestment in the Corridor—or perhaps have too
many development review requirements and are therefore too difficult for the
kinds of small business development that are likely to continue to be attracted to
the area. In contrast, some zoning districts have no restrictions or performance
standards at all. This has created uncertainty for the development community,
residents and property owners alike. It is difficult to encourage growth and
reinvestment without a clear idea of what the neighborhood will or should look
like. Some questions that need to be answered include: What types of land uses
should develop and how should they look? What standards are appropriate for
this area of the community? What zoning districts would help promote desired
growth and revitalization?
The zoning districts which create the most uncertainty and controversy are the I-
G, General Industrial; C, Commercial; and the H-B, Highway Business zones.
The area west of North College Avenue, adjacent to several residential
neighborhoods, is zoned I-G. The I-G zone is the least restrictive district in the
city. Any use other than single-family, duplex or multi-family dwellings is
allowed as a use-by-right. Every use permitted in the I-G Zone must conform to
performance standards listed in the IL Limited Industrial zone;however these
standards address hazardous materials and environmental issues only. There
are minimum standards for landscaping and screening in the Parking Lot
Development Guide,but few performance standards for appearance or appropriate
transitions to adjacent land uses. Many residents and businesses are
uncomfortable as to what types of development may be built next to them. Most
would like to see performance standards for landscaping and setbacks,buffering
and transition between uses,and/or a zoning district that allows more compatible
land uses.
There are two areas within the Corridor that are zoned C. Commercial. The C,
Commercial zone was designed for commercial,storage and service uses. There
are no performance standards for environmental issues, hazardous materials or
appearance to mitigate impacts on adjacent properties. The C zone in the southern
portion of the Corridor may be inappropriate due to its proximity to Downtown
and adjacent natural areas. The Downtown Plan recommends that this area
provide new housing, destination retail and office in appropriate areas of the
Poudre River corridor, and that the river area be developed with cultural, arts,
recreation, and entertainment uses and open space. The kind of land uses that
are likely to develop under the C zoning district designation are not likely to be
compatible with the vision of the Downtown Plan. A small, isolated C,
Commercial zone in the northern portion of the study area is completely
surrounded by residential land uses, and should be evaluated as to whether this
parcel should be rezoned to a more compatible district.
40
The Highway Business zone occupies the entire length of the frontage of North
College Avenue. This zone allows any uses-by-right permitted in the R-M,
Medium Residential Zone and any uses-by-right permitted in the B-L, Limited
Business Zone. This zone does not allow, as uses-by-right, several uses which
typify the existing commercial and business character of North College. In order
for several of these land uses to locate on North College,they must be submitted
as a PUD and follow submittal and public review requirements. This can increase
costs, uncertainty and processing time for some of the smaller business
development,and has had a negative effect on certain kinds of development and
redevelopment.
The initial findings indicate that there may be too much land within the Corridor
zoned for heavy industrial development, specifically land zoned I-G, General
Industrial. Preliminary recommendations from this analysis were to evaluate
alternative zoning or include performance standards to address setbacks,
buffering and landscaping for adjacent uses. Other zones identified as needing
revision are the C, Commercial and the H-B, Highway Business zones, as well
as some parts of the mobile home zones.
STANDARDS, REGULATIONS AND DEVELOPMENT COSTS
As mentioned in the previous section,development standards and requirements
may be part of the reason why reinvestment and revitalization has not occurred
in the Corridor. Generally, the most problems are encountered when existing
parcels redevelop or expand, and are not in compliance with the use-by-right
regulations or current City codes. For example,requiring that all parcels which
change land uses comply with the Parking Code (which includes setback
requirements, screening, landscaping and sidewalks, curb and gutter and other
public improvements)can be a financial burden on some of the small businesses.
that typify North College. Due to lot size and configuration, many businesses
along North College Avenue need flexibility and creativity in meeting the City's
access, landscaping, parking and circulation requirements; however not at the
expense of compromising the goals for upgrading the image of the Corridor.
Landscaping is important for the image of the Corridor, and options should be
explored for providing incentives including using the City's Capital
Improvements mechanism to fund certain future improvements.
Another issue is the requirement that use-by-right projects be on a platted lot.
