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Home My WebLink About2009-024-03/03/2009-ADOPTING THE SOUTH COLLEGE CORRIDOR PLAN AS AN ELEMENT OF THE COMPREHENSIVE PLAN OF THE CITY RESOLUTION 2009-024 OF THE COUNCIL OF THE CITY OF FORT COLLINS ADOPTING THE SOUTH COLLEGE CORRIDOR PLAN AS AN ELEMENT OF THE COMPREHENSIVE PLAN OF THE CITY WHEREAS, in 2007, during the Southwest Enclave Annexation process, the City Council gave direction to City staff to conduct a study pertaining to the possible adoption of a South College Corridor Plan; and WHEREAS,in accordance with such direction,the staff has conducted a study of those areas containing commercial and primarily vacant lands along South College Avenue between Harmony Road and Carpenter Road; and WHEREAS,residential neighborhoods were not included in such study because no changes were contemplated for those areas, but neighborhood residents were closely involved in the public process of the discussions pertaining to the development of the South College Corridor Plan; and WHEREAS, the City Council has determined that the South College Corridor Plan will provide a more specific vision and policy framework for commercial areas and undeveloped land as well as transportation systems and other urban development in the South College Corridor and particularly with regard to the "gateway" portion of the South College Corridor; and WHEREAS,an extensive public process has been conducted in the development of the South College Corridor Plan and favorable recommendations have been made to the Council by the Planning and Zoning Board,the Transportation Board, the Land Conservation Stewardship Board, and the Parks and Recreation Board; and WHEREAS, the Council has examined the South College Corridor Plan and believes that the adoption of the same is in the best interests of the City. NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY OF FORT COLLINS that the "South College Corridor Plan" dated February 18, 2009, a copy of which is attached hereto as Exhibit "A" and incorporated herein by this reference, is hereby approved and adopted as an element of the City's Comprehensive Plan (City Plan) for the purpose of providing policy support for land use decision making in the South College Corridor. Passed and adopted at a regular meeting of the Cou f the City of Fort Colli s this 3rd day March, A.D. 2009. Mayor ATTEST: � o - la City Clerk ® CltytOf I I EXHIBIT A South Collogo Frt Collins February 18, 2009 CORRIDORN PLAN < !� \ fcgov.com/advanceplanninit WS How to Use this Plan The South College Corridor Plan contains the following chapters and appendices: This Plan is intended to coordinate local stakeholder needs with the larger community's purpose (as represented in City Chapter 1 : Plan Foundations describes the Plan's purpose, Plan). It asks the question: "In recognition of the Corridor's annexation history, and previous planning efforts. unique challenges and opportunities, how should change , oul ' ■ o e e occur differently than what would have typically occurred Chapter 2: Existing Conditions and Issues describes the Corridor's PLAN SUMMARY under the status quo (i.e., City Plan and the Access Control unique opportunities and constraints, technical findings, and issues identified by the community. ACommunit Based Plan CORRIDOR M PLAN Plan)?" The recommendations contained within the Plan are y intended to be used by City staff, Planning & Zoning Board, Chapter 3: Vision translates stakeholder values into big ideas for Between November 2007 and December 2008, and City Council in understanding where the community, the future. business owners, property owners and neighbors local leaders, and elected officials should focus their energy. helped the City envision South College's future with Plan Purpose Chapter 4: Framework Plan, Goals, and Policies represent the eight public events, 2,200 surveys, a Council As one of Fort Collins' southern gateways, the future of South College Plan's big ideas in physical form (the Framework Plan Map) and worksession, several City board meetings, and 9 Y 9 numerous phone calls, emails and visits: has been discussed since the 1980s when it became part of the City of policy form (Goals and Policies), drafting a blueprint for each idea: Land Uses and Business Activity, a Complete Transportation System, Public Kick-off Meeting - Nov. 29, 2007 Fort Collin's Growth Management Area. Numerous studies, most recently Community Appearance and Design, Community Partnerships and Stakeholder Interviews - Dec. 2007 to Jan. 2008 the South College Avenue (US 287) Access Control Plan Update Report Financing, and Natural Resources and Drainageways. Business & Household Surveys - March-May 2008 in 2002, City Plan in 2004, and the US 287 Environmental Overview Study • Business Forum - April April in 2007, have made specific recommendations for this corridor. 2008 • Public Visioning Workshop - Aprop Chapter 5: Implementation outlines the barriers to change, catalyst • Framework Plan Open Houses - July 30-31 , 2008 g- projects, and a list of actions for the City, business and property • City Council Work Session - Aug. 26, 2008 Still, no planning process has provided an overall specific community- - 008 owners, residents, and other partners to make the Plan a reality. • Plan Van Tour - Oations Public � P Y Plan Recommendations Public Meeting - Dec. 4, 2008 driven vision that considers the area's land use trends, constraints, and • Land Conservation Board - Jan. 14, 2009 opportunities. Through the Southwest Enclave Annexation process, City Two appendices contain supplemental information about: • Planning and Zoning Board - Jan. 15, 2009 Council recognized the need for Ian that encapsulates the desires of - • Transportation Board - Jan. 21 , 2009 9 P P A. South College Corridor Plan Survey Results: a Parks and Recreation Board - Jan. 28, 2009 those who live or work in this corridor and integrates previous plans and This describes the methodology along with the responses from resident City Council Hearing - Feb. 17, 2009 information that have been emerging over the years. household and business/property owner surveys. Through these events and numerous phone calls, The 287 Canvash/Motohaus Coffee is a positive B. South College Corridor Market Assessment: emails, and one-on-one visits, citizens answered key The purpose of the South College Corridor Plan is to meet that need by contribution to the Corridor's image. This assessment summarizes current market conditions and the project questions about the corridor such as: articulating a common vision that reflects the objectives of the many team's conclusions regarding the potential for additional development What are your specific issues with infrastructure, landscaping, diverse stakeholders involved, including business and property owners, along the Corridor. transportation, building appearance, etc.?" residents, the City of Fort Collins, the Colorado Department of Transportation • "What is your vision for the Corridor?" (CDOT), and the broader community. As a policy document prepared by • "What should be the type, character, location, and timing of new growth?" the City, it describes the goals, policies, and implementation strategies • "What areas within the Corridor are likely to be the focus that can achieve the community's vision. Advance Planning of new development and redevelopment?" 281 North College Avenue \ While this plan's content is important for the direction it provides to the FClty Of I I Fort Collins, CO 80524 ti community, the planning process itself has been invaluable for increasing�rt ollins 970-221 -6376 collaboration and cooperation between stakeholders. However, this Foradditional copies, please download from ourwebsite, planning process is just the beginning for South College. For this plan to fcgov.com/advanceplanning or contact us using the information above. be successful, the City, business owners, property owners, residents, developers and others need to continue the engagement and continue 8 _ working on the vision for South College. 1 HIBIT A South College F South College HORSE O°T" cou CORRIDOR PLAN Landscaped Parking Islands w q Tim ath d �° .TH Shared Parking Fort ollins a HARMONY 3 M Ro �T/ ea o< Secondary Pedestrian a , ! Mai o r �. G\ — Route for Retailers at Grade r o r ' Existing Businesses Recommendations g ✓ KE°HTER II, Bike Lane _ . _ �.., South College IT no., Sac Crosswalk g IR9.av % Corridor Bike Lane CMNTY RC q � CARPENTER HIGH V391 Xeric Planted O Median � �:• c e Unincor orated o Wir dscir Larimer County Sketch showing implementation ' CQJNTYR°AOW "°"°'° of the Access Control Plan with Right-in / ' a� r Lovelan Right-out O,T� I existing structures . Landscape Strip & Bioswale 3/4 Turning Access About the South College Corridor (Right-in/ Right-out/ Left-in) As shown on above map, the planning area centers on South and adjacent neighborhoods. The study area extends about a' Bicycle/Pedestdan Path Landscaped Median College (or US 287), from Carpenter Road on the south to '% mile east and west of South College. Existing neighborhoods Linear Streetscape Features Harmon Road to the north. The highway serves as a major were excluded from the stud area because no significant Multi-Layered Landscaping S Y 9 Y 1 Y 9 Artistic Elements Integrated Retail Identification Set north-south throughway for Fort Collins as well as between the changes are anticipated for these areas, although residents With Streetscape Back From Highway Shenandoah Barn Outdoor Plazas & Denver Metro area and Laramie, Wyoming. The highway also were actively involved in the planning process. Courtyards serves as an access point to the coridor's many offices, shops, Pedestrian & Vehicular = Access to Neighborhood —Be s '�.4ake — _ D ® Sketch of a o AAe. possible gateway. B o0o O O _ H to a Supermarket to = tea—after Anchor South Fort Collins 9 Signature Buildings With Landscape Detention Intersecting Roof Forms, Basins Several large vacant parcels and natural areas provide a South College is fairly typical of older highway development. Facade Variations a Transit Facilities welcome break between strip commercial developments. High-Quality Materials City of Fort Collins Entry Natural Stone Retaining Walls Monument or Other Gateway Feature Comfortable Crosswalks at 2 Signalized Intersections 7 H EXHIBIT A South College Flarmony Legend CORRIDOR PLAN o Q underpass Major Recommendations luth C011000 r ■rn Existing Signal with Crosswalks MG C RIDOR � PLAN craw rN `o Elementary ;U 8' multi-use path ,$.Future Signal with Crosswalks Overall, the vision of the Plan is to create positive change in the Create a Complete Transportation System both sides of College aiiiiiiiBilke Lanes . Existing corridor while retaining the area's unique and positive attributes. ' all • • Bike Lanes - Proposed J � Hard Surface Mubuse Path - Existing Many of the recommendations are focused on providing a basic • Increase traffic safety by implementing the adopted Access Fairway . .Hard Surface Muhiuse Path - Proposed level of improvement consistent with City standards. Some Control Plan and providing access roads parallel to College \ Bike Route - Existing important ideas include: as changes occur to adjacent properties. Provide meaningful Bike Route - Fuure Soft involvement in the design of improvements by businesses — Proposed So.ce -TraFutnsit Fossil � Proposed So. Transit Ctr Ped. Spine Creating a Healthy Business District impacted by the changes. Creek iiiiiii, Parks Warne• Install new signals in needed locations to improve access. Elementary Natural Areas • Focus on long-term business vitality b keeping existing gerove . Elementary streets g ty y p g g Provide new off-street trails to connect neighborhoods, proposed Fossil Creek Grove •q businesses viable and encouraging businesses to adapt to businesses, and existing trails. Treat continuation ,Ne (City built 8 maintained) °f market pressures. • Create bus stops that are integrated with local land uses _ . ( • .• 'ay Oreo • Minimize low activityuses that detract from the overall vitality ' " " s • . ■ ty and are comfortable places for transit riders. _ . . ■ � Bueno (Wore bike/ped connections of the corridor. Fossil Creek 7reil spur � • Reinvest in the area with new business, redevelopment, and (cay built 8 maintained) Smokey Fossil Creek infill. Foster Community Partnerships ■ Community Park • Support Mason Corridor's transit system by encouraging ' transit-oriented housing, office, and retail on key sites. • Support the establishment of a formal business organization by area businesses. ■ ' • Close( Involve business owners, employees, and residents proposed Su tame Trail I ' ' Improving Neighborhood Shopping Opportunities Y (Ppm=tey bui intained) a a skyway - - - in infrastructure projects so negative impacts can be >' • Support the existing Neighborhood Commercial District at mitigated. e ■ Prairie Dog Meadow Carpenter and College as the primary location for neighborhood • Develop a clear understanding of the resources required to Haraleas shopping, including development of a supermarket. pay for improvements, and establish methods of financing ; • Provide secondary neighborhood shopping areas that are fair. ; (Trilby/College, SkywaylCollege). • Provide additional housing in adjacent areas to support existing Enhance Natural Resources and DrainagewaysIII . ■ businesses and new neighborhood retail shops (banks, ■ Trilby �, . . . . restaurants). • Natural areas and features such as Redtail Grove, Fossil Creek, and Pelican Marsh provide welcome breaks to the Collins I ■ Enhance the Corridors Appearance and Design p Mariposa ■ ■ urban character of the Corridor. New development will be - - -■ • • • -. . designed to respect these spaces as community assets and • Create a distinctive gateway into Fort Collins at Carpenter avoid the impacts of buildings on natural features. - . . and College. . proposed neighbo hood trail • Provide upgrades to the streetscape with sidewalks, • Existing developments limit possible locations for stormwater I Homestead ark % privately built 8 maintained) landscaping, and other improvements. conveyance structures and conduits for future developments. H c I eote Ri e ♦ ° • y a� PellunMarsh The overall character will be defined by the appearance of When redevelopment of an area is considered, design and Element 0 t� individual storefronts and the inclusion of a variety of building review should include consideration of locations for • forms and materials. conveyance of off-site flows through the redeveloped site. trenstpcennec tc , . . • �. •• Neighborhood ■ ■ Commercial District ♦ a ' . ■♦ • • • paths per Fossil Creek ■ S • _ ' • Natural Areas Miles • ■ Management Plan 111 0 0.125 0.25 0.5 • ix • x arpepter• • • •R 6 3 EXHIBIT A H South NIP = CORRIDOR _ PLAN - -' Pelican Marsh I Natural Area 1� r ,tee* - FOZ �,0$ ♦ 1 t I Rvo Creeks ` Natural Area Future ` - �Q- Prairie Dog Meadows Residential pe Future ' Natural Area (LMN) ` W w > Q _ commercial i '' Z Z w O > a m - Robert Benson Lake Q r Future K U _ Limited -n r p w Commercial 1 Existing z w Service O �' - - Future Limited r ; L Ip `` y t� v _ m er Commcial m z y Existing n Commercial Commercial a COLLEGE rc �T.��"� " � a a 3 COLLEGE Future f Future Commercial with - - i ' CommeLimitrcial i P9C - - -Neighente'r d Transit-Oriented Development �I r Future Commercial y Center i Redtail Grove 1 r _ _ _ _ _ - - _ _ _ - - .MnI 1F ' South- - - - - - Natural Area Future Transit Centei _ Residential/ l ail \,�, , �`,_ - - ` Institutional Future ��y �C�caadl - � Resitlential 1exemp[ from (LMN) Future Tom,_ limitation on Residential secondary (MMN) uses) Z Miles 0 0. 125 0.25 0.5 Legend 01 Growth Management Area Future Land Use Neighborhood Commercial Street Plan Trails 1 1 Gateway Commercial Urban Estate Major Arterial Lanes Existing Multi-Use Path `--- FrameworkMason Guideway Commercial with TOD Overlay Low Density Mixed-Use Neighborhood — Arterial 4 Lanes Future Multi-Use Path Plan Limited Commercial Medium Density Mixed-Use Neighborhood — Arterial 2 Lanes — So. Transit Center Ped. Spine Service Commercial Open Lands and Stream Corridors Collector 2 Lanes New Collector 2 Lanes - - - New Local StreetlConnection a lot ll ■ South Colleue CORRIDOR PLAN 4 i i J � � — 1 # ' — ■ 'rt 7■■F ; f 41a. t. We r}•F � t _ tea y �'' • • � � � � ` +�-1� � � ; � � � ill k IF Nr City of F6rt Collins 1 E SOUTH COLLEGE CORRIDOR PLAN February 18 , 2009 City of Fort Collins Advance Planning 281 North College Avenue Fort Collins , CO 80524 970-221 -6376 fcgov.com/advanceplanning For additional copies , please download from our website , or contact us using the information above . ------------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN CREDITS City Council Members Consultant Team Doug Hutchinson , Mayor EDAW, Inc. Kelly Ohlson , Mayor Pro-Tem Bruce Meighen , Principal-in-Charge Diggs Brown Jeremy Call , Project Manager Ben Manvel Brad Smith , Streetscape Design Lisa Poppaw Megan Moore , Planner David Roy Melissa Sherburne , Planner Wade Troxell Stantec Planning and Zoning Board Don Silar, Environmental Infrastructure Brigitte Schmidt, Chairperson EPS Gino Campana Dan Guimond , Economics David Lingle Josh Birks , Economics Ruth Rollins Andy Smith Felsburg Holt Ullevig Butch Stockover Rich Follmer, Transportation James Wetzler Advantage Solutions City Staff Ginger Adams, Public Facilitation Darin Atteberry, City Manager RRC Surveys Diane Jones, Deputy City Manager Mike Simone , Surveys Jeff Scheick, Director of Planning , Development & Transportation Colorado Department of Transportation Joe Frank, Advance Planning Director Timothy Wilder, Senior City Planner - Project Manager Gloria Hice-Idler, Access Manager Clark Mapes , City Planner Kathleen Bracke, Transportation Planning Members of the Public & Special Projects Manager Craig Foreman , Manager of Park Planning & Development Many business owners , property owners, residents , and Susan Hayes , Civil Engineer III members of the public participated in this planning effort. Sheri Langenberger, Development Review Manager Thank you to all who contributed to this Plan . Dana Leavitt, Green Building Program Manager Steve Olt, City Planner Jennifer Petrik, Transportation Planner Becca Henry, Urban Designer --------------------------------- -------- ------- . SOUTH COLLEGE CORRIDOR PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . H SOUTH COLLEGE CORRIDOR PLAN TABLE OF CONTENTS Chapter 1 - Plan Foundations . . . . . . . . . . . . . . . . . . . . . . 1 Chapter 3 - Vision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 Purpose of the South College Corridor Plan . . . . . . . . . . . . . . . . . . . . . . 1 Land Uses and Business Activity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 South College Corridor . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 We envision business diversity. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 We envision prominence. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 A Community Based Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 We envision neighborhood services. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 Annexation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 From Carpenter Road to Trilby Road , we envision an Existing Plan Foundations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 inviting gateway. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 From Trilby Road to Fossil Creek, we envision City Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 neighborhood compatibility. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 Transportation Master Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 From Fossil Creek to Harmony Road , we envision atransit- South College Avenue Access Control Plan Update . . . . . . . . . . 7 oriented district. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 US 287 Environmental Overview Study . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 Mason Corridor Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 A Complete Transportation System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31 Community Separator Studies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 We envision the highway as an amenity. . . . . . . . . . . . . . . . . . . . . . . . . . 31 SH 392/Carpenter Road Environmental Overview Study 11 We envision coordination . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32 US 287/South College Avenue Bicycle Lane Project . . . . . . 11 We envision connectivity. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 North 1 -25 Environmental Impact Statement . . . . . . . . . . . . . . . . . . . . 11 We envision a variety of travel options. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 Transit Strategic Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 Community Appearance & Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34 Land Conservation and Stewardship Plan . . . . . . . . . . . . . . . . . . . . . . . 14 We envision renewal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34 How to Use This Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 We envision an exciting gateway. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34 Community Partnerships and Financing . . . . . . . . . . . . . . . . . . . . . . . . . . . 36 Chapter 2 - We envision collaboration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36 Existing Conditions and Issues . . . . . . . . . . . . . . . . . 15 We envision fair costs and benefits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 Natural Resources and Drainageways . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36 Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 We envision creative, green infrastructure. . . . . . . . . . . . . . . . . . . . . . . 36 Corridor Segments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 Chapter 4 Redevelopment versus Rehabilitation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 Areas of Change . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 Framework Plan , Goals , and Policies . . . . . . . 37 LandUse Choices . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37 Business Activity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 Framework Plan Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37 Corridor Survey Findings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 Land Uses and Business Activity 37 South College Market Assessment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 Goal LU 1 : Retain the eclectic business mix while Transportation System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 supporting new uses that strengthen the South College Access and Roadway Safety . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 market. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38 Pedestrian and Bicycle Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 Goal LU 2 : Encourage neighborhood serving retail and Transit Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 commercial uses in locations convenient to adjacent Appearance and Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 neighborhoods . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 Goal LU 3 : Capitalize on Mason Corridor and Transit- Building . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 Oriented Development (TOD) opportunities. . . . . . . . . . . . . . . . . . . . . 41 Building and Property Appearance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 Gateway . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 Views and Natural Features . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 Community Partnerships . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26 Financing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26 Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26 iii SOUTH COLLEGE CORRIDOR PLAN A Complete Transportation System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42 Goal T 1 : Improve traffic safety along the highway for all Appendix A - users . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42 South College Corridor Survey Results . . . . 61 Goal T 2 : Create a complete street network of local and Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61 collector roads . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43 Goal T 3 : Make walking and biking practical and enjoyable Household Survey . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61 methods to access and traverse the Corridor. . . . . . . . . . . . . . . . . . 43 Survey Respondents Overview . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61 Goal T 4 : Strengthen the existing transit network and Spending Patterns . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63 support the expansion of regional and local transit links. . 45 Community Investment Opinions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65 Community Appearance and Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46 Retail Development Opinions/Conclusions . . . . . . . . . . . . . . . . . . . . . . 66 Goal CAD 1 : South College's image will evolve from a Business Owner Survey . . . . . . . . . . . . . . . . . . . . . . . . . . . . . m . m . m . m . 67 highway defined by heavy vehicle traffic to a healthy South College Corridor Business Profile . . . . . . . . . . . . . . . . . . . . . . . . M . 67 business district defined by retail activity. . . . . . . . . . . . . . . . . . . . . . . . . 46 Future Plans for South College Corridor Businesses . . . . . . . 68 Goal CAD 2: Create new public spaces. . . . . . . . . . . . . . . . . . . . . . . . . . . 47 Business Owner Survey Conclusions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69 Goal CAD 3: Create a sense of arrival into the community. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47 Community Partnerships and Financing . . . . . . . . . . . . . . . . . . . . . . . . . . 48 Appendix B - Goal CP 1 : Increase collaboration and mutual South College Corridor understanding between Corridor business owners, property owners and residents . 48 Market Assessment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71 Goal CP 2 : Leverage and stimulate investment with infrastructure projects. . . . . . . . m . m . m . . . . . . . . . . . . . . m . m . m . . . . . . . . . . . . m . m . m . m . . . . 48 Natural Resources and Drainageways . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49 Goal ND 1 : Natural resources within and adjacent to the South College Corridor will be protected and enhanced to the maximum extent feasible . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49 Goal ND 2 : Solve drainage system needs to allow street and development projects while maintaining natural drainageways. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49 Chapter 5 - Implementation . . . . . . . . . . . . . . . . . . . . . . . . 51 Strategy 1 Foster Community Partnerships . . . . . . . . . . . . . . . . . . . . . . 51 Strategy 2 Provide Opportunities for Business Expansion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52 Strategy 3 Coordinate the Implementation of Transportation Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53 Strategy 4 Develop Public Funding Strategy for Capital Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54 Strategy 5 Create Gateway at South College and Carpenter . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55 Elements of the Gateway . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55 Strategy 6 Improve Neighborhood Shopping Opportunities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56 Strategy 7 Develop Off-Street Trail Network . . . . . . . . . . . . . . . . . . . . . 