The platting process can be somewhat expensive for some small businesses and
can trigger development costs. Even many use-by-right projects involve review
under requirements which may involve additional studies or documentation such
as a traffic impact report,storm drainage and erosion control plans,utility plans,
and a Development Agreement.
41
Several of the automotive-related and hotel/motel uses along College Avenue
within the H-B zone are classified as non-conforming uses. A non-conforming
use is defined as: "any legally existing use which does not conform to the use
regulations of the zoning district classification in which the use is located,either
at the effective date of the zoning ordinance or as a result of zoning changes
which may be made over the years to the property". This has caused problems
in the past for existing businesses who want to change land uses or build a new
parking area because they must conform to criteria regarding the overall impacts
of the expansion on surrounding property.
If property owners wish to enlarge or expand a building containing a non-
conforming use, the proposal must be submitted for approval to the Planning
and Zoning Board. This regulation increases costs and can delay, if not deter,
development within the Corridor.The uncertainty and process is often as large a
"perceived"hurdle as are the actual costs.
Recently, interest in this area of the community has been spurred by the State
designation as an Enterprise Zone. This zone designation provides tax incentives
and benefits for both existing businesses that want to expand and for future
business development. New and existing businesses that are willing to take
risks have been reinvesting in this Corridor in the last few years. The Enterprise
Zone will provide additional incentives for reinvestment for the future.
If the North College Corridor is to encourage business and commercial growth
and remain an "incubator" area for small businesses in the community, then
changes to zoning, development standards, regulations and development costs
should be evaluated for inclusion in the recommendations. Changing the zoning
districts in certain areas of the Corridor, along with tailoring some of the
development requirements to fit better, could result in a slightly streamlined
review process, with less cost and complexity. Such tailored requirements could
also increase the assurance that investment is part of an appropriate overall
vision for revitalization. Looking at alternative funding sources or incentive
programsfor certain public improvements may also help the small, local business
climate which currently typifies the Corridor. A balance must be struck between
"good planning practice" in the public interest, economic growth, health and
safety concerns and the overall enhancement of the Corridor.
TRANSPORTATION ISSUES
Transportation issues such as railroad crossings,heavy truck traffic,and lack of
vehicular and pedestrian circulation systems,were regarded as significant impacts
in the attitudinal survey, the Open House, the "Vision" Workshop and in
discussions with the Advisory Committee. These issues are near the top of the
list of important issues—for both residents and property owners alike.
42
All of these issues have been studied during the last few years. Recently, the
HEATS study looked at vehicular,pedestrian and bicycle circulation,in addition
to reviewing the"Bypass"issue for heavy truck traffic for the northeast quadrant
of the City. Also,the City has been working with the railroad companies for
several years to remove some of the crossings,and is continuing to work on the
Track Consolidation project.
Truck traffic and railroad crossings have contributed significantly to the lack of
private investment in the Corridor. Without addressing these issues,other changes
in the Corridor will only be partially successful at improving overall conditions.
• Noise, speeding,poor air quality and safety issues caused by heavy truck traffic
not only impact the businesses along North College Avenue,but those who travel
and live within the Corridor. Trucks are often parked illegally along North
College Avenue or on private property — sometimes interfering with access
and circulation to businesses. Lack of adequate services and parking for trucks
may be part of the problem,however providing such parking and services could
create compatibility problems.
Truckers choose to take U.S. Highway 287 for two main reasons: 1)it is shorter
than using the Interstate System (I-25 to I-80); and 2) it is more dependable in
bad weather. One solution which has been discussed is to limit truck traffic by
weight. After further research,the problems with this option appear prohibitive
— College Avenue's designation as a U.S. Highway, as well as the fact that
some of the traffic is local.
The "Bypass" issue has been studied several times by the City and State; the
latest recommendation by City Council is outlined in detail in the Northeast
Area Transportation Study. The Council decision was to proceed with Alternative
1 — improve the existing US 287/Colorado 14 Corridor, and begin studies to
determine a specific alignment and acquire right-of-way as soon as possible for
a transportation corridor somewhere between Douglas Road and Owl Canyon to
serve transportation needs after the year 2000.