57 Strategy 8 MAX Bus Rapid Transit and Transit-Oriented Development on the Mason Corridor . . . . . . . . . . . . . . . . . . . . . . . . . 57 Implementation Table . . . . . . . . . . . . . . . . . . . . . . . . . . . . m . m . m . m . m . m . . . . . . . . . . . . . . . . . 58 iv SOUTH COLLEGE CORRIDOR PLAN TABLE OF FIGURES Figure 1 — Plan study area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Figure 20 — An example of access and circulation along a 6- lane highway . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32 Figure 2 — Southwest Enclave annexation phases . . . . . . 3 Figure 21 — Case study of circulation between Figure 3 — Transportation Master Plan Mitchell and South College . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32 prioritized projects . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 Figure 22 — Photo and concept sketch of streetscape Figure 4 - US 287 Environmental Overview ( EOS ) improvements with 6- lane expansion near study area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 Saturn/College . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35 Figure 5 - Regional Plan 's preferred land use Figure 23 — Framework Plan diagram . . . . . . . . . . . . . . . . . . . . . . . 37 scenario . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 Figure 24 - Framework Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39 Figure 6 - North 1 -25 Draft Environmental Impact Statement Package A commuter rail stations . . . . . 12 Figure 25 — Potential neighborhood shopping opportunities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 Figure 7 — Transit Strategic Plan Phase 3 proposed transit service . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 Figure 26 — US 287 cross-section north of 57th Street , from US 287 Environmental Figure 8 — Corridor segments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 Overview Study . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41 Figure 9 — Potential areas of change . . . . . . . . . . . . . . . . . . . . . . . . 16 Figure 27 — Existing parking conditions . . . . . . . . . . . . . . . . . . . . . 42 Figure 10 — Land use choices worksheet . . . . . . . . . . . . . . . . . . 18 Figure 28 — Parking options . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42 Figure 11 - Parcel sizes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 Figure 29 — Trails map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44 Figure 12 - Issues in order of priority for household Figure 30 — Example of signage improvements and business survey respondents . . . . . . . . . . . . . . . . . . . . . . 20 along the Corridor . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46 Figure 13 — Existing street network . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 Figure 31 - Years of residency in the Fort Collins area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61 Figure 14 - Year built . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 Figure 32 - Household survey respondents by Figure 15 - Natural areas and features . . . . . . . . . . . . . . . . . . . . . 25 income range . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61 Figure 16 — Concept sketch of gateway Figure 33 - South College trade area . . . . . . . . . . . . . . . . . . . . . . . . 62 enhancements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 Table 34 - Household survey respondents Figure 17 — Concept sketch of a cross-section for retail storespending 63 transit-oriented development across College . . . . . . 29 Figure 35 - Household survey respondent retail Figure 18 — Concept sketch of transit-oriented purchases by location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64 development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 Figure 36 - Reasons for visiting South College Figure 19 — Sketch showing possible Corridor by activity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64 components of long-term improvements . . . . . . . . . . . . . 31 v --------------------------------- -------- ------- . SOUTH COLLEGE CORRIDOR PLAN Figure 37 - Frequency of visits to Corridor . . . . . . . . . . . . . . . . 64 Figure 38 - Household respondent improvement preferences . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65 Table 39 - Improvement priorities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66 Figure 40 - Desired retail stores . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66 Figure 41 - Business customer origin . . . . . . . . . . . . . . . . . . . . . . . . 67 Figure 42 - Number of employees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67 Figure 43 - Years of ownership for businesses that own property . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67 Figure 44 - Future plans for businesses . . . . . . . . . . . . . . . . . . . . 68 Figure 45 - Business respondent improvement preferences . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68 Figure 46 - Interest in selling property . . . . . . . . . . . . . . . . . . . . . . . 69 vi - - - - - - ----------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN C H A P T E R 1 Still , no planning process has provided an overall specific community-driven vision that considers the area's land use PLAN FoUNDATIONS trends , constraints , and opportunities . Through the Southwest Enclave Annexation process, City Council recognized the need for a plan that encapsulates the Introduction desires of those who live or work in this corridor and integrates previous plans and information that have been A corridor plan is a policy document prepared by a city to emerging over the years . implement a community-based vision . It is a statement of how the community views itself, what the vision is for the Noft future , and what actions will be required to implement that nv �' Coomdor Ran vision . As such , the Plan provides a framework of Hador P1 community-based principles, policies, and implementation Corridor Plan strategies recommended by the Planning & Zoning Board ` and adopted by City Council to realize the community's vision for the Corridor. Purpose of the South College Corridor Plan As one of Fort Collins' southern gateways , the future of South College has been discussed since the 1980s when it > -!16 became part of the City of Fort Collin's Growth Management Area . Numerous studies, most recently the South College Avenue (US 287) Access Control Plan Update Report in 2002 , City Plan in 2004, and the US 287 4 1 M� s Environmental Overview Study in 2007 , have made specific recommendations for this corridor. In Fort Collins, other corridor plans encourage development to meet the community's vision. CORRIDOR PLAN? The purpose of the South College Corridor Plan is to meet corridorplanning process provides a that need by articulating a common vision that reflects the community an opportunity to identify objectives of the many diverse stakeholders involved , their goals and work with a city to including business and property owners , residents , the City achieve them . The South • - . . of Fort Collins, the Colorado Department of Transportation • . (CDOT) , and the broader community. As a policy document Covers : acres , prepared by the City, it describes the goals, policies, and the city limits , along South College from implementation strategies that can achieve the community's HarmonyRoad • - Road ; vision . Includes primarily commercial or vacant ' While this plan's content is important for the direction it Encompasses all of the functions and provides to the community, the planning process itself has subject matter _ to the future• been invaluable for increasing collaboration and corridor,physical form of this such as land_ • • . � • _ . . _ . cooperation between stakeholders . However, this planning • _ sign partnerships nd process is just the beginning for South College . For this , community , financing , and infrastructure ; • plan to be successful , the City, business owners , property Is long range (about years ) . owners, residents , developers and others need to continue the engagement and continue working on the vision for South College . CHAPTER 1 - PLAN FOUNDATIONS 1 --------------------------------- SOUTH COLLEGE CORRIDOR PLAN South College Corridor .A!F The South College Corridor study area centers on South College (or US 287) from Carpenter Road on the south to - Harmony Road on the north (see Figure 1 ). The highway serves as a major north-south throughway for Fort Collins as well as between the Denver Metro area and Laramie , Wyoming . The highway is also the main access for many ,-� I` s , w _ offices , shops , and neighborhoods . The study area extends " k` about '/ mile east and west of South College . Existing neighborhoods were excluded from the study area because no significant changes are anticipated for these areas , although residents were actively involved in the planning Citizens of all ages participated in Plan meetings. process . Figure 1 — Plan study area A Community Based Plan Harmon Road legend • �^^ """"o'^`^' " • Between November 2007 and December 2008 , business S' °' "A owners , property owners and neighbors helped the City Q COY tmaa - At" _ MAIor5"02 envision South College's future with eight public events , 2 , 200 surveys , a Council worksession , several City board ■ PW" meetings , and numerous phone calls , emails and visits : rr wevrAr«. E Public Kick-off Meeting — November 29 , 2007 o • Stakeholder Interviews — December 2007 to January 2008 = ^f,� • Business & Household Surveys — March to May 2008 y • Business Forum — April 10, 2008 r023A cmov E Public Visioning Workshop — April 24, 2008 E Framework Plan Open Houses — July 30-31 , 2008 • City Council Work Session — August 26 , 2008 s a Drive Plan Van Tour — October 17 , 2008 • Plan Recommendations Public Meeting — December 4, 2008 • Land Conservation Stewardship Board - January 14 , Trilby Road 2009 • Planning and Zoning Board - January 15, 2009 Transportation Board - January 21 , 2009 • Parks and Recreation Board - January 28, 2009 • City Council Hearing - February 17, 2009 Through these events and numerous phone calls , emails , ° and one-on-one visits, citizens answered key questions about the corridor such as : Carpenter Road • "What are your specific issues with infrastructure , 1 landscaping , transportation , building appearance , etc. ?" • "What is your vision for the corridor?" • "What should be the type , character, location , and timing of new growth?" • "What areas within the corridor are likely to be the focus of new development and redevelopment?" 2 CHAPTER 1 - PLAN FOUNDATIONS --------------------------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN Figure 2 — Southwest Enclave annexation phases Annexation Harmony Rd The South College Corridor contains a mixture of properties within city limits, properties soon to be annexed , and properties with no set annexation date . Though highly contested , the Southwest Enclave Annexation was approved by City Council in 2006 and upheld by city voters in April of 2007 . The annexation process will occur in four phases , continuing through 2014 , as shown in Figure 2 . Phases I and II were annexed in 2007 . Phases I II and IV will be brought into Fort Collins in 2010 and 2014 . Various City services and regulations are being staged over time to ease the transition to City governance . E Skyway Dr As a result of extensive meetings with businesses and v residents during the Southwest Enclave Annexation , City �* Council directed planning staff to initiate a corridor plan - o the South College Corridor Plan - to help local stakeholders N Trilby Rd create a vision for their area . - r, Enclave Phases Existing Plan Foundations �� City Limits Q Early planning efforts began with A Plan for the Region G61A GLIAPMs ( ) Between Fort Collins and Loveland in the early 1990s . In Phase 2 (2007) 1997 , with an update in 2004 , City Plan provided an overall Phase 3 (2010) framework of land uses . The Transportation Master Plan Phow 4 (2014) e was also updated in 2004 , identifying needed Not Part of SW Enctaw improvements to the transportation system in this corridor. Carpenter Rd City Plan was implemented by the Land Use Code , which applied zoning and development standards to the area . As a US highway, the Colorado Department of Transportation has regularly studied this corridor, most recently through the South College Avenue (US 287) Access Control Plan Update Report in 2002 , followed by the US 287 Environmental Overview Study in 2007 . The relationship between these and other plans to the South College Corridor are discussed in the next sections . CHAPTER 1 - PLAN FOUNDATIONS 3 ------------------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN City Plan a f"""'" In 2004 , the City of Fort Collins updated City Plan, a forward-thinking , 20-year plan for the community that is premised on discouraging sprawl while encouraging infill ,p� and compact development, establishment of community .�%� separators , interconnectivity of multi-modal transportation options , diversity of housing options , and high quality City Plan provides a citywide vision. development. The principles and policies pertaining to Commercial City Plan speaks to four basic place types, which comprise Districts focus on promoting commercial areas that have a the structure of the community. The places include : mix of uses , pedestrian-oriented design , and accessibility . Neighborhoods for a variety of multi-modal options . Because of the Districts emphasis that City Plan places on infill and redevelopment, • Corridors the South College Corridor is a district where the City's new • Edges planning philosophy will be set into motion . According to City Plan, "the organization of these places — r their 'structure I — gives meaning and form to our How D ' _ _ Corridor Relate to Other community's vision . These are not intended to be thought of as single-use 'zones' in the sense of traditional land use _ zoning patterns, but rather as distinct and diverse places v described _ ' - ' below , other plans that contain mixtures of uses and activities . " viewed corridor The South College Corridor contains three place types : A district that becomes more activities walkable districts , corridors and edges . Clearly, as its name and contains a mix of • _ suggests , the area is a major transportation corridor. While time . increases mobility, known primarily as a highway, it will also become A corridor that provides • improvesn options , increasingly important for its multi-modal transportation the aesthetics of the pedestrian nsit options including trail linkages and transit stops . The South - - . interface , . of College Corridor is also a distinct commercial district. As • . . . . . .people . an edge, the South College Corridor is an important entryredevelopment area into Fort Collins . The City's Structure Plan specifically channels additional economic addresses these three roles , and how this corridor will areas that benefitresidents evolve following City Plan 's vision . businesses . regionally . • • South College as a District corridor thatregional " efficient bility in a safe and City Plan envisions seven types of districts, acting to fashion . promote a sense of place within the community and adding 0 The southern transit connection for . . serviceth typical bus Mason to the overall quality of life that Fort Collins offers to Corridor Bus Rapid residents . It uses the South College Corridor as a specific 0 A transit - oriented development example of how the City favors a new philosophy on - . . • traditional commercial development, by stating : 0 A community gateway and s - . . . . creates an appropriate entryway . Fort "Commercial Districts — now typically strip Collins . commercial development such as along parts of 0 A pedestrian and bicycle friendly South College, will continue to accommodate a full new improvements ' be range of commercial uses , including auto-related directed . - uses , but will be transformed over time . The shift 0 An area with impo will be from exclusively auto-oriented places , to especially along the Fossil Creek Corridor and the Benson Lake area . places that are more walkable destinations, with a mix of activities. " 4 CHAPTER 1 - PLAN FOUNDATIONS - - - - - - ----------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN South College as a Corridor other land uses . Examples of Water Corridors along South Corridors serve the community on many levels ; as arteries College are the Fossil Creek drainage and Robert Benson for the movement of goods and people, as drainageways , Lake . and as environmental and recreation refuges . City Plan includes four types of corridors , two of which pertain to the South College as an Edge South College Corridor: Transportation Corridors and Water City Plan Edges are to be clearly defined , promoting a Corridors . compact land use pattern in order to avoid sprawling development. Edges will contribute to conserving Transportation Corridors are based on existing roadways , environmentally sensitive areas, open space , rural lands , with cars being the primary means of travel . City Plan and to distinguish between what is "city" and what is not. states : While there are "soft" edges, consisting of land preserved through public open space or preservation easements or "Transportation Corridors are developed primarily low-density rural development, there are areas of "hard " to increase mobility, provide transportation edges containing existing development that adjoin options, enhance efficiency, improve the communities . aesthetics of the pedestrian/transit interface , and accommodate the flow of goods and people. " The South College Corridor contains both "soft" and "hard" edges. The Longview Open Space and areas of urban Principles and Policies for Transportation Corridors are estate density along Carpenter Road east of College aimed at establishing a well-functioning transportation Avenue are examples of the soft-type edge , while a harder network for the community that not only provides efficient edge exists south of Carpenter Road due to pre-existing vehicle movement, but safe and convenient pedestrian and county-approved commercial and low-density residential transit access . Principles and Policies also speak to development. aesthetics to ensure a context-sensitive design of Transportation Corridors that are adjacent to open lands, Open lands at the southern end of the Corridor help to and the continuation of design elements when surrounded establish the City's unique identity and contrast it from the by existing development. adjoining county development. Also, the design of a new Neighborhood Commercial District and surrounding While cars will remain the primary means for transportation , residential and commercial development will be future City Plan promotes transit, bikes , and walking as becoming components in defining the identity. more viable options for residents both to support greater choices in transportation and to promote economic health . DATE PLAN City Plan states : 1981 MasterStreet Plan • : • South CollegeAvenue "'Activity centers' in our neighborhoods and Access Control districts — including our places of work and 1990S A Plan forthe Region Between shopping — will be designed to support a variety of Fort Collins . Loveland modes of transportation . Our transportation 1998 , 2000 Mason • • • Plan • • • corridors will link our destinations and activities , 1999 Northern Colorado making it easier and more enjoyable to move Separator around our city. Enhanced Travel Corridors • • - City Ptan , Transportation uniquely designed and reserved for high frequency Master Plan transit, bicycling , and walking , will link our major 2002 South • - • - Avenue activity centers . Access Control . . . - 114 US 287 South • Avenue The Mason Corridor, which terminates within this Plan 's Bicycle Lane • - study area , is one of the Enhanced Travel Corridors . • - • recommended in City Plan. Stewardship 117 US 287 Environmental Water Corridors are natural and man-made waterways and Overview open space — serving the needs for drainage and water In Progress , rth 1 - 25 Environmental conveyance , as well as recreational , educational , and Impact Statement environmental uses . Collectively, Water Corridors comprise a network to link larger open lands , residential districts , and -------------------------------------------------------------------------------------------------------------------------------- CHAPTER 1 - PLAN FOUNDATIONS 5 --------------------------------- SOUTH COLLEGE CORRIDOR PLAN Targeted Redevelopment and Infill Figure 3 - Transportation Master Plan prioritized projects City Plan identifies Targeted Redevelopment and Infill 2004 Areas within certain districts and corridors . One targeted Priority Costs area is along College Avenue as far south as the South Location (Ranking ) (Millions) Transit Center — partway into the South College Corridor Street Projects study area . The purpose of targeted redevelopment areas College , Fossil Creek to High ( 11 ) $8.700 is to channel growth where it will be beneficial and can best Harmony improve access to jobs , housing , and services with fewer College @ Harmony High ( 15) $4. 000 and shorter auto trips . A major goal is to increase economic Harmony, College to Lemay High 15 $8.700 activity in the area to benefit existing residents and College @ Skyway Medium (47) $2.000 businesses . City Plan encourages additional planning Carpenter, College to Lemay Medium (66) $6. 000 efforts to define key redevelopment and infill areas . Key College, Carpenter to Trilby Medium 66 $ 10.680 criteria that help identify these areas include : College, Trilby to Fossil Creek Medium (66) $ 10.680 Trilby, College to Lemay Medium (66) $4.005 underutilized land Trilby College Medium 66 $3.000 areas already undergoing positive change , which is Trilby, Shields to College Medium (66) $4.005 expected to continue College @ Carpenter Medium ( 108) $3.000 areas where infrastructure capacity exists Aran Street, Trilby to North of Low ( 162) $2.003 areas where public investment is warranted from a Skyway policy perspective Avondale Drive Extension , Low ( 162) $0.668 areas with special opportunities , such as where major Avondale to Carpenter _ public or private investment is already planned College Parallel Streets , Trilby Low ( 183 ) $2.003 transportation opportunities along travel corridors to Skyway Carpenter, College to 1-25 Not ranked $ 15. 000 As City Plan indicates , the South College Corridor presents Subtotal Street Projects $84.444 a promising redevelopment opportunity near the South Bicycle Projects Transit Center, where these new planning philosophies can Mason @ Harmony, Grade 11 $2.400 be infused . Separated Crossing Carpenter, College to 37 included A copy of City Plan can be downloaded at : Timberline, Bike Lanes in street fcgov . com/cityplan . Bikestation at South Transit 76 $0.500 Center Trail Connection , BNSF RR to 83 included Transportation Master Plan Taft Hill I I in rail A companion document to City Plan is the Transportation Pedestrian Projects p y p College , Carpenter to Trilby 2 included Master Plan (TMP) . The TMP is a vision document that in street defines the long-term transportation system that Fort Collins Sidewalks College, Trilby to Fossil Creek 3 included needs in the future . The Plan also provides policy direction parkway Sidewalks in street for how decisions regarding the implementation of the College, Fossil Creek Parkway 30 included transportation system should occur. It is also a framework to Harmony Sidewalks in street document that serves as a comprehensive reference guide Grand Total $87 . 344 regarding transportation issues in Fort Collins . Additionally, the Plan provides priorities for implementing projects to meet short-term deficiencies while working towards the ultimate transportation system the City is trying to achieve . The Master Street Plan (MSP) is a map- based component Finally, the Plan identifies transportation issues that need to of the TMP showing the functional classification (the be resolved as part of the next Plan update or under category of street , e . g . arterial , collector, etc . ) of the specific department work plans . ultimate street network in the City of Fort Collins . The MSP also helps guide the development of the future street Of specific application to South College are the prioritized system for the City and its Growth Management Area . The transportation needs and costs listed in the Plan . Figure 3 MSP provides a reference for planning and layout of lists future projects within the Corridor, their priority , and the existing and future development's key transportation and cost . circulation connections . 6 CHAPTER 1 - PLAN FOUNDATIONS SOUTH COLLEGE CORRIDOR PLAN The MSP classifies South College as a Major Arterial . The Key short-term safety improvements that the ACP standard cross-section for Major Arterials consists of six recommends at select locations along the Corridor include: through lanes (three in each direction) , a raised and landscaped center median , 8-foot bike lanes , 10-foot • raised medians in specific locations landscaped parkway strips , and 7-foot sidewalks . An • parallel streets example of this is the section between Harmony Road and • redefined frontage roads Swallow Road , minus the 8-foot bike lanes . South of • driveways in designated locations Harmony Road , South College consists of four through • potential bike/pedestrian connections lanes ; however, it is planned to be consistent with the City's standard for a Major Arterial between Carpenter Road (LCR Long-term improvements recommended by the ACP are 32 ) and Harmony Road , though with an 8' multi-use, off- intended to reflect the projected transportation infrastructure street path and 9' parkway strips rather than the 7' necessary to accommodate the expected traffic volumes sidewalks and 10' parkway strips . The lane and median related to land use changes as well as regional traffic widths meet or exceed CDOT requirements . growth . Corridor-wide , long-term improvements include : Trilby Road is designated as a four-lane arterial east of construction of an arterial cross-section between College Avenue . At the time of this writing , Carpenter Road Carpenter and Harmony Roads in accordance with the was classified as a six-lane Major Arterial , but planned to Larimer County Urban Area Street Standards and be re-classified to a four-lane Minor Arterial in 2010 . West CDOT design requirements of College , Trilby Road is classified as a two-lane arterial . construction of parallel streets to provide circulation The MSP also identifies several new collector roads parallel alternatives for local residents and businesses , to College Avenue . connecting to existing public streets where possible The Master Street Plan can be downloaded at: The Plan is used to help guide long-term transportation fcqov. com/transportation/msp-new. php. improvements along this Corridor by the City and CDOT . The planning horizon for these plans is 20 years , which South College Avenue means that improvements are designed for the growth in Access Control Plan Update traffic that is projected to take place along this Corridor over the next 20 years. Therefore , some of the recommended The South College Avenue Access Control Plan (ACP) is access and roadway improvements are likely not to happen the area's most familiar policy document. The ACP Update for many years — or until traffic conditions and development took place in 2002 with revisions to the original 1989 ACP, in this part of the community change enough to warrant the and included extensive public involvement through a improvements . cooperative effort of the City of Fort Collins , Larimer County, and the Colorado Department of Transportation However, some safety related improvements may be (CDOT) . As such , the City cannot make changes to the needed sooner based upon existing conditions such as Plan without the consent of the other jurisdictions and traffic crash data/accident history, traffic volumes , sight agencies . distance problems, etc. In that case , the City of Fort Collins , Larimer County, and CDOT would work together to develop To restate the ACP's purpose in the simplest form , it is to either interim and/or long-term safety solutions . Property provide good mobility and a safe operating environment for owners, businesses , and residents in the affected area all modes of transportation and to preserve the Corridor's would be consulted within the decision making process vitality as development and traffic demands increase . The when the improvements are designed . No public funding ACP recommends short-term and long-term access has been identified for these types of access-related improvements , and possible funding sources for improvements along South College at the time of this implementation . The short-term and long-term access plans writing . It is most likely that changes will occur over time in for this Corridor affect any new development, which conjunction with future development or redevelopment — or includes new structures as well as changes of land use . potentially through a publicly funded capital improvement project. The South College Avenue Access Control Plan Update can be downloaded at: fcqov.com/transportationplanning/downloads. php CHAPTER 1 - PLAN FOUNDATIONS 7 --------------------------------- SOUTH COLLEGE CORRIDOR PLAN Figure 4 - US 287 Environmental Overview (EOS) study area US 287 Environmental Overview Study The US 287 Environmental Overview Stud (EOS) , FoIns IN` prepared by CDOT in 2007 , is a study for a 7 . 1 mile stretch � o ! .- of U . S . 287 as shown in Figure 4 . The report examines the Harmonyimpacts of street widening on business, scenic, aesthetic, historic, and environmental resources. A key outcome of the study was a right-of-way along the US 287 Corridor thatprovides for the following future improvements : lolroadway widening to six lanes to accommodate future travel demand and congestion - • intersection improvements to accommodate peak-hour demand l- • priority at intersections for bus transit • safety improvements including auxiliary lanes and US 287 EOS medians Study Area • pedestrian and bicycle linkages (including an 8' path along College Avenue , which is a refinement of the 7' sidewalk shown in the ACP) - • traffic signal timing to improve coordination between signals — � - The ultimate right-of-way will provide adequate roadway width throughout the Corridor for needed travel lanes , shoulders, raised center median , and left and right-turn lanes at selected intersections . The right-of-way will also Loveland provide room for pedestrian and bicycle linkages between Loveland and Fort Collins . 2 h St. The EOS can be downloaded at: dot. state . co . us/us287 J � j 8 CHAPTER 1 - PLAN FOUNDATIONS ------------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN Mason Corridor Plan Beginning in 2007 , an Environmental Assessment (EA) was prepared under the requirements of the Federal Transit The Mason Corridor is a five mile north-south transportation Administration ( FTA) and the National Environmental Policy corridor with an emphasis on transit service , pedestrian and Act ( NEPA) to evaluate the potential impacts of MAX. In bicycle facilities and amenities . The Mason Corridor 2008, the FTA determined that MAX would not result in extends from Cherry Street on the north to south of significant impacts , allowing the project to compete for Harmony Road . The Corridor is centered along the federal funding . The planned start date for transit service is Burlington Northern Santa Fe (BNSF) Railway a few in 2011 . hundred feet west of College Avenue . The Mason Corridor Plan, Mason Corridor Economic The vision of the Mason Corridor was approved by Fort Analysis Report, and Mason Corridor/MAX BRT Project Collins voters and City Council in 1998 and 2000 . The Environmental Assessment can be downloaded at: Mason Corridor includes a new bicycle and pedestrian trail , fcgov. com/mason as well as a planned Mason Express Bus Rapid Transit (MAX) system in a fixed guideway for the majority of the Development Standards for the TOD Overlay Zone Corridor. Approximately 3- 1 /2 miles of a multi-purpose trail (Division 3 . 10 ) can be viewed through the City of Fort has already been constructed from the Fossil Creek Trail to Collins Land Use Code at: fcqov.com/cityclerk/codes . php Spring Creek Trail . The Mason Corridor will link major destinations and activity centers along the Corridor including the Downtown , Colorado State University , Foothills Mall , and South College retail areas. Additionally, future regional transit connections will link to the Mason Corridor. MAX will address several key transportation and economic development challenges , such as : offer an alternative to driving on College Avenue — MAX will provide a faster and convenient option for travelers within the College Corridor boost transit ridership — the increased frequency and enhanced connectivity of MAX will improve travel times and increase the use of transit improve connectivity — MAX will improve connections to local and regional destinations economic development — MAX is anticipated to stimulate residential and commercial development along the Corridor To encourage land uses , densities and design that enhance and support transit stations along the Mason Corridor, the Transit-oriented development (TOD) Overlay Zone was incorporated into the City's Land Use Code in 2007 . The purpose of the TOD is to modify underlying zoning districts to allow for a greater mix of goods and services within convenient walking distance of transit stations ; encourage the creation of stable and attractive residential and commercial environments; and provide for a desirable transition to the surrounding existing neighborhoods . Previous to the overlay zone, buildings could only be four or five stories high along the south end of the Corridor; now if developers meet certain requirements , buildings can reach up to eight stories . CHAPTER 1 - PLAN FOUNDATIONS 9 --------------------------------- SOUTH COLLEGE CORRIDOR PLAN Figure 5 - Regional Plan 's preferred land use scenario Community Separator Studies ,k F ` As urban development continues to push into rural areas • - -� � � � �N` and the spaces between communities, community separators in the form of open lands are increasingly important in maintaining the identity and distinct boundary of a community. Two plans address community separators 1 for the South College Corridor. A Plan for the Region Between Fort Collins and . Loveland A Plan for the Region Between Fort Collins and Loveland was a joint effort by the Cities of Fort Collins and Loveland ] and Larimer County to determine the future character and vision for the area between Fort Collins and Loveland . The ; Plan was completed in 1995 . The study defined three x planning subareas that are within or border the South : I College Corridor Plan study area . i LIMIMIM Area between Shields/Taft and Highway 287 ( located on the west side of US 287 from 57th Street in , Loveland to Trilby Road in Fort Collins) was preferred I as "[m]ixed use in northern and southern sections, in l master-planned campus setting . . .Agriculture or restored prairie in center section . " Open views along 287 were to be maintained . Area between Trilby Road and CR 32 (Carpenter Rd ), east of 287 was preferred as "[m] ixed use" with drainage, wetlands , and views preserved near Benson G 0 Opal Amn Lake . DPP Around Area between CR 32 and CR 30 , east of 287 , which is 3 "kfi outside of this Plan 's study area , was preferred as —�• - "[u] rban and rural residential" . , Growth Management Area Residential Figure 5 shows areas of new mixed uses from Skyway rR ' City Limits Rural/Low Density Residential south to Carpenter on the west side of US 287 . The term Existing Open Space Mixed Use "mixed use" is not defined in the regional Plan . Much of the east and west sides of US 287 including Skyway, Kel-Mar, Proposed Open Lands Urbanized Area South 13 , Victoria Estates and other subdivisions, are Poudre River Floodplain Potential TDR Receiving Area shown as "urbanized Northern Colorado Separator Study The Northern Colorado Separator Study, completed in 1999 , is a regional plan to establish a system of community separators . The Plan emphasizes the existing Fort Collins — Loveland Community separator (Longview Farms) which is located at the southwestern intersection of US 287 and Carpenter Road . The Northern Colorado Separator Study can be downloaded at: fcgov.com/advanceplanning 10 CHAPTER 1 - PLAN FOUNDATIONS SOUTH COLLEGE CORRIDOR PLAN SH 392/Carpenter Road North I- 25 Environmental Impact Statement Environmental Overview Study In the late 1990s , CDOT and regional planning groups In 2006 , an environmental overview study was prepared for (North Front Range Transportation and Air Quality Planning Carpenter Road from College Avenue on the west to Council , Upper Front Range Regional Planning downtown Windsor on the east. The study provides the Commission , and Denver Regional Council of basis for long-term roadway improvements and also Governments) undertook the North Front Range provides support for local planning decisions. The outcome Transportation Alternatives Feasibility Study (TAFS ) to of the process is a recommended right-of-way corridor for evaluate an extensive range of alternative highway future transportation improvements along the existing SH improvements , bus-transit alternatives , passenger-rail 392 Corridor. The roadway needs to be widened to four alternatives , and travel demand management programs lanes to accommodate the travel demand expected to be from SH 7 to SH 14 within the I -25 Corridor. This study, placed on it by 2030 . The improved Corridor will be a key published in March 2000 , produced a vision that included connection to and from South College . inter-regional bus service , combination general purpose/high-occupancy vehicle lanes , and passenger-rail The SH 392/Carpenter Road Environmental Overview service . Study can be downloaded at: dot. state . co . us/sh392EOS The Federal Highway Administration ( FHWA) and the US 287/ South College Federal Transit Administration ( FTA), in cooperation with Avenue Bicycle Lane Project the Colorado Department of Transportation , then initiated preparation of an Environmental Impact Statement ( EIS) to In 2004 , the City of Fort Collins and CDOT initiated the U. S. identify and evaluate multi-modal transportation 287/South College Avenue Bicycle Lane Project to develop improvements along approximately 70 miles of the 1-25 a vision and conceptual design for bicycling facilities and Corridor and parallel roadways such as US 287 from the trail connections along US 287/South College Avenue Fort Collins-Wellington area to Denver. The EIS is the next between Carpenter Road and Harmony Road . The main step in addressing regional and inter-regional movement of goals of the project were to provide facilities for both people , goods and services in the 1 -25 Corridor. commuter and recreational cyclists and to provide a safe and user-friendly addition to the City's and the region 's The North 1-25 Draft Environmental Impact Statement integrated system of on-street bike lanes and off-street (DEIS) Package A alternative considers a double-tracked trails . This project will also result in improved bicyclist commuter rail route that will extend from the end of the access to transit routes along US 287/South College planned FasTracks North Metro end-of-line station in Avenue . As a result of this Plan , bike lanes were Thornton and terminate in Downtown Fort Collins . A Fort constructed along College Avenue in 2008 . Collins commuter rail station would be co-located with the South Transit Station . The proposed commuter rail route The US 287/South College Avenue Bicycle Lane Project follows the existing BNSF alignment which generally can be downloaded at: parallels the US 287 alignment within and south of Fort fcqov.com/transportationplanning/scbl . php Collins . In total , Package A includes five new commuter rail stations in Loveland and Fort Collins , two feeder bus routes , and one additional general purpose lane on 1 -25 in each direction . A map of the commuter rail route with station locations is provided in Figure 6 . CHAPTER 1 - PLAN FOUNDATIONS 11 --------------------------------- SOUTH COLLEGE CORRIDOR PLAN At the time of this printing , the DEIS has been published Figure 6 - North I -25 Draft Environmental Impact Statement and comments were being taken . The public hearings will Package A commuter rail stations be held during this period . After the DEIS review and public hearings, a preferred alternative will be identified to be studied further in a Final Environmental Impact Statement. 1 A Record of Decision ( ROD) will describe the project or 287 phase to be constructed and identify funding for the Downtown Fort Collins approved action . The final decision on the transportation 14 improvements will be determined by the lead agencies , CSU FHWA and FTA. Fort Collins The North 1-25 Environmental Impact Statement can be South Fort Collins downloaded at: dot.state.co. us/northI25eis/index.cfm 87 Love I a n 29th Street 34 - US 34 60 Campio$ 58 Berthoud 28 66 — SH 66 Longmont Sugar Mill 119 119 Erie CR-8 12 CHAPTER 1 - PLAN FOUNDATIONS - - - - - - ----------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN Proposed Phase 2 includes new routes and additional re- Transit Strategic Plan routing to accommodate a true grid configuration . Nine routes total would connect to the STC, including a new In 2008 , the City of Fort Collins (in cooperation with the City route running from Lemay to Fossil Creek Parkway with 30 of Loveland ) began a process to update the 2002 Transfort to 60 minute frequency and a new route running from Strategic Operating Plan. The intent was to foster a Timberline to Trilby to College with 60 minute frequency. dialogue with the community and region on transit Foxtrot would be replaced by Route 51 and would match opportunities and challenges ; review existing fixed route MAX operating hours with improved frequency of 30-60 service and performance standards; examine the existing minutes . four phased approach to a grid transit network; and address the financial solutions required to create and sustain a high- Proposed Phase 3 includes two additional routes along the performing transit system for our community and region . At MAX Corridor, in addition to the STC—Downtown Transit the time of this writing , transit service was proposed to be Center route . Route 51 (old Foxtrot) would extend down to implemented in three phases . Longmont. Other routes are the same or similar to Phase 2 (See Figure 7) . The proposed first phase includes an operational MAX system and route changes to connect existing bus service to the South Transit Center (STC). A new signal is to be installed at Fairway Lane to accommodate the changes to Route 16 , 171 19 and Foxtrot. Figure 7 — Transit Strategic Plan Phase 3 proposed transit service vourw r,RLOt \ Ii� 0 V, n we ulrolla -- ?I~C~ i wrra � i • n CS W o • .. u u o Y rlfTJr CM1h. 11 N/ v ?ran r 1 Transit Strategic Plan "EC"tEe I Phase 3 - Region a u ® Transit Center tlKfr 0 Park & Ride 1 1 Local Route ' -21 • • CSU Route 1 CMIPEMTER 51 � Regional Route 1 Paratlanslt Boundary School/College/Unmme tl , "It 51 CHAPTER 1 - PLAN FOUNDATIONS 13 SOUTH COLLEGE CORRIDOR PLAN How to Use This Plan Land Conservation and Stewardship Plan Adjacent to the South College Corridor are key open space This Plan is intended to coordinate local stakeholder needs lands and natural areas including Long View Farm , Pelican with the larger community's purpose (as represented in City Marsh , Prairie Dog Meadow, Two Creeks and Redtail Plan) . It asks the question : " In recognition of the Corridor's Grove . Completed in 2004 , the Land Conservation and unique challenges and opportunities , how should change Stewardship Master Plan is the long-range vision document occur differently than what would have typically occurred of the City of Fort Collins Natural Areas Program . The under the status quo (i .e . , City Plan and the Access Control mission of the Natural Areas Program is to protect and Plan)?" The recommendations contained within the Plan enhance lands with existing or potential natural areas are intended to be used by City staff, Planning & Zoning values , lands that serve as community separators , Board , and City Council in understanding where the agricultural lands , and lands with scenic values . The Plan community, local leaders , and elected officials should focus outlines the vision for two key areas that bisect the South their energy. College area , Fossil Creek Corridor and the Fort Collins — Loveland Separator. Additionally, the Fossil Creek Natural The South College Corridor Plan contains the following Areas Management Plan establishes land management chapters and appendices : guidelines for these properties . Chapter 1 : Plan Foundations describes the Plan 's purpose , Fossil Creek Corridor annexation history, and previous planning efforts . Purpose : To expand protection in the ecologically sensitive Fossil Creek area . Land conservation will help protect rare Chapter 2 : Existing Conditions and Issues describes the species and riparian/wetland areas by expanding upon the Corridor's unique opportunities and constraints, technical existing Fossil Creek natural areas/open spaces, provide findings , and issues identified by the community. recreation opportunities, and extend the Fossil Creek trail . Additional land protection in this area contributes to Chapter 3 : Vision translates stakeholder values into big community separation between Fort Collins and ideas for the future . LovelandMindsor and preserves views to the foothills and mountains along the 1-25 Corridor. Chapter 4: Framework Plan , Goals , and Policies represent the Plan 's big ideas in physical form (the Framework Plan Fort Collins — Loveland Separator Map) and policy form (Goals and Policies), drafting a Purpose : To protect and expand the City's current inventory blueprint for each idea : Land Uses and Business Activity, a of Natural Areas in this area . Most of this area that is Complete Transportation System , Community Appearance available for conservation has already been conserved and and Design , Community Partnerships and Financing , and has thus protected scenic views , wildlife habitat, and the Natural Resources and Drainageways . agricultural way of life . The open character between Loveland and Fort Collins on the western and eastern Chapter 5 : Implementation outlines the barriers to change , arterials helps give each community its own sense of catalyst projects, and a list of actions for the City, business character. and property owners , residents , and other partners to make the Plan a reality. The Land Conservation & Stewardship Plan, and Fossil Creek Natural Areas Management Plan can be downloaded Two appendices contain supplemental information about: at: fcgov. com/naturalareas/plans-policies . php A. South College Corridor Plan Survey Results : This describes the methodology along with the responses from resident household and business/property owner surveys. B. South College Corridor Market Assessment: This assessment summarizes current market conditions and the project team's conclusions regarding the potential for additional development along the Corridor. 14 CHAPTER 1 - PLAN FOUNDATIONS --------------------------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN C H A P T E R 2 strongly identified by its array of retail and office land uses adjacent to the highway that generally fit City standards . EXISTING CONDITIONS This area is greatly influenced by its proximity to Harmony Road . In the future , this area will be affected by the proposed South Transit Center and transit-oriented AND ISSUES development opportunities along the Mason Corridor. Introduction Figure 8 — Corridor segments a so Constraints and challenges for the South College area are (N) numerous : lack of business unity, sub-standard HARM ,NY infrastructure , exclusively auto-dependent development, ; TO multiple mid-block driveway accesses , little or no OUE 10 landscaping , few pedestrian access and safety features , - = accident rates nearly twice that of North College Avenue, and lingering distrust of the City. Much of the area was subdivided and developed in an ad-hoc manner, creating a number of parcels that have become functionally obsolete due to small size, narrow shape , and lack of drainage systems and other urban infrastructure . At the same time , BUENO the area benefits from many unique opportunities and assets , including niche retail shops , undeveloped lands , TRILBY; expansive views , healthy neighborhoods, the Fossil Creek and Mason Corridor trails, the future South Transit Center - and MAX service, open space and natural areas , and ; neighborhood interest and involvement ►..� This chapter highlights both issues identified by theTM community and findings of the project team . Additional findings from the household and property/business owner survey and market assessment are included in the appendices . • - f The many issues and technical findings identified to date are organized by the following headings : The middle segment (2) generally occurs from Bueno Road • Land Use south to Trilby Road . The building type and lot size become • Business Activity much smaller, generally between 1 -5 acres in the South 13, • Transportation System the Kel-Mar Strip , and Antique Row. There are also several • Appearance And Design large developable sites . • Community Partnerships • Financing The southernmost segment (3) occurs from Trilby Road • Drainageways south to Carpenter Road , where retail strip uses change to a more low-density residential character. New Land Use neighborhoods adjacent to the Corridor and expansive Corridor Segments views of Benson Lake and the Front Range dominate , as more than 75 /o of the land in this area is agricultural , Currently, the South College Corridor is comprised of three vacant, or open space . The remainder is made up of distinct geographical segments . While all share common several low-intensity commercial businesses . Carpenter characteristics and blend into one another, each segment Road marks the Growth Management Area boundary and possesses unique opportunities and constraints . the Fort Collins- Loveland Community Separator where The northernmost segment ( 1 ) occurs from Harmony Road unincorporated Larimer County and , further south , the City south to Bueno Road , where the surrounding area is of Loveland begin . CHAPTER 2 - EXISTING CONDITIONS Et ISSUES 15 --------------------------------- SOUTH COLLEGE CORRIDOR PLAN Figure 9 — Potential areas of change Redevelopment versus Rehabilitation ► AFMNY G rth &iw"*m I04i IUdfWlap�#i1M� .. _ Some buildings have been re-branded over time along the Corridor. Business owners have sought to distinguish pud"Nq who gc "o themselves through signage or other unique details . Many , of the current buildings and site layouts are well suited to local businesses that need flexible , low-end space not found elsewhere in the city. It may be that many buildings can continue to be rehabilitated or expanded over time to respond to business change and growth . On the other hand , cohesive land use redevelopment may garner a greater level of business attraction and provide more economic opportunity in the area more than rehabilitation of existing buildings . Redevelopment can provide a fresh appearance , provide funding for much 1°KE'f needed transportation improvements , and offer a greater rf OFF { variety of shopping opportunities along the Corridor. ' However, redevelopment also requires greater investment, wAY and it is unclear whether redevelopment is realistic without ' some kind of public support. It may be that over time redevelopment becomes more attractive as property values rise . Areas of Change TMOy r . Two existing City planning maps identify areas of change . One such map is the City's Buildable Lands Inventory map , ~ - ; - which shows a city-wide snapshot of vacant, buildable lands . The second map is the City Plan Redevelopment and Infill map . This map identifies two areas of change along the Corridor: ( 1 ) near Harmony Road , labeled as a Targeted Redevelopment Area ; and (2) the area between Bueno Drive and just south of Trilby Road , labeled as a " Potential Intensification Area . Targeted redevelopment lei areas are the focus of City efforts to promote redevelopment. Potential intensification areas have zoning CARPEWER that may result in further development. Figure 9 shows both vacant lands and redevelopment/infill areas within the South College Corridor. Land Use Choices The South College Market Assessment found most areas with existing businesses to be relatively stable . Thus , the From the Potential Areas of Change map and information strongest potential for change is on vacant sites . In the from the April visioning workshop , the South College Land long term , developed parcels may have a stronger potential Use Choice Worksheet ( Figure 10) was crafted in order to for redevelopment as owners consolidate properties and as identify options for future land use on specific sites . The more businesses and customers are attracted to the most significant issue with regard to land use is the need to Corridor. confirm an appropriate future land use plan for vacant properties . While the City Structure Plan and current zoning establishes a foundation upon which to build , several areas were considered for changes in order to better align with City Plan policies , to evaluate site-specific issues , and to 16 CHAPTER 2 - EXISTING CONDITIONS Er ISSUES SOUTH COLLEGE CORRIDOR PLAN respond to the input of businesses, property owners , and Another option , Medium Density Mixed-Use Neighborhood residents . ( MMN ) , was developed by staff to better align the site with the City Plan policies , the approved Waterstone project, Figure 10 highlights land use options for seven Areas of and the surrounding development. The MMN at this location Change (A — G ) . These areas are either currently vacant or meets the purpose of City Plan by providing a place for are developed , and have the potential to change over time . denser, attached , small lot and multiple-family housing built The list below contains descriptions of the land use options around an Employment District (adjoining Commercial and on the map and citizen input on the options received at the Service Commercial Districts) . It also can contain other July open houses . moderate intensity uses which can help provide a transition and a link between surrounding residential areas and the Area A is shown as Commercial with a Transit-Oriented commercial