Residents and property owners have a difficult time crossing College Avenue in
a vehicle or as a pedestrian because of the amount of traffic and the lack of
sidewalks and controlled crossing points. Better access control,and better control
at intersections,will increase the opportunities for access across College Avenue,
but will not decrease the noise,pollution or congestion problems.
Providing adequate sidewalks along North College Avenue will help some of
the safety issues.
43
Although the NEATS outlined both short-and long-term alternatives to reducing
heavy truck traffic, most people that live or work in the study area are frustrated
that this issue has taken so long to resolve, and that the short-term
recommendation —.keeping the truck traffic on North College Avenue — will
continue to limit revitalization and development within the Corridor. Alternatives
for mitigation measures, such as reducing speeds, and exploring alternatives
with the Colorado and Wyoming Departments of Transportation to reroute at
least some of the through-truck traffic, should continue to be pursued by the
City.
Railroad improvements would greatly benefit the Corridor. The general feeling
is one of strong support for some relocation or consolidation of tracks as soon
as possible. Removing train crossings will improve safety, access for emergency
vehicles, air quality, traffic flow, a smooth ride for motorists and bicyclists, and
the chances for revitalization of the North College Corridor due to better
circulation and access with fewer daily delays.
The programs and improvements being recommended in the various studies and
projects, especially the Access Control part of the US 287/Highway 14 Corridor
Study, will make circulation within the Corridor safer, more convenient, and
more attractive in the long run. The biggestproblems will be waitingfor changes
to occur and finding the financial resources to fund the improvements.
Transportation issues within the Corridor such as north/south and east/west
circulation systems should be evaluated in the land use and vision planning
process and should be part of the recommendations. Such recommendations
should be coordinated with the progress of the US 287/Highway 14 Corridor
Study to the extent possible given the staggered time frames.
EMERGENCY RESPONSE ISSUES
The issues surrounding emergency services and response are currently being
evaluated as part of several other efforts, including the transportation studies
and projects mentioned in that section, as well as ongoing strategic planning by
service providers, particularly the Poudre Fire Authority and Poudre Valley
Hospital.
This issue will not be resolved immediately and will require continued
coordination and cooperation between the railroads, the City and Downtown
businesses.
GENERAL APPEARANCE
The overall appearance of the Corridor lacks even the basic unifying elements
of curbs, gutters, and sidewalks. Beyond this basic level of organization, the
opportunity to create a positive identity with attention to such things as pedestrian
amenities,landscaping,signage,art,or architectural theme,is wide open. There
is little apparent concern or investment in a positive identity for the area overall.
44
Landscaping is minimal except in some of the newly developed areas. Lack of
maintenance is also apparent.Unmowed weeds and litter can be seen along North
College Avenue and in many of the undeveloped areas of the Corridor. Many
portions of the study area need substantial improvements—from a general clean-
up to a unified approach for all streetscape elements, including: setbacks,
landscaping, lighting, fencing, screening, access and circulation.
Parcel size and configuration play a part in how the Corridor looks now and will
look in the future. Small parcels of land (narrow, deep lots) all with nearly
continuous, poorly defined access, together with uncoordinated signage and
landscaping, contribute to the "strip commercial" appearance along College
Avenue. Standards that require shared parking, drives, building and parking
setbacks,and landscaping may help alleviate the negative image. Large parcels,
or joint"superblock"planning for several small parcels would also enhance the
development pattern by presenting a unified design or a"vision"for North College
Avenue.
Two locations stand out as nodes that each present the opportunity to create a
"gateway" entry image into the City, the North College Corridor, and to
Downtown. The first opportunity is at the "Y" intersection of North College
Avenue and Highway 1. Future realignment of this intersection,currently planned
by CDOT for 1995/96, will be an opportunity to combine efforts with the state
so that the new intersection highlights the City's northern gateway along with
improving traffic flow through the intersection.
The second opportunity for"gateway"development at a key node is the vicinity
of the Poudre River and the Vine Drive intersection. This general location marks
the change from the heart of the North College commercial corridor into a more
mixed Downtown environment. This area will be greatly improved by the new
bridge scheduled for completion in early 1995. Ideally,the bridge improvements
will be a catalyst for further improvements in the immediate vicinity.
The work plan for the US 287/Highway 14 Corridor Study indicates an image
improvement component which will further define locations for gateway
improvements and suggest possibilities for how these areas can be highlighted
as gateways.
The US 287/Highway 14 Corridor Study will also suggest overall image
improvements for the roadway edge and for intersections.
The plan recommendations should serve as a basis for developing Standards
and Guidelines to improve not only the streetscape appearance along North
College Avenue, but the overall general appearance of the study area. The plan
recommendations should be coordinated with the Corridor Improvement Plan
underway by others.
45
1 ,
SUMMARY
Because this Corridor serves multiple functions as a business/industrial area,
tourist/travel corridor and housing area, specific needs and desires for changes
vary according to the perspective of these different groups. The issues discussed
here"stand out" for all these user groups. Addressing these issues will enable
the Corridor to develop and change in a well-planned and reasonable pattern
with a broad range of continued support for change. There is a definite need to
resolve the storm drainage issues and infrastructure problems, and to reduce
transportation conflicts within the Corridor.
In addition,providing a better fit in the zoning and land development requirements
and improving the general appearance through landscaping and clean-up will
ultimately improve the overall quality of life for residents and businesses in the
Corridor. Of course,all of these issues are not easily answered or readily fixed,
but efforts to modify or mitigate the impacts should be addressed—or the area
will most likely continue to stagnate or only marginally improve.
46
VISION WORKSHOP FINDINGS
The following is a summary of the major findings from the April 28, 1993 public
"Vision Workshop" meeting. This list is not all-inclusive, but represents the
most frequently discussed items as prioritized within the small group discussions.
Most of the groups mentioned each of the following items and staff prioritized
the following items based on the number of times they were discussed:
1. Remove/reduce the trains and railroad crossings and the heavy
truck traffic from North College Avenue.
2. Enhance the North College Avenue streetscape/appearance - street
trees, landscape plantings, sidewalks, and curb and gutter.
3. Provide access to, or more open space,parks, greenbelts and
recreation opportunities within the Corridor--includes cultural
facilities such as a library, children's museum, and riverwalk.
4. Change zoning classifications to encourage new business,
shopping areas and residential areas. Enhance existing business
opportunities with an incentive program.
5. Resolve the storm drainage issues within the Corridor in a timely
manner.
6. Provide for emergency/medical access or develop an emergency
facility north of the railroad tracks.
THE NATURE OF SOLUTIONS
There is no simple solution;several of the infrastructure problems will take many
years to resolve. Other solutions,however,can be implemented relatively soon,
such as zoning changes, development standards, and incremental additions to
the street, sidewalk, and bikeway systems. A streetscape could be created that
improves visual quality and ultimately promotes a sense of community and
investment in the Corridor,but which will not be an excessive burden on existing
or future businesses or residents to maintain.
The City can help guide growth and add momentum to revitalization by adopting
the North College Avenue Corridor Plan and proceeding with implementation
steps.
47
Appendix A
PROCESS PLAN
The North College Avenue Corridor, extending from LaPorte Avenue to the
"Y"at State Highway 1,is a major gateway into Fort Collins and is an established
commercial center. It is also an area in a constant state of change—businesses
come and go;property changes hands;competing commercial areas expand and
contract; neighborhood leaders come and go; and government officials go in
and out of office. These social, economic, technological and political changes
have been hard for individual business and property owners in the corridor area
to predict, and even harder to manage. Property owners, developers, citizens,
City staff and City Council have become increasingly concerned about the future
of the Corridor. It is becoming increasingly evident that a"vision"for the Corridor
is needed. And perhaps as important,action is required on immediate problems
and demands.
Allowable land use development standards and infrastructure, visual image,
economic development, and traffic access control are a few of the topics of
concern. The City and the property owners need to work together to identify
strategies that could strengthen the attractiveness of this area for reinvestment
and development opportunities.
The City Council has identified the preparation of a plan for North College Avenue
as a priority project in their 1991-1993 Policy Agenda. The City's Planning
Department, with the cooperation of a number of other City departments and
public agencies, have been given the responsibility and authority to undertake
this comprehensive planning activity. The advice of area property owners,
residents, business owners and other interested persons will be solicited
throughout the preparation of the plan. The planning process will include the
following elements:
1. Reaching out to individuals and organizations who are"stakeholders"
in the Corridor.