area . Development (TOD) Overlay. This is the current City Structure Plan designation , and the area is within the TOD Area D includes two options : ( 1 ) Urban Estate , or (2) Overlay District. Commercial Districts include a wide variety Commercial ( Limited ) . Option 1 is the existing land use of community and regional retail uses , as well as offices , designation , allowing up to two dwelling units per acre . business and personal services , and to a lesser extent Option 2 allows a wide variety of commercial and residential residential uses . Although they are typically the location of uses . Option 2 recognizes that the site may be undesirable highway businesses and auto-related uses , they also offer for large lot residential uses due to its proximity to the Kel- opportunities to create new areas and transform existing Mar Strip , and could accommodate low-intensity developed areas, over time, from being exclusively auto- commercial uses . Citizen responses were split between the oriented places to being a series of mixed-use, multi-modal two options . centers which relate better to the community as a whole and to surrounding residential neighborhoods . The TOD Area E shows a Commercial designation , which is its overlay zone encourages land uses , densities , and designs current zoning . There have been a variety of proposals on that enhance and support transit stations along the Mason this site in the past, from a grocery store to an auto Corridor. Area A has the most potential to support Mason dealership. Citizen responses generally supported Corridor, although transit supportive uses like housing or commercial uses , with some negative comments on auto offices are not mandated . Citizen responses strongly sales uses. support the concept of TOD at this location . Area F , at Trilby and College , includes two options : ( 1 ) Area B includes two options : ( 1 ) Commercial and Residential (Low Density Mixed- Use Neighborhood ) , and Residential ( Low Density Mixed-Use Neighborhood ) , or (2) (2 ) Residential/Limited Commercial . Option 1 is the current Mixed Commercial , Industrial , and Residential (Low Density designation , allowing residential densities of up to eight Mixed-Use Neighborhood ). Option 1 is the current dwelling units per acre and a neighborhood center. Option 2 designation and would allow a wide variety of commercial would also allow the same residential densities , but could and residential uses, with the developed portion remaining accommodate additional commercial uses along the front C and the vacant portion remaining residential . Option 2 half of the area . The front portion of this area has several would allow a greater variety of land uses than Option 1 . existing commercial uses including a landscape supply Option 2 was developed to better reflect the presence of yard , offices, a veterinary clinic, and small warehouses . warehouse uses and to accommodate the expansion or Citizen responses were split between the two options . addition of those and other light industrial uses, and is the Plan recommendation . Citizen responses were somewhat Area G , at the intersection of two state highways — US 287 split, with slightly greater numbers supporting Option 2 . and State Highway 392 — includes three options : ( 1 ) Urban Estate, (2) Multi-Family Residential , or (3) Limited Area C includes two options : ( 1 ) Community Commercial , Commercial/Commercial . Option 1 is the existing land use or (2 ) Commercial . The current designation was Community designation , allowing up to two dwelling units per acre . Commercial , although in 2008 the front portion of the site Option 2 would allow multi-family housing . Option 3 places was rezoned to Commercial at the request of the property some restrictions on the types of commercial and owner. Option 2 would allow Commercial uses throughout residential uses that could be accommodated , such as the property. The site itself is vacant, with a significant excluding drive-in restaurants and other auto-related uses . natural feature on the west, residential subdivision on the Citizen responses favored Limited Commercial/ south , and commercial to the east. Citizen comments were Commercial , with a desire for adequate residential buffers . split on these options , and there was strong concern over protection of the natural features and the site' s prominence . CHAPTER 2 - EXISTING CONDITIONS Et ISSUES 17 ------------------------------------------------------------------- - - - - _ _ -------------------------------------------------------------------------------. . . . _ SOUTH COLLEGE CORRIDOR PLAN Figure 10 - Land use choices worksheet 9 Ova r E Il11 _ It c' W u. � qq � O D ❑ — Poe E M111 ,16 .. n $ be E Ot L + 00 30% L, pi ev mmae -m i -y5( rY f} F_ _6 Co w u. .[ E > „ Wr. ou .20 . . . .._ _ ,. . . I �, [ O •�I p� � O � N r ��-i, E +C1 � g ua O - • g ` q 'y r ,• Ev_ , c ` . 3 " t 3 J1 S. O y i t Lq +� y �.�' a v0o V E 1. " . _ $ 33 $ I Cr a a 0 a a a 0 ofe a a ! , V e fa J 4:j q N • : Y/ vpvz . yy 40 �. ... • . . . . E C N arc o - • 6 o e rs v c 9 o we J�ftvw y� 00 ozI • h fi �y3S`p °yy; E EEy 7S ± qs aw taps : Qa o 0 N , Y E � - Ic IS 0 rq I - . - . . . . O TQ0/ jp a, � logo 11M o cn .. O 40 2fte � R _ .. a 18 CHAPTER 2 - EXISTING CONDITIONS Er ISSUES --------------------------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN Business Activity have prevented many change of use projects from being completed . The South College Corridor offers an array of land uses , Figure 11 - Parcel sizes from single family homes to car dealerships to a landscape nursery. The visual quality of these land uses is likewise Harm ° r; �t � E Harmony_Fd diverse with older metal pre-fab buildings , car lots , visible :; � � Size outdoor storage , single family houses , and a scattering of a { . few, newer commercial structures . �, - i 4 k - 1 - 3 Acres The South College Corridor fills niche markets that few i 0 3 . 5 ' a other areas in the region offer. It functions as an G - 1 OAcres employment cluster for light industrial , manufacturing , and - 10 . 2p Acres construction trades in areas like the South 13 subdivision ; - 20+ Acres as a cluster of antique shops between Saturn to Trilby Road ; and as a social service resource at the Foothills Gateway campus . The Corridor's absence of big box development, limited v primarily by parcel size and shape , is valued by business owners and consumers (see Figure 11 ) . Instead of trending towards the conventional commercial development pattern found just north on College Avenue and east on Harmony - Road , some stakeholders would prefer to see existing retail operations promoted to further reinforce their position in the community. Commercial property owners and business owners along the Corridor support the existing development and retail niche that the area provides . However, many of r these businesses may not be well known beyond the local m � region . a� Business growth and expansion is limited by unsafe traffic conditions, inadequate access and circulation , and small parcel sizes . The Corridor Survey, Market Assessment, and public meetings identified differences between what {' business and property owners want and what neighboring ,. } residential areas (i .e. , a potential customer base) want. The focus of existing businesses is on regional goods and J, .� services; area residents desire neighborhood retail shops ; like grocers . kv A land use issue, with particular significance to the Kel-Mar + Strip , is the City' s change of use development p g p •, requirements . Under the Land Use Code, change of use, ai rQ � which is when a property changes from one land use category to another, is subject to the same development r requirements as more substantial land use changes . The -� Carpenter Rd _ intent is to upgrade aging properties with better infrastructure , landscaping , etc. However, many property and business owners have found City regulations to be a constraint, particularly the costs associated with infrastructure improvements . The extraordinary costs associated with paying for the local portions of two streets — College and Aran — is a unique situation that appears to CHAPTER 2 - EXISTING CONDITIONS Et ISSUES 19 SOUTH COLLEGE CORRIDOR PLAN Issue Priorities Corridor Survey Findings In an effort to focus the Corridor Plan's recommendations , households and businesses prioritized a list of 14 possible The planning team supplemented outreach meetings with issues to the Corridor (see Figure 12 ) . surveys of households and business owners in April and May 2008. Complete survey results can be found in For households , the top five critical and serious issues are Appendix A. (in order of priority): 1 . Quality of Commercial Buildings The household survey was randomly distributed to 1 , 700 2 . Improved Pedestrian Access households in the South College trade area . A total of 365 3 . Improved Bicycle Access households responded (21 %), resulting in a statistically 4 . More Landscaping/Beautification valid survey. The survey sought information about people's 5 . More Open Space shopping patterns and expenditures , along with questions about their top issues along the Corridor. For businesses , the top five critical and serious issues are (in order of priority): The business owner survey was distributed to 276 business 1 . Improved Traffic Controls and property owners along the South College Corridor in 2 . Need for Additional Residential Growth April 2008. A total of 139 returned the survey for a 3 . Quality of Commercial Buildings statistically valid response rate of 50% . In addition to the 4 . Lower Traffic Speed Limits same issues questions of the household survey, 5 . Crime businesses and property owners were also asked business profile questions and for information about future plans . Figure 12 - Issues in order of priority for household and business survey respondents Business and Property Owners Characteristics The survey found that the South College Corridor is largely Issues for Households made up of businesses that serve regional clients , with a Qualityof Commercial Buildings small amount servicing Fort Collins directly; 74% of Improved Pedestrian Access Improved Bicycle Access business respondents identified their clientele as Larimer More Landsca ping/Beau tfcation County or the North Front Range Region . Businesses tend More Open Space to be small in size (81 % have fewer than 11 employees) , C ime New Street Lighting and over half of respondents have owned their property for Improved Traffic Controls at least 11 years (56%) . Improved Access to Transit Service Improved Commercial Signs Improved Communication South College Corridor property owners and businesses Improved Storm Drainage Additional Residential Growth are generally not considering major expansions or Lower Traffic Speed Limits redevelopment. The most common responses indicated a 0% 5% 10% 15% 20% 25% 30% 35% 40% 45% 50% desire to stay the same size and expand at the existing Issues for Businesses location , which accounted for 36 % and 27 % of responses , respectively. In total , 70% of respondent businesses are Improved Traffic Controls Additional Residential Growth either content with current conditions or plan to make small Quality of Commercial Buildings improvements to their business or property. Related to Lower Traffic Speed Limits these results, 76% of businesses that own their propert Crime Y Improved Communication responded "no" when asked if they envisioned redeveloping New Street Lighting their property. However, 26% of businesses responded More Landscaping/Beautification Improved Commercial Signs positively to the same question , which is approximately the Improved Pedestrian Access same amount that has interest in selling their property in the Improved Access to Transit Service Improved Storm Drainage short term (one to five years ) . The fact that a quarter of Improved Bicycle Access property owning business in selling or redeveloping More Open Space indicates that although the business landscape is stable , 0% 5% 10% 15% 20% 25% 30% 35% 40% 45% 50% some potential for change within the South College Corridor exists. 20 CHAPTER 2 - EXISTING CONDITIONS Fr ISSUES SOUTH COLLEGE CORRIDOR PLAN New Commercial Uses This income range represents a key benchmark for many Most household respondents visit the South College retailers when considering new store locations . Corridor for shopping (32%) , auto-oriented services ( 18%) , 3 . The Corridor includes approximately 21 parcels totaling and restaurants ( 16 %) . However, most visit less than once 280 acres of potential future redevelopment sites comprised a month . of development and redevelopment sites . The majority of these development sites are located south of Trilby Road . When asked what types of retail businesses they would like In general , these sites are also characterized by larger to see along the Corridor, household respondents identify parcel sizes that aid in attracting development to the small neighborhood-oriented retail stores (80%), Corridor. restaurants/bars (68%), and grocery stores (67 %) as the most desirable . Business respondents indicate these same 4 . The Buildable Lands Inventory indicates the Corridor three retail types as their top preferences . These and other itself can support approximately 1 ,800 new residential units . findings suggest that new stores in the South College As the area approaches buildout, the demand for Corridor have the opportunity to serve local customers . alternative residential products such as townhomes, duplexes, and apartments will increase . The Corridor Is South College Market Assessment visibility (from US 287) , freeway access (from Harmony Road and Carpenter Road ) , and convenience (employment In conjunction with the Corridor surveys , a market and entertainment opportunities) make it especially assessment studied the potential for future development appealing to apartment projects . The Corridor can likely along the Corridor as part of the South College Corridor support an apartment development of 150 to 250 units. Plan (see Appendix B on page 71 ) . The assessment is based on the South College Corridor trade area , which was 5 . The trade area is currently underserved by neighborhood defined as the area between Harmony and Carpenter retail and community service uses . In particular, a typical roads , and Taft Hill Road to the U . P. railroad line — i . e . , supermarket anchored neighborhood shopping center larger than the immediate South College Corridor. Major between 75 , 000 to 125 , 000 square feet would be findings include : supportable immediately. A supermarket would typically consume between 55, 000 and 65 , 000 square feet of space , 1 . The population of the South College trade area has with the remaining available retail space housing ancillary grown more rapidly than the City of Fort Collins or Larimer retailer and personal care services not currently in the area , County since 1990 . The primary trade area grew from a such as a dry cleaner. A new supermarket has been population of 5 , 523 in 1990 to 17 , 528 in 2007 , which is an proposed along College near Carpenter (and had been increase of 12 , 005 . Between 1990 and 2000 , the area approved by the City only to expire for non-action ), and so maintained an annual average growth rate of 8 . 6 percent. remains a possibility to accommodate neighborhood retail . Since 2000 , the area continued to experience high growth , with households increasing by 1 , 780 between 2000 and 6 . The demand for regional retail is anticipated to grow 2007 , or an annual growth rate of 4 . 9 percent annually, across the City of Fort Collins and Larimer County; which remains higher than the overall Larimer County however, the South College Corridor in not an ideal regional growth rate of 1 . 6 percent and the City of Fort Collins retail location , which will cause these uses to develop growth rate of 3 . 1 percent. Growth in the area is primarily elsewhere in the city. Competitive disadvantages compared characterized by single family detached units . The to other locations in the region include a comparative lack Buildable Land Inventory indicates the area can continue to of anticipated residential growth , and competition from grow by an additional 4 ,800 residents to reach a total of existing and planned regional centers (e. g . , Harmony 23 , 600 by 2020 . Road ). 2 . Between 1990 and 2007 , household incomes in the trade 7 . The current market conditions in Larimer County create area have grown significantly, with the number of an extremely competitive environment for additional office households earning $75 ,000 or more increasing by nearly development. As such , the South College Corridor is not 3 , 000 households , or approximately 70 percent of the ideally suited for major office development; however, the growth . Increasingly, the households moving into the Corridor can expect to capture a small amount (50, 000 to primary trade area appear to be among higher income 75 , 000 square feet) of additional community and levels . This influx of income has helped the area become neighborhood serving office space . Most of this one of the most affluent areas in the City, with the average development for South College is likely to occur between household income now estimated at $ 102 , 000 annually. Harmony Road and Fossil Creek Drive — and may be completely absorbed by the Redtail Office Park, which CHAPTER 2 - EXISTING CONDITIONS Et ISSUES 21 SOUTH COLLEGE CORRIDOR PLAN contains over 100 , 000 square feet of office space under traffic than any other intersection in the City. As the Corridor construction . continues to develop and traffic volumes increase , the lack 8. Major industrial development will also be attracted to the of a complete street network and frontage roads will limit ample land supply along or near Interstate 25 , rather than business access and customer and employee safety. to South College . However, many small vacant or under developed parcels could allow for small service industrial Figure 13 shows the existing street network. North-south uses (e . g . , car repair, appliance repair, sign construction , traffic relies almost exclusively on the highway. There are a etc. ) not available elsewhere . Service industrial uses few local connections between neighborhoods , and no typically cannot afford high rent or land prices ; therefore , significant major north-south streets near the Corridor these uses will only be attracted to South College as long besides South College Avenue. The length of any new as land values remain low. streets will be limited by the presence of the BNSF rail , natural areas, and existing development. Transportation System Other issues included unsafe left hand turns, insufficient turn lanes , and a desire for additional traffic signalization . South College is a fairly typical example of highway Business survey respondents thought that the lack of entryway corridors, built before today's development adequate traffic controls was the most critical issue that standards. In much of the Corridor, a poorly planned pattern needs to be addressed . It is not a coincidence then that the of subdivision and development formed a shallow linear transportation plans described in Chapter 1 aim to resolve strip of low intensity, largely automobile-oriented uses along many of the issues repeatedly raised by the community. the highway. Historically, direct access to businesses from Short- and long-term strategies are in place to improve the highway was the primary goal versus mobility and lighting , provide better transit access , increase the number safety (see Figure 13 ) . and connectivity of sidewalks, and landscaping the right-of- way. These long-term plans propose improving the Residents and businesses have identified improving traffic functionality of the Corridor not only for motorists , but for controls , traffic safety, pedestrian and bicycle access , and pedestrians , bicyclists , and transit users . lowering speed limits as important issues . Many issues regarding travel through the Corridor have already been As a state highway, the final design of any potential traffic analyzed through previous planning efforts including the improvement on South College would be led by CDOT. South College Avenue (US 287) Access Control Plan Because the conceptual layout of improvements is tailored Update Report, the US 287 Environmental Overview Study, to this stretch of the highway rather than a one-size-fits-all , the US 287 South College Avenue Bicycle Lane Project and it provides greater flexibility for businesses to comply with the Master Street Plan. One improvement project was CDOT standards than if an ACP were not in place. completed in 2008 , consisting of bicycle lanes and facilities on South College from Harmony Road to Carpenter Road . As access control measures are implemented , businesses fear that customers may have difficulty reaching their Access and Roadway Safety stores . Should South College be widened , a back-loaded frontage road and reconfigured parking would be necessary The Access Control Plan has received a lot of attention for certain businesses . Property owners are concerned from businesses due to the concern over loss of direct about the effects these improvements might have on highway access . At the same time , businesses , their property values and business functions . customers, and surrounding neighborhoods desire safer roadways and more transportation options . As a result, property and business owners need to be closely involved with any future transportation projects . At present, fast speeds, uncontrolled access, inadequate Stakeholders have requested that future highway design be signalization , congestion , insufficient street lighting , high context-sensitive , that costs are distributed fairly, and that accident rates , and lack of multi-modal infrastructure are as the Corridor evolves and as land uses intensify, highway top concerns . The highway's functions of speed and improvement projects be built to balance transportation for mobility dominate the Corridor's character, to the detriment all modes with the needs of adjacent businesses and of some retailers . South College carries an average daily development. traffic volume of 26 , 000 vehicles at Carpenter Road and 36 , 750 vehicles at Harmony Road (CDOT 2006) as one of four major corridors into the City of Fort Collins. The Harmony Road/South College intersection carries more 22 CHAPTER 2 - EXISTING CONDITIONS Fr ISSUES - SOUTH COLLEGE CORRIDOR PLAN Figure 13 - Existing street network Pedestrian and Bicycle Facilities ■ • T TLegend a ■ r ■ ! . ■ Planning Area Bounrta+y Customer movement between stores and across the Parcels highway is difficult because of the lack of sidewalks . The Street Types r lack of sidewalks is an issue raised repeatedly by both r ■ — Arterls1 a Lanes residents and businesses and is identified in the ■ r ■ ■ Artenal 2 Larre� Transportation Master Plan as a top priority. � ■ ■ a - Colleclor 2 Lanes ■ ■■ ■ r Pedestrians must be able to cross the highway at regular ■ • Local 2 Lanes ■ ■ Frnlae 2 Lanes intervals to access retail and neighborhood areas . There ■ are 17 street intersections and multiple driveways along — f * ' Nlrry way South College . Only five of the 17 street intersections are signalized to allow pedestrians and bicyclists to cross the „ lee highway, usually at the mile increment (or 5 , 200 feet) . - o Pedestrians rarely will go more than 300 to 400 feet out of WE % ■ e _ a _ their way to take advantage of a controlled intersection . " ■ NIP . Consequently, pedestrians are critically underserved , and crossings at uncontrolled locations deserve serious * consideration as urban arterial corridors redevelop . ■ The lack of pedestrian and bicycle connections has been ,.� the top issue of neighborhood residents . Bicycle and -� E Skyway ar _�_ pedestrian travel between South College area neighborhoods and community destinations to the north is * .# : difficult because there are no facilities to get them there . # ■ ■ r While the bike lane on South College Avenue addresses * * Itsone aspect of the problem , other aspects cannot be solved ■ M without a complete network of pedestrian and bicycle ■ facilities on streets and off-street trails . *f A 1 rijeydRd ' E Trilby -, Rd � ----0� In addition many businesses are missing bicycle racks an ■ C important component of the bicycle network. .� ,— ■ ` ` Transit Facilities �� rr ■ r dk ■ r# j a Residents have concerns over unsafe access to transit, infrequent service , and uncomfortable transit stops . Most ■ Pr bus stops lack shade structures, benches , sidewalks, landscaping , and are not ADA compliant. Improvements to these conditions , as well as more frequent service , would •* *+ � • provide more transportation options for residents , ,OIL employees, customers and clients of Foothills Gateway. a In particular, the transit stops at Skyway Drive and at Trilby r • r e r r ■ Carperr#er- d _ Road need upgrading . They simply consist of a transit sign on the side of the highway (and for the northbound stop at Skyway, a bench ) . The poor condition of these stops is in sharp contrast to the southbound stop at Fossil Creek Parkway, which contains a shelter, bench , trash receptacle, and an adequate sidewalk connection . Regional bus service ( Foxtrot) is the only existing transit service along College Avenue . Service is hourly between CHAPTER 2 - EXISTING CONDITIONS Et ISSUES 23 --------------------------------- SOUTH COLLEGE CORRIDOR PLAN approximately 6 :00 a . m . and 7 : 00 p . m . The spacing architectural styles is the dominant theme for existing between stops varies, from less than a quarter mile near development. As the South College Corridor transitions Harmony Road to a mile at Carpenter Road . On the north from the highway-oriented commercial development seen end of the Corridor, Route 1 provides more frequent service today into a more diverse mix of uses , design will become along Harmony Road . increasingly important to distinguishing the Corridor, inviting consumers to the area , and strengthening its economic Appearance and Design base . While no specific thematic design is suggested for the Corridor, a basic level of quality and design could enhance There is widespread agreement by businesses and the area's eclectic image . residents that the quality of commercial buildings and the In the near term , the overall appearance will most likely be appearance of the Corridor are significant issues . When influenced by new development on vacant lands meeting asked to rank a list of 13 possible improvements , two of the the City' s standards for quality design . Over time , it is top three priorities for household survey respondents were probable some existing commercial properties will to improve the "quality of commercial buildings" and " more redevelop and/or some building facades will be improved . landscaping , street trees , and beautification . " Many of the buildings are older and have outdated layouts or facades . Figure 14 - Year built The sole emphasis for much of the Corridor is on vehicle ,r,,, . - .n► Harmony Rd access to parking , with neglect of other community design r r considerations such as safety, walkability, and visual r i Year Built Mai quality. Landscaping is limited to a few, isolated locations ; 2" - Present where new development has occurred . These aspects r 1990 - 1999 provide a sense that the Corridor is focused more heavily 1 1980 - 1989 towards highway users and away from local business and 1970 - 1979 neighborhood needs . "6 1960 . 