Stakeholders will include but not be limited to formal decision makers
(City Council Members,Planning and Zoning Board, Downtown
Development Authority, City department heads, etc.);those affected by
the Plan(business owners,property owners,residents,developers,customer
groups, etc.); recognized neighborhood leaders, and; other citizens who
may have an interest either in support of or against this planning effort.
The planning process will include many opportunities for involvement
including:
• interviews
• steering committee
• group discussions
49
• survey '
• public hearings
2. Collecting and.mapping statistical information on existing assets and
constraints for development within the Corridor,including, but not
limited to:
• land use
• existing utilities and streets
• natural resources, storm drainage, etc
• history and development patterns
tax assessments and fee collection
• traffic volumes
• property values, etc.
3. Implementing a neighborhood outreach process by asking stakeholders
a series of vision questions.
First,questions will be structured to address a variety of topics that exist in
the Corridor—its preferred future physical appearance;land/building use;
pedestrian,bike,transit, and vehicular access; desired mix of customers/
users, etc. Such questions will result in defining an overall, broad, and
comprehensive vision for the Corridor.
A second type of vision questions will focus on specific and controversial
issues that might be facing the Corridor. Such issues might include
conflicting land uses; zoning;traffic access; natural resource protection;
development fees and costs; economic development; etc. The answers to
these questions will result in an"issue-specific"vision.
4. Documenting and Distributing the Shared Vision.
Once the outreach process has been implemented completely, and the
shared,preferred vision has been defined,it will be documented. This will
be done in the form of a written document that is professional in both
writing style and graphic form. The document will include topics which:
• stakeholders reached complete agreement
• stakeholders reached informed consent
(but not unanimous consent)
• agreement was not reached
• require further discussion or research
The Plan may include maps and drawings that depict and/or interpret the vision.
The Plan will be action oriented and specify next steps that should be taken to
move the Corridor toward achieving the vision.In this way,the vision document
can act as a bridge to implementation.
50
Finally,the Plan will be presented to the Planning and Zoning Board and to City Council for approval and
adoption as part of the City's Comprehensive Plan. Once approved,the plan will be used as a management
and planning tool by all those who make decisions that effect the Corridor's future—in both the private
and public sectors. The Plan will be used to:.
• garner the support and resources necessary to reach the defined vision
• make the best allocation of resources available for the Corridor's enhancement
• guide all decisions made regarding the corridor
• manage multiple interests and lessen fragmentation among
Corridor stakeholders
51
Appendix B
To gain a more complete understanding of the image of North College, the
dominant visual elements and characteristics were identified and described. In
the descriptions, characteristics listed as "positive" are those that contribute to a
pleasant or orderly appearance as seen from the public right-of-way. Those listed
as "negative" detract from the appearance with clutter or disorder,with awkward
relationships, or with general need for improvement.
To help organize the analysis, the study area was divided into segments that each
have a relatively consistent, identifiable character. Each segment is described
following the Summary.
Summary
The entire study area can be characterized by a few key issues and elements, some
positive and some negative:
Positive Negative
• Adjacent properties with maintained • Lack of definition of roadway edge
landscaping, particularly where it is a
substantial part of a well organized • Lack of landscaping
site plan.
• Encroachment into R.O.W. by
• Ditch easements with trees, and other parked vehicles
naturalized stands of trees. These fit
well with the semi-rural "urban edge" • Junk storage
location. • Awkward proximity of buildings and
• The new bank building and other up-
fences to roadway
dated buildings, facades, and signs. • Overhead lines
• Parcels with a clearly defined roadway
edge, particularly where it includes
comfortable, safe-looking sidewalks.
53
1 .
1. North Area Beyond the 'T'
Negative Characteristics
lack of definition of roadway edge z
bare, eroding swale
lack of g
landsca in 3•
landscaping
overhead lines
apparent encroachment by fences Ll
Z. "Y" Area East Side
Positive Characteristics
- open ditch easements, trees lend an attractive
"urban edge " character fir'
LH
3. 'T'Area West Side
Negative Characteristics
.
-J.L
facing view of bare R.O.W. and vacant lots,
abandoned buildings, mobile homes beyond.