1969 r � 1950 - 1959 Streetscapes - Before 1950 r The highway streetscape lacks even the most basic , ; Vacant elements of pedestrian lighting , street trees , sidewalks and landscaping . The installation of street trees or other 4 _= vegetation , pedestrian scale lighting , and public pedestrian • r spaces along the highway would do the most to improve the ' ' 'r ■ ' Corridor's appearance. As on any state highway, ■; 11 landscaping along the parkway and medians may be at . W0 � ■ Skyway Dr odds with CDOT concerns about safety and the ease of r 01w � r maintenance . However, street trees and other streetscape 4 a _ r features should have nearly equal importance to other a,- . .r highway elements like they do on College Avenue north of Harmony Road . so rIF NO Trilby Rd Building and Property Appearance i ■ r r Varying jurisdictions and regulations in the past have led to ; ■ a range of quality, design and aesthetics in the Corridor. 0 Moo ■ The lack of consistency and cohesion amongst building appearances contributes to a lesser degree of visual quality Is PF throughout the area , a feeling of incongruency between ■ business types , and a generally uninviting environment (see Figure 14 ) . Most businesses serve specific niche markets, and don 't rely on high-end signage or building facades to r draw in customers . Several buildings, especially those ■ r between Bueno and Trilby, are dated and are made of steel ■ Wi Carpenter Rd siding and are rectangular in shape . A mosaic of 24 CHAPTER 2 - EXISTING CONDITIONS Fr ISSUES --------------------------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN Neighborhood Commercial district. The Open Space clearly Gateway delineates the boundary between urban and rural . The "sense of arrival " into the City of Fort Collins occurs for Early on , many stakeholders voiced their desire to maintain most drivers at Harmony Road , although the city limits the Corridor's existing character in light of existing begins at Carpenter Road (three miles south ) . Property development pressure from both Fort Collins and Loveland . owners recognize the importance of the Corridor's highway Foreseeable issues include the degradation of natural and gateway functions , and how promoting the Corridor as systems centered on existing creeks and drainages from a gateway could positively impact businesses . A gateway urban runoff. Future development could also impact concept with bold landscaping , special signage and unique viewsheds across open space. building architecture near Carpenter Road can also help with appearance. Opportunities to reinforce the natural values include buffering new development from natural features , treating Views and Natural Features water quality at the development site, and restoring natural areas and features . In contrast to the traditional perception of the South College Corridor as a neglected commercial strip , the area contains Figure 15 - Natural areas and features many large open space and natural areas . Fort Collins is Harmony ; Legend well known for its preservation of natural features , within - Wa1110 and outside of City boundaries . Most of the natural features rLmas marmcr in the Corridor are already protected by the Natural Areas cry Nwh"IAna Program and also serve as a community separator between ' 0wror Open Land* snwn the Cities of Fort Collins and Loveland , as shown in Figure ope� Ad'' P+r " "' " 15 . Traveling south from Harmony Road along the Corridor, the first prominent natural feature is Fossil Creek. The Natural Redtai Areas Policy Plan emphasizes habitat protection in the r ve ecologically sensitive Fossil Creek area , which includes all .t of the natural areas and features adjacent to the SouthG College Corridor. The Redtail Natural Area contains Fossil Creek as well as wetlands , steep slopes , and riparian reek* forests . The dramatic viewshed here carries across private , k vacant properties . Approaching Bueno Road , the viewshed continues over vacant land comprised of grasslands , floodplains, wetlands , streams , areas of geologic interest, Hazaleus and small areas of steep slope. wine Dog Meadows Further south , a north-south irrigation ditch runs along the _ western property line of the vacant properties, and is the source of the wetlands, mature cottonwoods , and potential raptor nesting areas . On the east side of College , behind Coliina retail properties, Prairie Dog Meadow Natural Area contains Mariposa wetlands and grasslands . Heading south of Trilby, the Pelican Marsh Natural Area containing Robert Benson Lake , separates Provincetowne { RvbL3rf and developable land from Victoria Estates to the south . Benson Views to the east from the highway are expansive , and the Lake lake is a popular habitat for birds . Pelican On the very south end of the Corridor, Long View Farms ` carpenter _ Marsh Open Space borders developable land within the Longview Farm i CHAPTER 2 - EXISTING CONDITIONS Et ISSUES 25 SOUTH COLLEGE CORRIDOR PLAN Utilities Community Partnerships An assessment of the Corridor's existing utility systems Perhaps the most important issue facing South College (gas , electric, water, sewer, stormwater, cable, phone) today is the lack of leadership and cooperation amongst found that there are no major limitations to accommodate area businesses for working towards a shared vision for new development or redevelopment. Water transmission their neighborhood . A lack of communication between lines and sanitary sewer trunk lines are in place and should business and property owners , and a residual distrust of be able to service development as presently proposed . government runs counter to the collaboration needed for Smaller water distribution and sanitary sewer collection positive changes . Unlike North College , which had the lines to specific developments may have to be installed to support of an active core group of business people to connect these developments to existing mains, as is typical shepherd the area forward , South College businesses and for any proposed project. There is adequate water pressure property owners are not organized . to serve new developments . A formal business organization could improve In 2008 , the City of Fort Collins' Utilities Department was communication amongst businesses and residents and converting the Poudre Valley Rural Electric Association's provide advocacy on behalf of the area . While an power delivery system to meet City requirements . While no organization will take a grass-roots initiative , the South major utility impacts are foreseen at this time , condition of College Corridor Plan may provide the catalyst. the systems will deteriorate over time , new methodologies for delivery of services may develop, and direction by future Financing Boards and governing bodies may require significant additions and/or improvements to the utility system ; hence the need for continuous coordination . Second in importance to community partnerships are financing issues . The cost for upgraded streets, utilities The City of Fort Collins Fossil Creek Master Plan and the and drainage will be well over $ 100 million . Standard Stone Creek Basin Master Plan have delineated floodplain development requirements will cover a significant portion , and floodways within the Corridor, and provide a but there will still be sizable funding gaps . The private reasonable representation of the impacts that could be market alone may not be able to afford to deal with all of the expected during various frequency storm events . complications and costs of upgrading and retrofitting infrastructure systems . In fact, the costs of dealing with The Stone Creek basin , which is located along both sides of transportation impacts — including lane widening , signal South College between the Skyview subdivision and improvements , accel/decel lanes , new streets , etc. - have Benson Lake , contains a small floodplain just within the been cited as a reason that the Neighborhood Commercial South College Corridor study area adjacent to District supermarket and other projects have not yet been Provincetowne . The floodplain affects a portion of one constructed . The extraordinary costs affirm the need to vacant residential property. Thus, overall floodplain clarify the public role in infrastructure financing . regulations will have limited impact on new development Public financing may come from a number of sources, with along the Corridor. involvement of city, state and federal government. Detention and stormwater requirements constrain some A vision with strong public support is instrumental in vacant properties west of South College, as the highway defining and allocating any public funding . Such support acts as an impoundment to east-draining water. As a result, has demonstrated success in the North College Corridor, several small wetlands to the west of South College would which faces similar issues regarding transportation as need to be incorporated or mitigated into future South College . In 2008 , support of stakeholders along development plans, and no new pipes are anticipated under South College may not be strong enough to initiate public South College . financing mechanisms . However, over time this may change as stakeholders become more organized and start to align their interests with the interests of the Corridor as a whole . 26 CHAPTER 2 - EXISTING CONDITIONS Er ISSUES - SOUTH COLLEGE CORRIDOR PLAN C H A P T E R 3 Land Uses and Business Activity VISION We envision business diversity. The Corridor will provide a broad , flexible mix of uses that Introduction accommodates highway users , neighborhood and community needs and supports the Mason Corridor. In contemplating the future of South College , one is drawn to the Corridor's many unique opportunities and assets: The Corridor's commercial areas should retain the eclectic niche retail shops , expansive views , well-established business mix while supporting new uses to strengthen the neighborhoods , the Mason and Fossil Creek Trails , the South College market. Many of the existing service future Mason Corridor South Transit Center, and scenic commercial and retail uses fill a niche that is becoming natural areas . The Corridor serves as an important rarer in the city and region markets . These businesses business center for south Fort Collins and the region . Also, should be encouraged to expand and reinvest in newer and as the southern gateway into Fort Collins , the South higher quality buildings when aging properties deteriorate . College Corridor is key to maintaining and enhancing the As market demand changes , the City will support community's positive image and quality of life . redevelopment and consolidation of properties . A "vision" , as used in a plan , means an image described in We envision prominence . words about what an area will look like in the future . It is important for a vision to be grounded in the values of those South College will continue to grow into a prominent who live , work, and visit the area . The reality of certain business center in northern Colorado, attracting a variety of it - pre-existing development, the presence of a businesses and industries serving local and regional major highway, Iandforms, etc. — also means that some markets . The overall image of South College will evolve aspects are unlikely to change no matter the effort. The from a highway defined by its heavy vehicle traffic to a vision must extend from what is already provided . healthy business district defined by more multi-functional retail and service commercial activity. That overall image Throughout the planning process , several common themes will not simply be a function of commercial intensity or type ; have been articulated by local businesses and the broader rather, it will be achieved by balancing a mixture of land community, which , when combined , provide a unifying uses, including open space, new residential growth , vision for the Corridor: supporting neighborhood retail , and recreational amenities . OVERALL VISI • We envision neighborhood services . South ' evolve over Creating a desirable living and working environment for healthy business district to become a residents means more banks , restaurants, and shops clearly recognizable part of Fort Collinecatering to daily needs. Additional housing will increase with upgrades • streetscapes and market support for neighborhood-serving retail uses. New buildings , - "supportresidential development will occur on vacant or neighborhoods a ' the Mason Corridor, underutilized lands . Existing neighborhoods will remain stronger • ' • ' • • largely unchanged . With additional residential growth and connections , neighborhood services , the Corridor will become a more partnerships . complete district where all citizens — business owners , employees , and residents alike — have the opportunity to live near where they work, shop , and recreate . Additional The additional statements described below are facets or travel options will be provided , thereby relieving the subsets of the overall vision . transportation system and reducing air pollution . Directing growth to the Corridor where utilities are already in place saves money and makes more efficient use of the existing public investment in infrastructure improvements. CHAPTER 3 - VISION 27 --------------------------------- SOUTH COLLEGE CORRIDOR PLAN From Carpenter Road to Trilby Road, we envision an inviting gateway. Upon entering the City from the south at Carpenter Road , the first impression will be one of distinctiveness : travelers clearly know when they are entering Fort Collins. This uniqueness will be supported by the way buildings relate to the street, the attention to detail within the rights-of-ways , the multiple facilities for different types of travelers, the vibrancy of neighborhoods , and the way in which commercial development relates to the open vistas and natural areas of Long View Farm , Pelican Marsh Natural Area , and the picturesque Benson Lake . Figure 16 - Concept sketch of gateway enhancements 8 ' Bicycle/Pedestrian Path Landscaped Median Linear Streetscape Features Multi - Layered Landscaping & Artistic Elements Integrated Retail Identification Set With Streetscape Back From Highway S Outdoor Plazas & Shenandoah Barn Courtyards Pedestrian & Vehicular Access to Neighborhood -Benscrow �`r� _ Lakes m A Op DO �� 09 O ,� S B Opp S Co CP a � _ 0 Supermarket to _ 14 CA - "enter Anchor South t Fort Collins Signature Buildings With Landscape Detention Intersecting Roof Forms , Basins Facade Variations & Transit Facilities High -Quality Materials Natural Stone Retaining Walls City of Fort Collins Entry Monument or Other Gateway Feature Comfortable Crosswalks at Signalized Intersections 28 CHAPTER 3 - VISION ------------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN From Trilby Road to Fossil Creek, we envision neighborhood compatibility. Here the Corridor will continue to support community and neighborhood commercial uses with landscaping and , building forms that lessen the negative impacts of the highway. Retail development activity will front South College and major street intersections, and new service commercial and light industrial uses , will be located behind retail uses in appropriate areas while adequately buffering adjacent residential uses . The highway will continue to influence land use , but the area will transform over time towards a more attractive pedestrian environment. From Fossil Creek to Harmony Road, we Commercial development at Harmony and College. envision a transit-oriented district. frontages should be well-designed and of high quality Here the Corridor will capitalize on Mason Corridor and materials and workmanship , providing architectural details Transit-Oriented Development (TOD ) opportunities : high at a human scale to create visual interest and pedestrian intensity uses , increased densities and high quality designs . comfort. The character, massing , and orientation of multi- The Mason Corridor will act as a catalyst for economic story buildings fronting the edges of sidewalks will play a development, pedestrian-environments , and enhanced critical role in defining the public realm of the South Transit transit service . As a transit-oriented hub , development in Center. Low activity uses that detract from the overall the area should be compact to promote retail and office vitality of the Corridor will be discouraged or limited to uses that enable transit, pedestrians, and bicyclists . appropriate locations . Buildings , spaces and street Figure 17 — Concept sketch of a cross-section for transit- oriented development across College South College Avenue BNSF Track BRTuideway Mixed � Use to 3 Stories Mason Trail Mixed - Use Transit Oriented Design 3 , 6 Stories Existing Residential CHAPTER 3 - VISION 29 --------------------------------- SOUTH COLLEGE CORRIDOR PLAN Figure 18 — Concept sketch of transit-oriented development Multi - Modal Transit Station and Public Plaza Parking Garage 4 - 6 Story Mixed - Use Buildings Green Roof BRT - o ap � Enhanced Streetscape Plant- ings & Pedestrian Amenities Public Art Pedestrian Access to Multi - Modal Transit Station 30 CHAPTER 3 - VISION _ SOUTH COLLEGE CORRIDOR PLAN A Complete Transportation System We envision the highway as an amenity. As the Corridor evolves and becomes more urban , the As transportation circulation improves over time, buildings overall function of the highway will change to better balance will relate to both the highway and roads parallel to College mobility and local access . Even though College Avenue will Avenue. Customers and employees will be able to safely be six lanes wide , it will be enhanced with landscaping , reach businesses along these roads and on connecting sidewalks, medians, bike lanes, public art and other walkways and bicycle facilities . attractive public features . Thus , the highway will be an amenity that is enjoyable to visit and travel through for all transportation modes . The street will also become a safer place with slower speeds and better traffic controls . New signalized intersections at Fairway Lane , Smokey Street/Crestridge Street, and Triangle Drive, and intersection improvements at Trilby Road will assist in side street access and provide safer turning movements . Figure 19 - Sketch showing possible components of long- term improvements Landscaped Parking Islands Shared Parking Secondary Pedestrian • Go e — Route for Retailers at Grade Existing Businesses • Bike Lane Crosswalk �j- '• _ _, _, • Bike Lane Xeric Planted rV Median 4' P Right-in Right -out Landscape Strip & Bioswale 3/4 Turning Access ( Right- in / Right-out/ Left-in ) CHAPTER 3 - VISION 31 --------------------------------- SOUTH COLLEGE CORRIDOR PLAN We envision coordination . As a state highway, the final design of any potential traffic particular site . CDOT and the City will work to create more improvement along South College would be led by CDOT in certainty about the location of access to existing close consultation with those most affected by the project. businesses , particularly around rear road access . The CDOT and City approved Access Control Plan (ACP) provides greater flexibility for businesses to comply with Other circulation improvements for this area will require CDOT standards than if an ACP were not in place . Any coordination with the City to facilitate transportation ACP elements proposed for implementation will have improvements that are not directly related to the state meaningful involvement of adjacent businesses and highway system . For example , the construction of Aran property owners . In many cases , the details of access to Street or Sneed Drive should be the focus of the City, since individual businesses within the ACP are unclear or may they do not need the approval of outside agencies. need to be customized for a Figure 20 — An example of access and circulation along a 6- lane highway ' RetaOff clef 4' Restauran ' J, Retail i Bank tEankestauran# Y etaillIf # �� N * Detention 14 _ = Circulation _ _ _ _ _ - - _ . Detentiool Civic pf It3fff�orl Rsd angtt-Sig y - - - Space Arterial) _ - _ eplcular If. . Figure 21 — Case study of circulation between Mitchell and South College � iD •� l+' , ri ^� 0 r i a L _ y i • VL ' Mitchell. Drive (Coueo orCD It- F B�ilkfRelaFl Ba nkr ~ i' etdl . x laur LM %*0 � I - E L % ` Fu[ilrC'`T a St rE . C+a wit all " Gcllege Avenue ( 6 -lane arterial ) tem. 6W L / + L4 L'_Lle #{ K L K Tw ..3 M. 32 CHAPTER 3 - VISION ------------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN We envision connectivity. We envision a variety of travel options . A more complete street network of parallel streets (i . e . , a Walking , biking , or riding the bus will become practical and grid system) will provide alternative access and good enjoyable methods to shop , commute or recreate . vehicle circulation adjacent to South College, as designated Transportation improvements will balance the needs of access points from the highway are determined over time . pedestrians, bicyclists, motorists and businesses . New New street connections and rear access opportunities will multi-use trails , highway crossings, pedestrian connections provide good circulation to fit individual business between businesses and neighborhoods , and transit circumstances . As land in this area develops or redevelops, improvements (transit stops , routes , and frequencies) will good circulation through properties and/or along the rear of allow users to access businesses more conveniently. The properties abutting South College will contribute to the South Transit Center (STC) will be a major hub for vitality and success of the area , while reducing reliance on travelers , and new transit routes into the STC will help the state highway system and providing options for non- boost transit ridership . Transit stops will be conveniently motorized travel . located and well-designed , with walkways connecting to sidewalks and businesses. A new trail could connect the Corridor from Carpenter Road to Fossil Creek ("Skyridge Trail'). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . CHAPTER 3 - VISION 33 --------------------------------- SOUTH COLLEGE CORRIDOR PLAN Community Appearance & Design We envision renewal . Existing businesses, streets , and buildings stay, but do not — stand still . Rather, each shows a fresh appearance driven in response to market demands . The eclectic ambience remains even as the quality of buildings improve and attractive design upgrades occur. The character of r, development south of Harmony Road will be in contrast to development further north , with the Corridor image driven by an appearance of individual storefronts and the inclusion of a variety of building forms and materials. The street itself becomes a more inviting and interesting place for travelers passing through the area and for businesses, customers , and residents . We envision an exciting gateway. A distinct, identifiable entry greets travelers upon entering at Carpenter Road and Benson Lake . Distinctive private development and public streetscape improvements work together in unison , emphasizing the Corridor's integration into the larger Fort Collins community. �• I - - f,'iryd'vr. L ' - � -': Gateway elements such as natural stone, public art, planted medians, lighting and monuments should highlight one 's arrival into the City of Fort Collins. 34 CHAPTER 3 - VISION ------------------------------------------------------------------- CORRIDOR • . Photo and . expansionimprovements with 6mlane conditionscuffent =:s� 2 possible improvements CHAPTER --------------------------------- SOUTH COLLEGE CORRIDOR PLAN Community Partnerships Natural Resources and and Financing Drainageways We envision collaboration . We envision creative, green infrastructure. Community partnerships will form to strengthen economic Natural features and open spaces will continue to define the activity and identity of the South College Corridor. character of much of the Corridor. Natural resources will be protected to the maximum extent possible . New buildings Motivated business owners, a sense of community, and a will be located away from natural features to minimize their business friendly environment will create a collaborative impacts on wildlife habitats , views , and natural drainages . environment among businesses , neighbors , and the City. Trails will likewise be located away from natural features . Red tape and extraordinary costs are overcome through joint problem-solving . A grassroots business association Natural drainageways and open areas will contain native fosters this spirit of cooperation by assisting in Plan plant and wildlife communities while serving as stormwater implementation . storage , treatment, and infiltration systems . System-wide strategies for conveyance and detention will include street We envision fair costs and benefits . cross-sections that incorporate bioswales and infiltration . As existing developments , topography, and minimal lot sizes Infrastructure upgrades will occur incrementally through constrain the feasibility of necessary stormwater individual property redevelopment and comprehensively infrastructure , coordination with surrounding owners , through major capital projects . Private development will pay developers and the City will be indispensable . Existing its fair share without penalizing progress . Creation of one or irrigation ditches will become multi-purpose , serving as more special districts will finance improvements through a agricultural conveyance , natural corridors , and recreational reliable revenue source , thus spreading the cost of paths . improvements out over time and reducing the initial cost impact on property owners or developers . 