(No landscaped edge to mobile home park)
haphazard vehicle storage (temporary parking and
junk vehicles)
NORTH1CORRIDOR
VISUAL QUALITY
City of Fort Collins Advance Planning Department
54
Willox to Eaton Ditch
Positive Characteristics
- landscaping in R.O.W., stands of trees create a more attractive
relationship between roadway and commercial/residential uses
Negative Characteristics
still maintain complete vehicle dominated appearance,
awkward proximity of some buildings to roadway
nothing inviting, looks unsafe, (bcause it is unsafe for anyone
not in a vehicle)
vehicles encroaching into R.O.W. at NE corner of Willox &
College, no road edge, no landscaping
LHo�.
I ILI
a
NORTH1 AVENUE CORRIDOR
I 1
VISUAL QUALITY
City of Fort Collins Advance Planning Department
55
Willox to the Poudre River
a
Positive Characteristics
- some landscaping, new and updated buildings, facades, or signs
- isolated landscaped parcels - i.e. motel
- Colorado Import Motors, Hemlock Street Landscaping and trees o
- Lake Canal trees
Negative Characteristics
Bristlecone south to river lacks lanscaping
many parcels paved clear to street, toal vehicle dominance
NORTH COLLEGE AVENUE CORRIDOR PLAN
VISUAL QUALITY
City of Fort Collins Advance Planning Department
56
Poudre River 1 1 Porte
Positive Charcteristics
- river and power plant landscape and architecture
- landscaped Railroad R.O.W. at Cherry and College
- updated buildings, facades, and signs o
- some sidewalks
Negative Characteristics
- complete vehicle dominance of overall environment
- paved expanses, including entire frontages, on some adjacent
parcels
LH OL
NORTH COLLEGE AVENUE CORRIDOR PLAN
D
VISUAL QUALITY
City of Fort Collins Advance Planning Department
57
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E
The original Dry Creek channel, with its association of native riparian
forest vegetation,is intact north of the Larimer/Weld canal. This area is
outside of the current City Limits.
All of the areas mentioned are identified on the City's Natural Areas Inventory
and have been identified for potential public preservation or acquisition.
UTILITIES
Several major utility lines cross the Corridor and link utility services to other
areas of the community. Several overhead power lines, a Western Area Power
Administration-Poudre Valley Rural Electric Association combined substation
and a City of Fort Collins Light and Power substation are located along the east
edge of the study area. Major water and wastewater distribution lines also cross
the study area in several locations(See MAP 5). There are many utility providers
within the Corridor including: Public Service Company of Colorado, Poudre
Valley Rural Electric Association(PVREA), Cherry Hills Wastewater District,
ELCO Water District, West Fort Collins Water District and the City of Fort
Collins. Two agencies,Platte River Power Authority(PRPA)and Western Area
Power Administration(WAPA)have 115,000 volt transmission lines in the area.
PVREA has a 69,000 volt transmission line along the northeast edge of the area.
Several areas northwest of the river and north of the Larimer/Weld Canal have
water supply problems due to undersized pipes. Water service lines west of
College Avenue are spaced very randomly and this can be more expensive for
developers due to extra-long extension requirements. The overhead power lines
behind the businesses on North College Avenue will be difficult to install
underground due to the lack of alleys in most areas. The City's Light and Power
Utility will need to install underground power lines along the College Avenue
frontage or retain easements as properties develop. The overhead high voltage
transmission lines and distribution lines that are combined on the transmission
line structures-on the eastern edge of the study area are not required to be converted
to underground. In most cases,developers must negotiate directly with PVREA
to underground the overhead distribution lines that provide service to areas outside
of the City and Urban Growth Area.
ANNEXATION
Most of the study area is within the current city limits. Only some parcels in the
northernmost portion of the study area remain out. Annexations within the study
area have occurred since the late 1950's, with the most recent annexation
occurring in 1978.
Over one-third ofthe study area was annexed as the North College Mobile Plaza,
on the west side of College Avenue, on December 31, 1959. This annexation
extended from Vine Drive north to the Larimer/Weld Canal. This was the first
annexation to extend the City Limits beyond the original Town Site plat in the
22
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