36 CHAPTER 3 - VISION --------------------------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN C H A P T E R 4 Protect areas that have important natural features and FRAMEWORK PLAN storm drainage functions. , In conjunction with the vision , the Framework Plan map will GOALS , AND POLICIES be used by decision makers to evaluate future growth and development of the South College Corridor. Additionally, it will serve as a tool for property owners to help inform their Introduction choices about land use improvements and redevelopment. This chapter's Framework Plan , goals , and policies are Figure 23 — Framework Plan diagram intended to reinforce the vision while matching the larger community's purposes (as represented in City Plan) . Consequently, this document does not reiterate specific ` goals and policies of City Plan. Rather, it explores the question : "Recognizing the Corridor's unique challenges = T Bike Pedestrian Routes and opportunities, how should development occur0000 differently than what would have typically occurred under the status quo?" ; FuhmTmnsftROUM Framework Plan Map The vision in Chapter 3 describes promising opportunities Master Streets Plan for long-term economic vitality, a more complete multi- Id . modal transportation network, and a more distinct and ,00 i appealing sense of place . The Framework Plan map and Structure Plan the goals and policies elaborate on the vision by identifying specific opportunity areas and ways in which the vision may be achieved in the future . �> Existing Uses The Framework Plan map is based on over 12 months of community involvement. Prior to development of the map , alternatives were identified for several sites to provide Complementing the Framework Plan map ( Figure 24) are choices in uses , intensities of development, and character goals and policies . The goals and policies are organized (see Figure 8). The Framework Plan evolved from the according to planning elements, and in many cases relate alternatives, with consideration given to City Plan to specific locations along the Corridor. The goal consistency, site-specific conditions , and community input. statements help to support the vision , and the policies give specific guidance for how to achieve the goals . Each goal As illustrated in Figure 23, the Framework Plan map also includes a Framework Plan section , which provides combines existing and future land uses, the Master Street more clarity around goals and ideas that relate to specific Plan, bicycle and pedestrian facilities , and future transit locations . Goals and policies follow the Plan 's five main routes to : elements: • Maximize the use of existing services and facilities . Land Uses and Business Activity (LU ) (streets and utilities) ; • A Complete Transportation System (T) • Promote the development of the Corridor as a high . Community Appearance and Design (CAD) quality, stable business district; • Community Partnerships and Financing (CP) • Identify the prime locations and types of new uses ; . Natural Resources and Drainageways (ND ) • Provide neighborhood shopping and light industrial service areas convenient to both residents and employees of the Corridor; • Provide for a variety of housing types ; • Preserve and protect existing residential neighborhoods CHAPTER 4 - FRAMEWORK PLAN, GOALS, AND POLICIES 37 SOUTH COLLEGE CORRIDOR PLAN Land Uses and Business Activity LU 1 .2 — Redevelopment Projects . In response to private Goal LU 1 : Retain the eclectic business mix initiatives to assemble and redevelop properties which while supporting new uses that strengthen result in significant changes to the character of South the South College market. College , the City will provide technical support through site visioning and the formation of streetscape options . The Framework Plan : Existing commercial uses are shown as City will also support public outreach efforts and meetings Commercial (red ) on the map . Several future commercial between stakeholders . Support redevelopment and areas are also shown as Commercial . GORSOlidation of properties to help the area respond to Rellp', market fdemanrdc Several areas are identified for the Limited Commercial (CL) (magenta ) district: ( 1 ) Two properties south of Skyway LU 1 .3 - Service Commercial . Zoning will allow for new Drive and east of the Kel-Mar Strip ; (2) Properties south of service commercial uses in the South 13 subdivision while Trilby Road along the west side of College Avenue; and (3) buffering adjacent residential uses . Properties along the east side of College Avenue near Carpenter Road . The CL District is intended for areas LU 1 A - Minimize Low Activity Uses. Uses that detract primarily containing small commercial uses that are from the overall vitality of the Corridor, including used car adjacent to residential areas . Limited Commercial could lots , outdoor storage , and storage unit uses , are to be accommodate land uses that provide a transition between located away from the South College frontage . the highway and adjacent neighborhoods . LU 1 .5 - Business Clusters. Support private efforts to For the new CL District near Carpenter Road , the possibility create or enhance clusters of similar businesses with of a drive-through restaurant was discussed . Although this walkable connections between them . use is not allowed in the CL District, a drive-through restaurant could help the site achieve a level of activity in support of the South College Gateway concept. Because such a use would be specific to this site , it should be evaluated in conjunction with a particular development proposal on a site-specific basis under the "Addition of a Permitted Use" Land Use Code process . The South 13 Subdivision is designated for Service Commercial . Service commercial areas , as defined in other communities, typically consist of primarily non-retail commercial and light industrial uses , although retail uses can be present as well . Examples include storage and warehousing , custom woodworking , welding and machine shops, small appliance repair, and vehicle repair. This zone district would provide land use flexibility by accommodating expansion of existing uses (such as warehouses) and a wider range of new uses than a Commercial District. POLICIES LU 1 . 1 - Unique Businesses. Zoning will continue to allow for a broad mix of uses in commercial areas . These Business usee chef dam! he ennei iragefd to expansiond and reinvestment will be supported through site-specific problem solving , sharing of market information , and financing mechanisms to help with infrastructure costs newer and higher quality buildings and facilities in respenee to market rdemanrd i Whinh maintains the inigi ie Ienal e seniineo nhararter 38 CHAPTER 4 - FRAMEWORK PLAN, GOALS, AND POLICIES ------------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN Figure 24 - Framework Plan WMMWW -- HARMONY South College w RN pL:. r, v LL_ w J � J i9117�' Ilie iRWAY 0 )FOSSIL E CREEK M R I Qn L Grow ,4 NaWf�1 ,•, Am �� °rr 8 Union Two r c o Creeks n ` _ Natural `^ q• o Eaorn6Afrom BUENO Area Z t C A larger version b e naty ; I j G— kco�do � � E � u�1a of this map is 'V M part the Plan SMOKEY ' ' ' - rn 4 0 A J Summary, a z N SAiURN , m C 8 separate 8-page : J J v document. E j c a < N S o 0 c to 3 3 U b n t• O Q Q U Z Z Prairie Dog Meadow �� I ar_i Natural Area N I b T jp Z u 1 — TRILBY O E � O p - I a+ 3 E E v a m E g m a E A a a U U - u JE E •° r U U j Z W , O ti U N ar CI CIL Opt ° t c E M ` `a* CR m5. 0 c > a S t Pelican Marsh m 0 e I Natural Area u a a ~ (7 3 L o 0 0125 025 as t ,p W LL N . CARPENTER._ y f • � 11 it J I_ • CHAPTER 4 - FRAMEWORK PLAN, GOALS, AND POLICIES 39 --------------------------------- SOUTH COLLEGE CORRIDOR PLAN Goal LU 2 : Encourage neighborhood serving LU 2 .2 - Neighborhood Commercial Uses. In addition to retail and commercial uses in locations the Neighborhood Commercial District, encourage small convenient to adjacent neighborhoods . scale neighborhood serving uses in other areas convenient to residential neighborhoods (See Figure 25) Framework Plan : Three types of districts or areas shown on the Framework Plan can accommodate neighborhood- LU 2 .3 - Residential Development. Encourage the serving commercial uses . The primary district is the development of additional residential uses to increase Neighborhood Commercial District at College and market support for neighborhood-serving retail uses . Carpenter. Another area is the Low Density Mixed- Use designated site north of Benson Lake , which could provide Figure 25 — Potential neighborhood shopping opportunities a Neighborhood Center with retail to serve adjacent w Harmony Rd E Harmony Rd neighborhoods . Finally, the Commercial and Limited ` �_`.Legend Commercial Districts are secondary locations for • <+ r ; ; Planning Area Boundary lyft Future Land Use neighborhood-serving retail . AN ; T�e ` 7l► : Commercial (C ) - may ' Limited Commercial (CL ) During the preparation of this Plan , a stakeholder requested : ` Neighborhood Commercial ( NC ) consideration of a unique destination commercial center in - d•4t Service Commercial ccs , the vacant residential properties north of Benson Lake . Commercial with TOO Overlay_ r • ■ r r . ■ This center was described as a walkable mixed-use retail , • - office , housing and recreation center — similar to either the City's Neighborhood Commercial District, though without a ; supermarket, or possibly even a Community Commercial District. The Plan does not recommend land use changes • ' ' ' to re-designate this site for such a center at this time . ;• Potential There are significant issues that could not be resolved Neighborhood before the Plan was adopted , including access to South Retail College Avenue , impacts to the adjacent natural area , and ; the precise definition of such a center. However, the Plan recognizes that a larger mixed-use center may be a good PIA opportunity to create a more complete City Plan •• CL neighborhood with low and medium density neighborhoods , clustered around a neighborhood commercial-type center. If the site issues are resolved , future amendments to the " ; Potential South College Corridor Plan may be warranted . ; • E Trilby Neighborhood The vacant land north of the Skyview Subdivision is ;► Center designated as a Medium Density Mixed-Use Neighborhood . This location could provide housing to support nearby employment areas or secondary uses to form a transition and a link between surrounding low density housing and the Neighborhood commercial area . For this particular location , the 15% Commercial limitation on secondary uses should not apply, allowing District more land use flexibility to accommodate the unusual • topography and natural feature constraints . NC CL: (supermarket) POLICIES - • • ' ' ' ' ' ' Carpenter Rd LU 2. 1 - Supermarket. The highest priority for new land use is a supermarket. The primary location for a one is the northwest corner of College and Carpenter. The new anchor should form the basis for a larger walkable neighborhood commercial center. 40 CHAPTER 4 - FRAMEWORK PLAN, GOALS, AND POLICIES ------------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN Figure 26 — US 287 cross-section north of 67th Street, from US 287 Environmental Overview Study 144' ROW (min.) Util. Walk Pkwy 110' Roadway Pkwy Walk Mil. Esmt. (min.) (min.) Is, a (min.) (min.) Esml. Be 120 12, 12' Median• 12' IT 12' B' ike Travel Travel Travel Travel Travel Travel Bike Lane lane we Goal LU 3 : Capitalize on Mason Corridor and Transit-Oriented Development (TOD) POLICIES opportunities . LU V - Catalyst Investment. The Mason Corridor will act Framework Plan : Shown as a red and white hatched as a catalyst for economic development, higher density pattern on the Framework Plan , the TOD Overlay would pedestrian-environments, and enhanced transit service . support evolution of a vibrant, walkable residential , office LU 3 .2 - Transit-Oriented Uses. Uses that enhance the and retail district near the South Transit Center (STC). A transit station — including high-density housing , offices , central access pedestrian spine provides a direct employment centers , and neighborhood commercial uses — connection between South College and the STC . are preferred over other uses . Such transit supportive uses will be the focus of City incentives . LU 3 .3 - Convenient Access. Convenient multi-modal access will be provided from South College to the proposed South Transit Center. A central access spine on the property between South College and the South Transit Center will provide a direct path from the highway to the Center for pedestrians and bicyclists . The spine will be designed as a wide pathway, walkable street or plaza enclosed by buildings , providing important and recognizable entry into the Mason Corridor network. LU 3 .4 - Building Character and Orientation . The character, massing , and orientation of multi-story buildings will play a critical role in defining this area . In general , fronting the edges of buildings at the sidewalk is encouraged to create a comfortable pedestrian environment. Providing interesting building details at a human scale also creates visual interest. CHAPTER 4 - FRAMEWORK PLAN, GOALS, AND POLICIES 41 --------------------------------- SOUTH COLLEGE CORRIDOR PLAN A Complete Transportation System Figure 27 — Existing parking conditions Goal T 1 : Improve traffic safety along the 19 highway for all users . ' Framework Plan : Applies throughout the Corridor. The Plan Asphalt reflects the planned transportation network identified in the Transportation Master Plan, South College (US 287) Access Control Plan (ACP), and the US 287 Environmental Overview Study (EOS) , with the addition of a trail network and suggested local street connections . I I Wheel Stops t _ _ ROW POLICIES COLLEGE AVENUE T 1 . 1 - Implementation of the Access Control Plan. Figure 28 — Parking options Development projects and public highway improvement projects will implement the adopted ACP. Short-term and BUILDING long-range improvements will balance the needs of 1 , : _L , �' Walkway connects pedestrians, cyclists , motorists and businesses . Any ACP building and sidewalk elements proposed for implementation will have meaningful involvement of the adjacent businesses and property owners (See Figure 26) . — Construct new planting 14 � islands between T 1 .2 - Location of Access . As individual properties parking rows providing redevelop, the ACP envisions that the majority of property shade and better car will be accessed via rear access roads . Existing access khLi circulation. drives will be maintained to the extent possible as allowed Detached sidewalk by the ACP and CDOT. The City will work with CDOT, COLLEGE AVENUE property and business owners to determine safe and logical access strategies as properties redevelop and/or as safety concerns increase . BUILDING f- Walkway connects T 1 .3 — Reduce the Impact of Parking . When possible, building and sidewalk locate buildings toward the street and parking to the side Lb and rear of buildings. Where this is not possible , reduce the Construct new planting impact of parking by adding pedestrian amenities and , '� islands at the ends of landscaping between the street and parking spaces . (see existing parking bays Figures 27 and 28 . Widening College Avenue will require Ld some existing parking lots to be reconfigured . Many , locations may not be able to accommodate as much J Detached sidewalk parking as shown below. Striping or other pavement treatments will be needed across parking lots or drive aisles COLLEGE AVENUE to connect building storefronts . T 1 .5 - New Signalized Intersections. Support actions that T 1 .4 - Adaptable Highway Function and Design . As the lead to signalized intersections at Fairway Lane , Smokey Corridor evolves and becomes more urban , the City will Street/Crestridge Street, and Triangle Drive to assist in side work with CDOT to ensure that the design and function of street access and to provide safer turning movements . the highway adapts to changes in the urban form . The design of highway improvements will be compatible with T 1 .6 - Strategic Improvements. Outside of a public changes in land uses , the evolving form of new funding mechanism , it may be many years before long-term development, and changing transportation needs . highway improvements are made . Thus , the City and CDOT should consider making smaller, strategic infrastructure improvements along the Corridor that improve safety and 42 CHAPTER 4 - FRAMEWORK PLAN, GOALS, AND POLICIES SOUTH COLLEGE CORRIDOR PLAN increase mobility rather than waiting for a major capital project. POLICIES T 1 .7 — Street Lighting . As highway improvements are T 3 . 1 - South College Multi-Use Path . In addition to on- made , add street lighting along South College to foster street bicycle lanes, pedestrian and bicycle circulation will better Corridor safety during nighttime hours. be enhanced through an eight-foot detached , multi-use path paralleling South College (as identified in the US 287 Goal T 2 : Create a complete street network of Environmental Overview Study and the US 287/South local and collector roads . College Avenue Bicycle Lane Project) . This is a slight modification to the City's standard Six-Lane Arterial Cross- Framework Plan : Applies throughout the Corridor, though Section . most network improvements are needed between Trilby Road and Bueno Drive . T 3.2 - Pedestrian Access to Businesses and Neighborhoods . Create pedestrian connections between POLICIES the highway and businesses , and from building to building . Capitalize on opportunities to connect existing T 2A - Parallel Street System . Develop a new parallel neighborhoods to South College businesses with short street that provides alternative access and good vehicle bicycle and pedestrian path segments . circulation adjacent to South College , as access from the highway is restricted over time . One such street, Aran T 3 .3 - Highway Crossings. Improve east/west pedestrian Street, will be constructed with two 12-foot travel lanes , two crossings of South College for pedestrians as the highway 6-foot bike lanes , a 6-foot sidewalk on the west side , and a and intersections are improved . The crossing at Skyway 3-foot utility space on the east side (45 feet total ) . and College , and Trilby and College , are high priorities due to pedestrian movements between transit stops and T 2.2 - On-street Parking . Some new segments of the Foothills Gateway. The future need to convey stormwater local street network should provide on-street parking to across South College may present opportunities to install accommodate new parking demand , to mitigate the loss of underpasses that combine drainage functions, utilities , and parking as a result of US 287 widening , and to bring pedestrian and bicycle connections , similar to the ped/bike pedestrian activity to streets. underpass at Fossil Creek and College . Goal T 3 : Make walking and biking practical T 3A - Trail Connections . Create community trail systems and enjoyable methods to access and that link important destinations through the Corridor. As a traverse the Corridor. first priority, create an off-street trail system on the west side of College that links neighborhoods to the Fossil Creek Framework Plan : The Framework Plan shows several major and Mason Corridor trail systems. Create another trail on components of a new bicycle and pedestrian system : 1 ) a the north side of Benson Lake between South College and multi-use path along South College ; 2) a two-mile north- the Pelican Marsh Natural Area trail system . Support efforts south trail (dubbed the Skyridge Trail ) to parallel South to provide a regional trail system between Fort Collins and College along the Louden Ditch from Carpenter Road to the Loveland using the BNSF right-of-way or another location Fossil Creek Trail , and 3) soft-surface and hard-surface with the South College Corridor. Where environmental trails (dubbed the Pelican Marsh Trails) connecting South concerns or resource conflicts are identified , trails will be College at Triangle Road to Lemay Avenue and Carpenter located , to the extent possible , to less sensitive areas (see Roads . While the map does not identify the locations of Figure 29). sidewalks, bike lanes and routes , and crosswalks, these facilities will be provided where they are currently absent in accordance with the various City transportation plans . CHAPTER 4 - FRAMEWORK PLAN, GOALS, AND POLICIES 43 --------------------------------- SOUTH COLLEGE CORRIDOR PLAN Figure 29 - Trails map Harmony . Legend �M C01I898 ' V.' Underpass f r�o SExistrng Signal wth Crosswalks R9� r j McGraw to r Elementary .V Future S grai with Crosswalks 8' Muni-use path ' both saes of Coeepe �Bae Lanes - E .istry a a Ba.e Lanes - Proposed t immi Hard Surface Muni -use Path . Existing • Fairway . . Hard Surface Muitr-use Path - Proposed • • B*e Route - Existing • B*e Route - Future Soft Surface - Future FO//il toon Proposed So Transit Cir Pod Spine U Cree yMem•r Parks ll Natural Areas R@dMil I Ekimentary Streets r(Cj posed fosW Creek ago" i �n il coMmtkalron �, ty MiM d maintaned) °f TWO '� Creaks • . -ftel a Btieno rulure Nkelped Conne0ons • s I, Fowl C +eck Trail spur • s (City built 8 maintained ) = e a fir c S:Ok@y Fossil Creek •• Community Park a e 4 a r e a • I proposed Skyndge Trail V e s (prnratety turn 8 maintained) / Skyway ♦♦ / a • • e a s • Prairie Dog Meadow • e a e • Haralous • e e a e + � • s a s Trilby s e Celina e Mariposa e ♦ . ■ we . . . / • • ♦ proposed ne.ghborhood trail • (prrvatery bran a maintained) Homestead ark • • r • Coyote R• rOr Pelican Marsh • • ` Elemen � s r f � trails to connect to it • • n Nerghbortwod a • • Commercial District • a s / • r �Z�! e ♦ points per Fossil Creak s S ► . a ♦ ♦ Natural Areas lines • e a Management Plan • 0 0 125 025 05 • . . Cfrpevvr. . . �� . . . . . . . . . . • • 44 CHAPTER 4 - FRAMEWORK PLAN, GOALS, AND POLICIES ------------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN Goal T 4 : Strengthen the existing transit T 4.3 - Transit Stops and Service. Transfort, Traffic network and support the expansion of Operations and CDOT should work together to identify and regional and local transit links . enhance existing bus stops. The priority should be better safety access to and design of transit stops . Efforts should Framework Plan : The South Transit Center (STC) will be include improving the frequency of transit, and connecting the hub of future transit service along the Corridor. to the Mason Corridor, the STC , and 1-25 Park and Rides . Also , the City should provide a new bus stop at POLICIES Crestridge/Smokey and College when the intersection is signalized . T 4. 1 - Transit Improvements. Coordinate transit improvements with the recommendations contained in the Transit Strategic Plan , including new routes that connect r with the STC and signalization of the Fairway Lane/College .4 Avenue intersection . T 4.2 - Regional Transit Connections. Continue to ', monitor and support efforts to create a regional transit system , particularly the influences of such a system on the South College Corridor. Example of a high-quality, attractive transit stop. CHAPTER 4 - FRAMEWORK PLAN, GOALS, AND POLICIES 45 SOUTH COLLEGE CORRIDOR PLAN Community Appearance and Design Figure 30 — Example of signage improvements along the Corridor Features of Sign Match the Goal CAD 1 : South Colle e's image will Finishes and Materials of the g g Primary Building it Serves evolve from a highway defined by heavy Consolidated Signs vehicle traffic to a healthy business district for Development i Ground Planted Sign defined by retail activity. with Planting Framework Plan : Applies throughout the Corridor. Go POLICIES E [x_ CAD 1 A - Streetscapes. Highway streetscape improvements will provide continuous sidewalks , lighting , landscaped medians , and landscaping details to improve WAS walkability and to emphasize the Corridor's role as the southern gateway into Fort Collins . The streetscape will r, III include elements — landscaping , signage , lighting , public art — that help make the highway feel less generic and part of }' an integrated community corridor (see Figure 19). identity. 4ohieve an attrantive annearanne along Oho , Corridor while retaining the , , niq ,e gharaoter of evicting businesses The Gorrirdor oharanter Will oontin , ie to he ' i nfluenserd by the highway , but quality design , ingrardes will .� he made to n, iblig and private snaoes refleoting the area's - - -� P ntegration into the larger Fort GE)IIiR6' GE)rnmuR*. r 93 CAD 1 .2 - Building Fagades and Signage. Update and S" improve the building fagades and signage in a manner that �►' ;� retains its local feel even as the Corridor evolves . In ` addition to consolidating pole mounted signs to monument V1111 signs , explore cohesive signage of areas rather than individual development pads (see Figure 30 ) . CAD 1 .3 - Architectural Character. The overall image will Existing monument sign at College/Cameron. continue to be defined by unique storefronts in individual buildings . Building materials will he more varied than in other parts of the 139mmunity. While quality materials will continue to be important, creative building forms and a mixture of materials may be introduced to provide an eclectic ambience . CAD 9 4 — Building Massing . Between Trilby Roar! and Skyway, development will he oomnatible with the shale of existing retail buildings while resnegting the natural terrain anrd features Alternatively large buildings she,I ' d mimio the , 46 CHAPTER 4 - FRAMEWORK PLAN, GOALS, AND POLICIES ------------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN I'' y r f The Pads at Harmony project is an excellent example of how usable public spaces can be created along a major arterial, Goal CAD 2 : Create new public spaces . Goal CAD 3 : Create a sense of arrival into the Framework Plan : Applies throughout the Corridor. community. Framework Plan : The community has identified a southern POLICIES gateway into Fort Collins at Carpenter Road , making the future design of the highway, commercial developments, CAD 2 . 1 - Public Realm Design . Seek opportunities and natural area features paramount. through capital improvement and private development projects to create retail and civic destinations centered on POLICIES public plazas , courtyards, attractive bus stops , and streetscape elements . CAD 3A - Gateway Design . Incorporate gateway concepts such as monument signage, multi-layered landscaping and other special plantings , high quality construction materials and building architecture, artistic features , stone or brick retaining walls , and other distinctive elements that add interest to the area along South College near Carpenter Road . Together, public streetscape elements and the design of private development will help to define a distinct, identifiable entry, while remaining at an appropriate size and scale . CHAPTER 4 - FRAMEWORK PLAN, GOALS, AND POLICIES 47 --------------------------------- SOUTH COLLEGE CORRIDOR PLAN Community Partnerships and Financing Goal CP 1 : Increase collaboration and mutual Goal CP 2 : Leverage and stimulate understanding between Corridor business investment with infrastructure projects , owners, property owners, and residents . Framework Plan : Applies throughout the Corridor. Framework Plan : Applies throughout the Corridor. POLICIES POLICIES CP 2 . 1 - Financing of Infrastructure. Evaluate and pursue CP 1 . 1 - Formal Organization . Provide support to financing methods to pay for infrastructure upgrades . New organizations that seek to increase collaboration in development will provide some incremental improvements addressing issues along the Corridor. In particular, support to the South College Corridor; however, a coordinated state grassroots efforts to establish and operate a formal or city capital project with a dedicated tax revenue (such as business association to increase cooperation , advocacy, the '/4 cent Building Community Choices projects) will and assist in Plan implementation . provide comprehensive improvements . In addition , the maintenance and operations costs should be factored into CP 1 .2 - Infrastructure Improvements. Those affected by any necessary improvements. infrastructure and highway improvements will be closely involved during any design and construction processes . CP 2 .2 - Special Improvement Districts. Coordinated capital projects will likely require the development of Special Improvement Districts , a General Improvement District, Metro Districts, or an Urban Renewal Area . A business improvement district could provide supplemental services to the area . These districts enable the financing of improvements through property tax, special assessments , or tax increment financing . All these districts spread the cost of improvements and services out over time reducing the initial impact on property owners or developers . GP 2 . 3 Implementation of the Trail System Idle u development will he responsible for oonetri irting and maintaining its portion of the eff_ctreet trail system 48 CHAPTER 4 - FRAMEWORK PLAN, GOALS, AND POLICIES SOUTH COLLEGE CORRIDOR PLAN Natural Resources and ND 2 .3 - Louden Ditch . Retain the existing irrigation ditch Drainageways rights-of-way for off-street path corridors . The location of this ditch near residential neighborhoods makes this a natural corridor for encouraging alternative modes of Goal ND 1 : Natural resources within and transportation , particularly by surrounding residents . adjacent to the South College Corridor will be protected and enhanced to the maximum ND 2 .4 - US 287 Drainage. Because highway extent feasible. improvements will require significant new area-wide drainage facilities , the City and CDOT will collaborate with Framework Plan : Applies throughout the Corridor. Known owners and developers to implement highway-related natural features and drainages are shown in green ; drainage projects . Coordination is especially needed near however, the Framework Map may not show all features the Carpenter/College intersection . that need protection . ND 2 .5 — Drainage Corridors. Existing developments limit POLICIES possible locations for stormwater conveyance structures and conduits for future developments . When redevelopment ND 1 . 1 — Natural Area Improvements. Implement the of an area is considered , design and review should include recommendations of the Fossil Creek Natural Areas consideration of locations for conveyance of off-site flows Management Plan . through the redeveloped site . ND 1 .2 - Open Space Features. Natural areas and ND 2 .6 — Multiple Use Facilities. Consider designing and constructing future below-grade drainage features such as Redtail Grove , Fossil Creek, and Pelican "conduits" across Marsh provide welcome breaks to the urban character of South College to also serve as pedestrian and bike the Corridor. New development will be designed to respect crossings. Areas where this would be beneficial and where these spaces as community assets and lessen avoid the the topography supports this type of crossing are located at impacts of buildings on natural features . Carpenter Road and at a point approximately one-quarter mile north of Trilby Road . Care should be taken to protect ND 1 . 3 — Green Infrastructure. Provide green the natural values . infrastructure where possible . Green infrastructure is the interconnected network of open spaces and natural areas , such as greenways , wetlands, parks , and native plant vegetation , that naturally manages stormwater, reduces flooding risk and improves water quality. Preserve and protect natural drainages where wetlands serve not only as areas for native flora and fauna but as treatment systems for stormwater runoff. Goal ND 2 : Solve drainage system needs to allow street and development projects while maintaining natural drainageways . Framework Plan : Applies throughout the Corridor. ND 2. 1 - Fossil Creek Drainage Master Plan . Coordinate improvements in the basin to comply with the most recent Plan recommendations of the Fossil Creek Drainage Master Plan . ND 2.2 - Stone Creek Basin Stormwater Plan . Implement recommendations contained in the Stone Creek Basin Stormwater Plan. CHAPTER 4 - FRAMEWORK PLAN, GOALS, AND POLICIES 49 --------------------------------- -------- ------- . SOUTH COLLEGE CORRIDOR PLAN 50 CHAPTER 4 - FRAMEWORK PLAN, GOALS, AND POLICIES - SOUTH COLLEGE CORRIDOR PLAN C H A P T E R 5 If a formal business association is not created , Corridor stakeholders should identify liaisons from IMPLEMENTATION neighborhoods and local businesses that can constructively communicate with the City's organizational framework to better support business An outcome of the planning process was a community growth . based vision of a healthy and complete business district Corridor stakeholders should actively participate in that is a clearly recognizable part of Fort Collins. To be established local organizations and events that support successful , the vision must be backed by upgrades to economic development to keep the community, as a streetscapes and buildings, new uses that support whole , focused on implementing the Plan 's neighborhoods and the Mason Corridor, stronger multi- recommendations . Examples of supporting local modal transportation connections , and active civic organizations include the Fort Collins Area Chamber of partnerships. This chapter describes in detail eight Commerce, Northern Colorado Economic Development important strategies that would do the most to achieve the Corporation , Larimer County Small Business vision . The chapter also lists other less critical actions Development Center, and the Convention and Visitors involving the City, CDOT and other stakeholders . Bureau . • The City should conduct periodic outreach efforts to the Strategy 1 local business community to address concerns and Foster Community Partnerships gauge satisfaction with City policies and actions. One method could be to conduct an annual survey using Despite the numerous meetings sponsored by the City similar questions as provided on the South College before and during the South College Corridor Plan process, Corridor Plan business/property owner survey. there is still a lingering perception that the City won 't be a dedicated partner in working with businesses and residents . "Consistently, persistently focus • Part of the problem is the lack of coordinated specific priorities . " communications amongst businesses , owners and residents . There is no one entity to speak on behalf of the - polite , s • - - - gets the area . grease . " Commitment, collaboration , and constructive - City sharesof your - communication are key elements to moving the Plan interests . Theyhave • . . . intentions forward . Notwithstanding the challenges of the past, are willing to work with you . " business and property owners , residents , CDOT, and City staff and elected officials must work together towards the David May, President • , Fort Collins vision of a healthy business district, as they have during the Area Chamberof Commerce development of this Plan. Strategies to foster and grow existing businesses include : " Form an association . the Hold a meeting of local business leaders to discuss the City well . " potential for a grass-roots business organization . • Create a formal business advocacy group such as a "Your association - . make the area South College or South Fort Collins business into what youto be . " association . This would enable business leaders and owners to identify their most important needs , work - City listensto us now . We have together on shared priorities , and pressure the City and voice . I think it makes others to respond to these priorities . Neighborhood difference . homeowner association leaders could also be included in the business association . The Chamber of Dean Hoag , President , Commerce can provide facilitation and meeting Business Associationand Owner , Rocky services to a grassroots organization . L_Mountain Battery - - of Fort Collins CHAPTER 5 - IMPLEMENTATION 51 SOUTH COLLEGE CORRIDOR PLAN Strategy 2 Based on this information , the primary focus of land use Provide Opportunities changes will be on vacant, developable sites rather than redevelopment of existing properties . At the same time , for Business Expansion support for reinvestment in existing properties is essential The vision of a healthy business district includes achieving to the long-term health and viability of the Corridor. new gains in the economic growth of the Corridor. This Strategies to help grow existing commercial locations while most often means fostering business activity and jobs that encouraging new development include: reduce unemployment and increase the earnings of residents , which in turn will be reinvested into the Encourage development of vacant or underutilized community. Economic growth can be accomplished by parcels as the first stage in Corridor revitalization . attracting new businesses or more effectively, by nurturing Support should be given to projects that contain uses , and growing existing businesses . It has been widely architecture and site designs that contribute to a acknowledged that nearly 80% of a community's economic positive identity of the Corridor as a whole . Support growth results from the expansion of existing businesses . could be in the form of changes in land use designations (including those shown on the Framework The City is committed to business diversity along South Plan ), support for "Addition of a Permitted Use" College by supporting new uses that enhance the area as a requests , an enhanced level of problem-solving during whole while retaining an eclectic mix of businesses through development review, and reimbursement agreements land use designations . The market assessment conducted that reduce upfront costs for infrastructure . Projects in 2008 as part of the planning process found that the area that detract from a positive image — such as car lots , could support additional convenience-oriented retail , some outdoor storage, and storage units - will be limited regional retail and offices. It also found that the discouraged or limited to certain areas of the Corridor. existing business mix was stable , with some longer term In developed areas , work with property owners and (over 5 years) potential for redevelopment of existing businesses to evaluate and , if public support exists , structures. The existing businesses overwhelmingly initiate , Special Improvement Districts , an Urban preferred maintaining the status quo over redevelopment Renewal Plan or other public finance techniques to : along the Corridor. Upgrade the substandard streets and/or infrastructure . • Establish and/or fund a fagade improvement loan or grant program to encourage improvements to existing building stock. This will help to upgrade the character of structures and attract new customers . • Continue to monitor and address barriers to Change of Use , Enlargement of Structures , and Redevelopment projects that meet the Plan vision . One barrier that has already been addressed during the South College Corridor Plan process is the deferral of funding for transportation improvements on minor Change of Use projects . There may be other issues that could have a similar, positive outcome for these types of projects . 52 CHAPTER 5 - IMPLEMENTATION --------------------------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN Strategy 3 A conceptual design for areas with a frontage road to Coordinate the Implementation of demonstrate how existing buildings and parking could work with to short- and long-term Access Control Plan Transportation Improvements improvements . Sketches in this Plan show possible Significant work, prior to this Plan, went into identifying the solutions ; however, a more comprehensive diagram is location and type of future transportation improvements . needed . The strategies in this Plan build on that prior work and are Three future traffic signals along College Avenue , primarily refinements or clarifications . The most important including Fairway Lane , Crestridge/Smokey Streets , overall strategy is for the various transportation partners — and Triangle Drive . Traffic conditions , changes in land the City of Fort Collins transportation staff, CDOT staff, use , and availability of funding will determine when local property owners , residents and businesses - to signals are installed at these locations . Fairway Lane continue discussing how the Access Control Plan would be will be signalized when MAX is operational and the implemented and how the concerns of businesses would be South Transit Center becomes needed . The met. Crestridge/Smokey intersection signal may be installed with development of the Vineyard Church site . It is not The highest priority transportation improvements are : clear when the Triangle intersection would be • Sidewalks along College Avenue , particularly north of signalized — possibly when the Neighborhood Trilby Road . The long-term highway cross-section Commercial District and/or the Multi-family Mixed-Use shows an eight-foot off-street path within the public Neighborhood are developed . rights-of-way. The short-term plan does not describe Bus stops improvements at College and Skyway, pedestrian circulation improvements . A recommended including shelters , benches , and safer walking interim solution is to connect building facades with surfaces . Future work on the Skyway intersection sidewalks and striping or special paving between should include a more comfortable pedestrian crossing buildings , as shown in Figures 19 and 27 , rather than and sidewalk connections to the bus stops . at the frontage road . • Improvements to the Trilby intersection . • Sidewalks along Skyway, west of College , to connect Foothills Gateway to the transit stops . • Sidewalks along Trilby Road . • Safer access to transit stops at Skyway Drive . CHAPTER 5 - IMPLEMENTATION 53 SOUTH COLLEGE CORRIDOR PLAN Strategy 4 General Improvement District Develop Public Funding Strategy for A General Improvement District (GID) is a City-initiated special district approved by voters in a specified area that Capital Improvements can levy a property tax and/or levy assessments or fees to Since South College's economic future is closely tied to the pay for specified public improvements such as roads, retention and expansion of existing businesses , public transit, parks , utilities , or parking . A GID has operated support of its economic development "infrastructure" is successfully downtown since 1977 . A GID can be created essential for long-term health and viability. The primary by the City in response to a petition by at least 200 or 30 issue for infrastructure is the development of a complete percent of the electors , whichever is less . street network, including streets constructed to City standards, curb and gutters , sidewalks , bike lanes , The overall funding potential of such a district would be landscaping , transit stops , and utility easements . Also , fairly modest in the South College Corridor, since it would paying for adequate transit service and facilities is an issue . likely be a tax based on property valuation . Still , it could be Delivering these essential improvements to the Corridor useful for certain urban design elements or for maintenance presents a huge financial challenge for the City and existing of certain improvements , with benefits proportional to the business and property owners in the study area . size and value of the district. At the time of this writing , the entire South College Corridor area is valued at about $ 108 The typical funding method outside of public funding is for million . A 10-mil assessment would generate about developer to pay for the cost of improvements needed to $300, 000 per year at current valuations . A property valued serve that development. This will continue to be one of the at $600 , 000 would pay about $ 1 , 740 per year. primary infrastructure funding methods . However, many portions of transportation infrastructure are beyond the Tax Increment Financing (TIF) responsibility of a single developer, such as widening An urban renewal plan could be created for the South College Avenue . College Corridor to provide tax increment financing for public improvements . Tax increment financing allows the This section describes the most likely public and district City's Urban Renewal Authority (URA) to leverage the funding mechanisms for capital improvements in the South increased property taxes resulting from new development College Corridor. It does not describe federal , state or or improvements within a district. The URA (which is regional funding sources , or existing City programs such as currently made up of members of Fort Collins City Council ) the Street Oversizing Fund or the Stormwater Utility funds, could initiate an Urban Renewal Plan for any part of the though these are also possibilities . The funding area . TIF does not increase taxes ; it simply allows the URA mechanisms listed here specifically relate to transportation to capture a portion , or increment, of taxes already improvements , though some can also be used for other collected . TIF could be used to enhance transportation purposes . As a precondition to the consideration of any new infrastructure , provide stormwater drainage or floodplain funding source , the City (or another appropriate entity) improvements , expand or upgrade utility infrastructure , and needs to discuss the possibilities with area businesses and provide amenities that benefit the public including property owners . The creation of a formal business streetscapes, enhanced architecture and building materials , organization could help facilitate this discussion and provide fagade renovations , or special site improvements . support for a capital project (see Strategy 1 ). Special Improvement Districts Capital Improvement Program — City-Wide Sales Tax A municipality has the authority to create a Special Initiative (i .e. " Building on Basics") Improvement District (SID ) to finance the cost of local A voter-approved '/4-cent sales tax has been a typical improvements . A SID can be initiated by petition of a method of paying for many large City capital projects . Such majority of property owners. The City usually expects a a program for South College could pay for a portion of the super-majority of property owners be in favor. The City needed transportation improvements and leverage Council then considers a resolution of intent to create a additional state and federal funds . district, sends notice of a hearing , and conducts a hearing on creation of the district. Typically, a SID would be created to improve substandard streets so that they can become part of the City maintained system . One potential SID area is the South 13 subdivision , where some owners have discussed this possibility. 54 CHAPTER 5 - IMPLEMENTATION ------------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN Strategy 5 Create Gateway at South College Elements of the Gateway and Carpenter Parcels along the east side of College Avenue near Carpenter Road are set back at least 50 feet from the The Carpenter Road and South College intersection is the ultimate edge of pavement. On the west side, buildings and most heavily traveled gateway into Fort Collins from the parking will also be set back 50 feet from the ultimate edge of pavement. Within this setback area , special gateway south . Because it provides the first impression of the landscaping will consist of groups of deciduous , evergreen , community for many visitors , the intersection is an and ornamental trees repeated across both sides of the important opportunity to convey a positive and lasting highway, including the median , in a coordinated massing image and to provide a clear sense of entry into Fort pattern . attern . A special gateway theme builds on general Land Use Code The massing pattern of tree groups and openings can be requirements . This theme is characterized by buildings placed to manage views and reinforce features and spaces located and designed to frame the intersection , a high level along the streetscape, e . g . a transit stop, signs , and of architectural detail , coordinated landscaping across both outdoor spaces defined by buildings , and community sides of the highway, attractive pedestrian plazas and identity features such as entry monuments , retaining walls , welcome signs, and public art. artistic elements between buildings and the highway, and sidewalks setback from the highway. The setback will also include an eight-foot multi-use , off- The purpose of the gateway theme is to highlight the street path with a generous separation from the highway. southern-most entry into Fort Collins with unique and high The path will be designed in conjunction with landscape quality streetscape and building architecture near the design , transit stops and street lighting . In addition , a College/Carpenter intersection . The intent is to clearly distinctive pedestrian plaza will be provided within the distinguish the streetscape and adjacent development as setback area . unique places that the community can be proud of and that Buildings near the intersection will frame the intersection are inviting to the public. and be coordinated in terms of placement and image. All buildings will include roofs with visually interesting forms (e.g . , sloped or barrel ) and be multi-storied . Building masses will be varied with elements such as offsets, recesses and projections, reveals, harmonious variations in roof-shape or height, and vertical extensions at focal points . Retaining walls will be constructed of stone or materials that match the architecture of the building . CHAPTER 5 - IMPLEMENTATION 55 --------------------------------- SOUTH COLLEGE CORRIDOR PLAN Strategy 6 Strategies to attract additional neighborhood retail and Improve Neighborhood services include: Shopping Opportunities . The key location for new neighborhood services , In recent years , the area adjacent to the South College including a supermarket, is the Neighborhood study area has experienced significant residential growth . Commercial District at the northwest corner of College The primary trade area grew from a population of 5, 523 in and Carpenter roads . The best strategy for facilitating 1990 to 17 , 528 in 2007 , which is an increase of over the supermarket is to coordinate transportation and 12 , 000 . This residential growth has changed the character stormwater improvements along both sides of College . of the South College Corridor. The current retail supply Other small scale neighborhood centers could be along South College includes a widely diverse array of constructed on the Low-Density Mixed-Use area north independent retailers that are attracted to the Corridor by of Benson Lake , and the vacant commercial site competitively priced retail rents generally oriented to the located along the west side of College between highway. Nearby residents generally leave the area for Skyway and Trilby. their neighborhood retail and services needs . Spending in The southwest corner of Trilby and College and the convenience goods is noticeably concentrated in the nearby northeast corner of Carpenter and College are College Corridor north of Harmony and the Harmony designated as Limited Commercial , which could also Corridor east of College , according to a 2008 market support neighborhood-serving retail uses . assessment. That study highlighted a supermarket as the Where controversy over potential development exists, major new retail opportunity. a collaborative process (known as "charettes") should be instituted to identify and address site-specific issues Successfully expanding existing neighborhood retailers and and to build agreement between residents, developers attracting new neighborhood goods and services requires and property owners on the design of development. vibrant vehicle and pedestrian traffic, safe access , and residential growth . Improvements are needed to improve access and highway safety, the streetscape, and pedestrian facilities along South College . Furthermore, attracting neighborhood retail requires strategies to focus development in clusters along the Corridor, thereby concentrating visitation and retail purchases . 56 CHAPTER 5 - IMPLEMENTATION ------------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN Strategy 7 Strategy 8 Develop Off-Street Trail Network MAX Bus Rapid Transit The South College Corridor trails plan complements the trail and Transit- Oriented systems shown in the Fort Collins' Bike Plan and Parks and Development on the Mason Corridor Recreation Policy Plan by identifying additional regional and neighborhood trail segments in the South College area . The Mason Corridor MAX Bus Rapid Transit project (MAX These additional segments are intended to provide more BRT) will be a catalyst for not only multi-modal (pedestrian , fine-grained connections between neighborhoods and bicycle , and transit) enhancements throughout the Corridor, significant destinations like parks or neighborhood retail but also for a new type of place along South College — stores . transit-oriented development. MAX has the potential to significantly change the character of South College near Priority should be given to those locations where new Harmony Road . MAX may reduce the need for parking , rights-of-way are not required and where the new trail allowing new projects to devote more land to housing , provides an extension of existing facilities . Trails shall be offices, retail and public spaces . New transportation located and designed to minimize disturbance of natural connections could be made to enable users to conveniently " features . City-initiated and maintained trails include : access MAX. A key idea is to create a transportation spine" from College Avenue to the South Transit Station . • Fossil Creek Trail connection to Cathy Fromme Prairie A key strategy in encouraging transit-oriented development • Connection from the Fossil Creek Trail to Skyway Drive has already been adopted as part of the Land Use Code: Specific segments will be completed as private " Development Standards for the Transit-Oriented development occurs . These segments include : Development Overlay Zone" . Another strategy is to assist problem solving efforts on key sites to help them become Extension of a north-south Skyway Trail between "development-ready" . This includes collecting site Skyway Drive and Trilby Road . information , issues , barriers , etc. , identifying a specific Extension of a north-south Skyway Trail between Trilby vision for each site , and marketing those sites to potential Road and Carpenter. developers . A project has been initiated to conduct such a Trail connection from South College to Provincetowne study, titled " Priming Sites for Refill" . Park. CHAPTER 5 - IMPLEMENTATION 57 --------------------------------- SOUTH COLLEGE CORRIDOR PLAN Implementation Table The information presented in the following table identifies specific actions the City and others can take to implement this Plan . Timeline Responsible Short Term Mid Term Long Term Goal Action Parties 1 5 yrs 5-10 yrs 10-20 yrs Goal LU 1 : Retain the eclectic business mix while supporting new uses that strengthen the South College market. Change City Structure Plan and rezone properties City X consistent with the Framework Plan . (with Plan adoption ) Amend the Commercial—North College Zone District (C- City X N ) and rename to Service Commercial (C-S ) . (with Plan adoption ) Identify and resolve unusual development issues on new Developers , City X X X development projects that meet the Plan vision . Seek ways to reduce or defer upfront infrastructure costs City, Developers X X for minor projects that contribute to the Plan vision . If a special funding mechanism is created , use those City funds to upgrade the infrastructure and consider X X establishing a fagade improvement program . Continue to monitor and address barriers to Change of City Use , Enlargement of Structures , and Redevelopment X X projects that further the Plan vision . Goal LU 2 : Encourage neighborhood serving retail and commercial uses in locations convenient to adjacent neighborhoods. Work to coordinate transportation and stormwater City, Developers improvements near College and Carpenter in order to X X facilitate the development of a supermarket . Utilize a collaborative process (94charettes") to build Developers , Property X X X agreement on key development sites. Owners , Residents , City Goal LU 3 : Capitalize on Mason Corridor and Transit-Oriented Development (TOD) opportunities Collect site information and market sites identified for City, Property Owners , X X transit-oriented development. Brokers Goal T 1 : Improve traffic safety along the highway for all users. The highest priority transportation improvements are : City, CDOT • Sidewalks along College Avenue, particularly north of Trilby Road . • Short term Access Control Plan improvements particularly safety related X X X • Sidewalks along Skyway west of College to connect Foothills Gateway to the transit stops • Improvements to the Trilby intersection • Sidewalks along Trilby Road . • Safer access to transit stops at College/Skyway. 58 CHAPTER 5 - IMPLEMENTATION - SOUTH COLLEGE CORRIDOR PLAN Timeline Responsible Short Term Mid Term Long Term Goal Action Parties 1 -5 yrs 5-10 yrs 10-20 yrs Prepare a conceptual design in areas with a frontage City Transportation , road in order to determine how various street elements CDOT, Business and X could be built in the short-term Access Control Plan. Property Owners Monitor traffic conditions at the three potential signal City Traffic Operations, X X locations to determine if a signal is needed . CDOT Goal T 2 : Create a more complete street network of local and collector roads. Goal T 3 : Make walking and biking practical and enjoyable methods to shop or commute. Construct a trail connection between the Fossil Creek City X X Trail and Skyway. Implement the Skyridge and Provincetowne Park trails , Developers and other neighborhood connections , through new X X development. Amend the City's Bicycle Plan to include the new routes City Transportation X identified in the South College Corridor Plan. Planning Goal T 4 : Strengthen the existing transit network and support the expansion of regional and local transit links. Improve the bus stops at College and Skyway with Transfort X shelters , benches, and safer walking surfaces . IMMEM Goal CAD 1 : South College's image will evolve from a highway defined by cars to a healthy business district defined by retail activity. Formulate a program of themes and elements that could Property and Business be incorporated into design guidelines and various Owners , City Advance X projects , signs , banners , marketing , etc. Planning Goal CAD 2 : Create new public spaces . Identify potential locations and designs for new public City Advance Planning spaces that could be constructed through new X development or street improvements . Goal CAD 3 : Create a sense of arrival into Fort Collins. Amend the Land Use Code to implement design City Advance Planning X standards for the South College Gateway Area . (with Plan adoption ) Goal CP 1 : Increase collaboration and mutual understanding between Corridor business owners , property owners, and residents. Organize a meeting of local business leaders to discuss City Neighborhood potential for a business organization . Services, Chamber of X Commerce Create a formal business advocacy group such as a Property and Business South College or South Fort Collins business Owners , with support association . Or, in lieu of a formal business association , from the Chamber of X identify official liaisons from neighborhoods and local Commerce businesses that can speak on behalf of the area . Actively participate in local organizations and events that Property and Business X X X support economic development along South College . Owners Conduct periodic outreach efforts to the local business City Neighborhood community to monitor Plan implementation and address Services Property and Business Owner concerns. X X X CHAPTER 5 - IMPLEMENTATION 59 --------------------------------- SOUTH COLLEGE CORRIDOR PLAN Timeline Responsible Short Term Mid Term Long Term Goal Action Parties 1 5 yrs 5-10 yrs 10-20 yrs Goal CP 2 : Leverage and stimulate investment with infrastructure projects. Evaluate the use of public funding mechanisms including City CIP, federal/state funds , special districts and tax X X increment financing (TIF ) . If and when community support exists , initiate an City appropriate funding mechanism primarily for improving X X infrastructure . In the Capital Improvement Program , consider City Transportation increasing the priority of South College Corridor X X improvement projects that have been identified as high- priority in the South College Corridor Plan. Initiate a Special Improvement District for the South 13 Property Owners (City Subdivision . Engineering technical X support) 721112 - 1 Goal ND 1 : Natural resources within and adjacent to the South College Corridor will be protected and enhanced to the maximum extent feasible. Buffer the impact of new development on all important Developers X X X natural features , including those within the Redtail Grove Natural Area , Prairie Dog Meadows Natural Area , and Pelican Marsh Natural Area . Goal ND 2 : Solve drainage system needs to allow street and development projects while maintaining natural drainageways. Coordinate with the Louden Ditch Company for City, Louden Ditch X X X improvements to the ditch corridor, which could include Company, Developers pedestrian and bike trails , and natural buffers between developments . Incorporate sustainable Best Management Practices into City, CDOT X X X improvements where practical . Consider implementing regional detention and City, Developers X X X conveyance facilities . 60 CHAPTER 5 - IMPLEMENTATION SOUTH COLLEGE CORRIDOR PLAN A P P E N D I X A Figure 31 - Years of residency in the Fort Collins area SOUTH COLLEGE Range % CORRIDOR SURVEY Less than 5 years 18 .4% RESULTS 5 to 9 years 19 . 5% 23 10 to 19 years 23 .8% 20 to 29 years 16 . 1 % 30 years or more 22 . 1 % Total 100.0% Introduction Source: RRC Associates, Economic & Planning Systems Resident household and business owner surveys were H:\17864-Fort Collins South College Corridor\Models\[17864-Homeowner Survey Results.xls]Years in Ft. Col Iii conducted as part of the South College Corridor Plan . The Residents earning over $90 , 000 per household comprised household survey was mailed to households in the trade 56 . 3 percent of respondents, which is higher than the area surrounding the South College Corridor. The business average of 20 . 8 percent for the trade area as a whole, as survey was mailed to all property owners of business shown in Figure 33 . The comparison for the trade area was owners along South College . The consultant team , derived using data from Claritas, a widely used comprised of EDAW, EPS , and RRC Associates, in demographic research company, which uses census collaboration with City of Fort Collins staff, designed both surveys . City staff fielded and tabulated the household information to derive current year trend data for specific survey. RRC Associates fielded and tabulated the business geographies . A higher rate of response among higher survey. This memo describes the major findings of both the income residents is typical for household surveys . household and business owner survey. Figure 32 - Household survey respondents by income range Household Survey Survey Trade Area The household survey was distributed to 2 , 000 randomly Income % % selected households from a mailing list of households within the Trade Area depicted in Figure 31 . A total of 365 Less than $ 10 ,000 0 . 9% 5 .4% surveys (341 via mail and 24 internet surveys) were $ 10 ,000 to $29, 999 3 . 3% 18 . 5% $ 0 ,000 to $ 9, 999 . % 19 . %returned and tabulated (approximately 20 percent) resulting $50 ,000 to $69, 999 12 .2 21 . 5 in a statistically valid survey . The primary findings are $70 ,000 to $89, 999 20 .4% 14 . 0% summarized in four sections: Survey Respondent Overview, $90 , 000+ 56 . 3% 20 . 8% Shopping Patterns , Community Investment Opinions , and Retail Development Opinions/Conclusions. Source: RRC Associates, Claritas, Economic & Planning Systems H:\17864-Fort Collins South College Corridor\Models\[17864-Homeowner Survey Results.xls]Respondant Income Survey Respondents Overview Household survey respondents stretched a broad range of residency tenure in Fort Collins with a mixture of long and short term residents participating . Figure 32 shows the range of 10 to 19 years" and "30 years and more" contained the greatest number of survey respondents at 23 . 8 percent and 22 . 1 percent, respectively. The high percentage of respondents from 10 to 19 years" suggests residents, who moved to the trade area during the high growth period between 1990 and 2000 census years, have become significant stakeholders . Combined , respondents who have been in Fort Collins between zero to five years and five to nine years accounted for 37 . 9 percent of respondents and show the continued influence of new residents to the area . APPENDIX A - SOUTH COLLEGE CORRIDOR SURVEY RESULTS 61 ------------------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN Figure 33 - South College trade area South College Redevelopment: Demographic Trade r� , h * ILUI [ .INS EAST HARMONY R AD SOUTH COLLEGE CORRIDOR TRADE AREA (} U C m � r c m Q a) �. oA14 � r x 5 _ o CARPENTER ROAD 1A I_ANP i f 62 APPENDIX A - SOUTH COLLEGE CORRIDOR SURVEY RESULTS SOUTH COLLEGE CORRIDOR PLAN Spending Patterns The first question , regarding consumer spending habits , Spending was noticeably concentrated in the nearby asked respondents to estimate their total annual retail College Corridor, north of Harmony, and the Harmony spending for 2007 by store type , without respect for Corridor, east of College . Spending in these corridors location . On average , respondents estimated retail contained high percentages of spending in the category of purchases total spending at $ 15 , 339 annually, compared to supermarket/grocery (20 . 3 and 57 .0 percent) , drugstores an average of $ 19, 162 based on the US Census of Retail (42 . 3 and 38 . 8 percent) , specialty food stores (32 .4 and Trade estimates for the trade area . By store category, the 25 . 1 percent) , and restaurants/bars (35. 6 and 26 . 9 survey responses mirror Census of Retail Trade estimates percent) . The percentage of spending in retail categories closely. However, the lower percentage of estimated away from the South College Corridor suggests new store purchases made at " Drugstores and Membership opportunities in the South College Corridor, given the store Warehouse" may suggest substitution at other retail store types mentioned above typically serve residents at a types due to the lack of available stores within these neighborhood level . The College Corridor north of categories . Harmony and Loveland geographies captured the largest percentage of survey respondents spending at " Discount Household survey respondents were also asked to estimate Stores and Supercenters , " which are 42 .0 and 23 . 7 percent the portion of retail purchases made by major location for respectively. Loveland 's large percentage of spending in special store categories . The results of the survey question the discount and supercenter category reflects the influence are listed by store type in the Figure 34 . The store type of the new Wal-Mart Supercenter on Garfield Avenue and most frequented by respondents in the South College 65th Street in North Loveland approximately 1 . 5 miles south Corridor (study area ) was " Beer, Wine , and Liquor" , which of Carpenter Street. accounted for 19. 9 percent of the spending . "Supermarket/grocery and natural food" spending is the largest retail spending category overall , but accounts for only 6 . 1 percent of spending done by survey respondents in the South College Corridor. Table 34 = Household survey respondents retail store spending Estimated Survey Response Census of Type of Store Expenditures % of TPI Retail Trade Supermarket/Grocery & natural food $53576 4 .4 % 6 . 0 % Drugstores $ 706 0 . 7% 1 .4% Beer, Wine , Liquor $578 0 . 6 % 0 . 8 % Other Specialty Food Stores $310 0 . 3 % 0 . 1 % Discount and Supercenter $ 1 , 994 2 . 0 % 2 . 7 % Membership Warehouse $ 1 , 753 1 . 7 % 3 . 5% Hardware Stores $400 0 .4 % 0 .4 % Home Improvement Centers $ 1 , 877 1 . 9% 1 .4% Restaurants/Bars $2 , 143 2 . 1 % 2 . 6% Total Annual Retail Purchases $ 15 , 339 $ 15 , 339 $ 19 , 162 Trade Area Average Annual HH Income (Claritas ) $ 101 ,444 $ 101 ,444 $ 1017444 Source : RRC Associates , Claritas , Economic & Planning Systems H:\17864-Fort Collins South College Corridor\Models\[17864-Homeowner Survey Results.xls]Expen% APPENDIX A - SOUTH COLLEGE CORRIDOR SURVEY RESULTS 63 SOUTH COLLEGE CORRIDOR PLAN Figure 35 - Household survey respondent retail purchases by location South College College Corridor Harmony Corridor Other Fort Other Front Store Type Corridor North of Harmony East of College Collins Loveland Range Total Supermarket/Grocery 6. 1 % 20.3% 57.0% 9. 5% 5.8% 1 .3% 100% Natural Food 1 .9% 64.5% 9.2% 23.8% 0.0% 0 .5% 100% Drugstores 3.9% 42 .3% 38.8% 10.5% 3 .9% 0 .6% 100% Beer, Wine , Liquor 19.9% 25. 1 % 41 .1 % 9. 5% 2.2% 2 .2% 100% Other Specialty Food Stores 1 .8% 32.4% 25. 1 % 31 .0% 4.9% 4 .9% 100% Discount and Supercenter 8. 1 % 42.0% 11 .4% 12 .9% 23.7% 1 .8% 100% Membership Warehouse 6. 1 % 5. 5% 73.0% 5. 7% 5. 3% 4 .4% 100% Hardware Stores 6.3% 16 .3% 63.4% 8. 5% 4.6% 0 .9% 100% Home Improvement Centers 4.0% 10.2% 68.4% 7.9% 8.6% 0 .9% 100% Restaurants/Bars 5.9% 35.2% 27.3% 22. 1 % 6.4% 3 .0% 100% Other 34. 5% 27.3% 14.6% 11 . 3% 4.2% 8 . 1 % 100% Source: RRC Associates, Economic & Planning Systems H:\17864-Fort Collins South College Corridor\Models\[17864-Homeowner Survey ResuIts.xls]Location Figure 36 displays the surveyed motivations behind Although the results indicate the most common activity in resident decisions to visit businesses in the South College the South College Corridor is retail spending , there is a low Corridor. The highest activity response was shopping , frequency at which this activity occurs . Figure 37 displays which accounted for 31 .2 percent of all responses, and the frequency that household survey respondents visit indicates that residents are most likely to visit South businesses in the South College Corridor. A total of 57 College businesses for retail goods. The next two activities percent of respondents visit businesses once a month or with the greatest proportion of responses were auto related less . The highest response rate was seen in respondents activities at 17 .4 percent and restaurants at 15 . 7 percent. who visit businesses less than monthly, at 29 . 8 percent. A total of 43 percent of respondents visit South College Figure 36 - Reasons for visiting South College Corridor by businesses once a week or more . The results indicate that activity the business mix is weighted towards specialized uses with infrequent patronage . Activity Responses % of Total Responses Figure 37 - Frequency of visits to Corridor Shopping 220 31 .2% Work 35 5.0% Personal 58 8.2% Frequency Responses % of Total Business 21 3.0% Responses Auto 123 17.4% Restaurants 111 15.7% Daily 31 9. 6% Entertainment 37 5.2%Medical 30 4.3% Few Times a week 45 14 . 0% Other 5 0.7% Once a week 64 19. 9% Do not patronize 65 9.2% Once a month 70 21 . 7% Total 705 100% Less than monthly 96 29. 8% Never 16 5. 0% Source: RRC Associates, Economic & Planning Systems Total 322 100% H:\17864-Fort Collins South College Corridor\Models\[17864-Homeowner Survey Results.xls]Purpose Avg . 54 Source: RRC Associates, Economic & Planning Systems H:\17864-Fort Collins South College Corridor\Models\[17864-Homeowner Survey Rest lts.xls]Frequency 64 APPENDIX A - SOUTH COLLEGE CORRIDOR SURVEY RESULTS --------------------------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN The top improvements which were second in importance Community Investment Opinions differed slightly and included improved pedestrian access , improved bicycle access , quality of commercial buildings , Multiple improvements to the South College Corridor are and street beautification measures . The improvement under consideration as part of the master plan . In an effort receiving the highest amount of responses was quality of to prioritize future efforts , households were asked to rank a commercial buildings , with 18 . 6 percent of responses . list of possible improvements to the Corridor. Respondents' When the two metrics of importance are combined , the answers to the prioritization of improvement possibilities are quality of commercial buildings emerges as the shown in Figure 38 . The top three improvements , and the improvement with the most responses , followed closely by only to receive greater than ten percent of responses, street beautification . include more open space , quality of commercial buildings , and street beautification measures . Of these , the quality of Residents were also asked to prioritize improvements commercial buildings ranked the highest with 18 .9 percent based on five levels of concern ; the results are displayed in of total responses . Figure 38 . Improved bicycle access contained the highest amount of critical issue responses at 14 . 7 percent. Other issues ranking highly , with ten percent or more in the serious or critical category, included : pedestrian access , more open space , quality of commercial buildings , and street beautification measures . Figure 38 - Household respondent improvement preferences Most Important Second Most Important Combined Improvement # % of Total # % of Total # % of Total Responses Responses Responses Lower traffic speed limits 25 7. 3% 9 2.9% 34 5.2% Improved traffic controls (traffic signals, pavement markings, etc.) 30 8. 7% 17 5. 5% 47 7.2% More landscaping , street trees, and beautification 52 15.1 % 51 16.4% 103 15.7% Quality of commercial buildings 65 18.9% 58 18.6% 123 18.8% More open space 41 11 .9% 16 5.1 % 57 8.7% Improved storm drainage or flood protection 9 2.6% 12 3.9% 21 3.2% Improved access to transit/bus service 16 4. 7% 15 4.8% 31 4.7% Improved commercial signs 4 1 .2% 9 2.9% 13 2.0% Improved bicycle access 41 11 .9% 40 12.9% 81 12.4% Improved pedestrian access 15 4.4% 32 10.3% 47 7.2% Improved communication among neighboring businesses and property owners 7 2. 0% 11 3.5% 18 2.7% Crime 25 7. 3% 18 5.8% 43 6.6% New street lighting 7 2. 0% 10 3.2% 17 2.6% Additional residential growth to support commercial uses 7 2. 0% 13 4.2% 20 3. 1 % Total 344 100% 311 100% 655 100% Source: RRC Associates, Economic & Planning Systems H:\17864-Fort Collins South College Corridor\Models\[17864-Homeowner Survey Results.xls]Improvement Issues (2) APPENDIX A - SOUTH COLLEGE CORRIDOR SURVEY RESULTS 65 SOUTH COLLEGE CORRIDOR PLAN Table 39 - Improvement priorities Not a Priority A Low Priority A Moderate Issue A Serious Issue A Critical Issue Activity % of Total % of Total % of Total % of Total % of Total Responses Responses Responses Responses Responses Lower traffic speed limits 15.3% 5.9% 4.5% 3.9% 3.0% Improved traffic controls (traffic signals, pavement markings, etc. ) 8.2% 8. 1 % 7.2% 6.0% 6.3% More landscaping , street trees, and beautification 4.3% 5.4% 8.2% 9.9% 10.6% Quality of commercial buildings 3.4% 4.7% 7.9% 12.7% 10.4% More open space 6.2% 6.6% 7.6% 6.5% 9.8% Improved storm drainage or flood protection 6 .5% 9 .2% 8 .2% 4.2% 4 .8% Improved access to transit/bus service 9. 1 % 7.9% 6.8% 6.3% 5.4% Improved commerical signs 7.7% 8. 1 % 7. 1 % 6.9% 4.5% Imporved bicycle access 5.2% 5.9% 6.5% 7.7% 14.7% Imporved pedestrian access 4.3% 6.7% 6.3% 10.8% 11 .2% Improved communication among neighboring businesses and property owners 8.4% 7.7% 6.9% 6.7% 4.0% Crime 5.7% 7.6% 7.7% 6.3% 8.3% New street lighting 5. 1 % 7. 1 % 9.4% 7.7% 4.5% Additional residential growth to support commercial uses 10 .7% 9 .2% 5.8% 4. 3% 2 .4% Total 100% 100% 100% 100% 100% Source: RRC Associates, Economic & Planning Systems H:\17864-Fort Collins South College Corridor\Models\[17864-Homeowner Survey Results.xls]Improvement Issues Retail Development Opinions/Conclusions The findings of the household survey largely corroborate the retail demand conclusions which indicate strong Household respondents were surveyed regarding their demand for asupermarket/grocery store as well as desire to see different types of retail stores . Figure 40 restaurants/ bars . Additionally, general convenience displays respondent preferences as measured by a simple oriented goods were shown to have unmet demand in the "yes" or "no" regarding desire for a particular store type . trade area , and could explain respondents' desire for locally Only three store types were positively rated by respondents based neighborhood oriented retail . for inclusion in the South College Corridor, with 67 . 5 percent in favor of a grocery store, 68. 5 percent in favor of Additional conclusions from the household survey are listed restaurants , and 79 . 6 percent in favor of small below. neighborhood retail . • Household spending in the trade area closely follows Figure 40 - Desired retail stores average State of Colorado retail spending trends. The Yes No similarities between spending trends confirms the retail Business Type % % demand conclusions of the report. • Almost all shopping for convenience oriented goods Auto Related Services 20 . 7 % 79 . 3% such as supermarkets/grocery stores occur away from Antique malls 25 . 3% 74 . 7% the South College Corridor. Grocery Stores 67 .5% 32 .5% Clear demand for supermarket/grocery stores exists Drug stores/pharmacies 48 . 5% 51 . 5% based on respondents stated preferences and Restaurants/bars 68 . 5% 31 .5% spending habits away from the Corridor, confirming Supercenters or warehouse stores 22 . 3% 77 . 7% previous retail demand conclusions . Small neighborhood oriented retail 79 .6% 20 .4% Source: RRC Associates , Economic & Planning Systems H:\17864-Fort Collins South College Corridor\Models\[17864-Homeowner Survey Results.xls]Business Desire 66 APPENDIX A - SOUTH COLLEGE CORRIDOR SURVEY RESULTS SOUTH COLLEGE CORRIDOR PLAN Figure 42 - Number of employees Business Owner Survey A survey was sent by mail to 297 businesses and property Persons Rio of Total owners along South College Corridor. A total of 93 Responses businesses returned the survey for a statistically significant 1 -5 52% response rate of 31 percent. Results from the survey are 6- 10 29% divided into three sections: business profile , future plans, 11 - 15 9% and survey conclusions. 16-20 4% 21 + 4% South College Corridor Business Profile Source: RRC Associates, Economic & Planning Systems Business responses regarding the place of origin of their H\17864-Fort CcIins South College Ccrridor\Models\[17864-Business owner Survey Results.xls]Persons FmpIoyed customers confirm the results of the homeowner survey. Figure 41 shows 49 percent of customers come from within In total , 68 percent of businesses that responded to the Lorimer County; however, only 13 percent originate in Fort survey also own the property on which their business is Collins . The result of this finding provides indication the located . The length of ownership for businesses that own South College Corridor businesses serve regional clients their property is displayed in Figure 43 . Significantly, 55 with a small number servicing Fort Collins directly. percent of property owners have owned their land for 11 or more years . The highest ownership range was between 11 Figure 41 - Business customer origin and 20 years , which accounted for 30 percent of all respondents . The survey results indicate that the majority of businesses own their land and are likely to have a low Place % of Total cost basis as a result of long term land ownership. Responses Within Ft. Collins 13% Figure 43 - Years of ownership for businesses that own Within Larimer County property (including Ft. Collins, Loveland , Windsor) 49% North Front Range Region 23% Range % of Total Statewide 16% Responses Source: RRC Associates, Economic & Planning Systems Less than 1 year 3% H:\17864-Fort Collins South College Corridor\Models\[17864-Business owner Survey Resu Its.xls]W here cus 1 -5 years 26% 6- 10 years 16% The businesses that responded to the survey can be 11 -20 years 30% characterized as "small' based on the results displayed in 21 years or more 25% Figure 42 . Over half of businesses (52 percent) responded that five or fewer people were employed full time . The next largest category included businesses with six to 10 Source: RRC Associates, Economic & Planning Systems H:\17864-Fort Collins South College Corridor\Models\[17864-Business owner Survey Results.xls]Years as OwnE employees , which accounted for 29 percent of respondents . Medium size businesses appear to be limited along the Corridor as businesses, with 16 or more employees accounted for only eight percent of respondents. APPENDIX A - SOUTH COLLEGE CORRIDOR SURVEY RESULTS 67 SOUTH COLLEGE CORRIDOR PLAN Future Plans for South College Corridor When asked , business survey respondents ranked the Businesses majority of improvements as , "not a priority. " The exception occurred when respondents were asked about improved To understand the stability of the business community traffic controls , in which 40 percent indicated that they were along the South College Corridor, businesses were asked a serious or critical issue. The improvement question was survey questions to provide insight into their future plans . rephrased and respondents were asked which improvement As shown in Figure 44, the most common responses was the most important and second most important (see indicated a desire to stay the same size and expand at the Figure 45). Consistent with the previous question , existing location , which accounted for 36 percent and 27 improved traffic controls had the highest prioritization , with percent of responses , respectively. In total , 70 percent of 21 percent of respondents indicating it is the most or respondent businesses gave indication of stability by second most important improvement. The other significant responding that they plan to stay the same size , expand at improvement was the quality of commercial buildings , which current location , or renovate the existing structure . had a combined average of 12 .5 percent of respondents . The apparent satisfaction with South College Corridor Figure 44 - Future plans for businesses conditions speaks to the current stability of businesses and the conditions under which they operate . of Total To provide further indication of Corridor stability, business Responses P Y owners that own the property on which their business is Stay the same size 36% located were asked their timeframe for selling . A majority of Expand at the existing location 27% 52 percent indicated that they were not interested in selling Renovate existing structure 7% Move elsewhere 14% their property, as shown in Figure 46 . An additional ten Downsize 1 % percent responded that they had interest in selling their Other 15% property in a time period between 11 and 20 years . Source: RRC Associates, Economic & Planning Systems H:\17864-Fort Collins South College Corridor\Models\[17864-B us iness owner Survey Results.xls]Future Plans Figure 46 - Business respondent improvement preferences Most Second Most Combined Important Important Improvement % of Total % of Total % of Total Responses Responses Responses Lower traffic speed limits 14 . 0% 6 .0% 10 . 0% Improved traffic controls (traffic signals, pavement markings, etc.) 28.0% 14.0% 21 .0% More landscaping , street trees , and beautification 4 . 0% 13 .0% 8 . 5% Quality of commercial buildings 14.0% 11 .0% 12.5% More open space 4 . 0% 5 .0% 4 . 5% Improved storm drainage or flood protection 3 . 0% 3 .0% 3 . 0% Improved access to transit/bus service 3 . 0% 3 .0% 3 . 0% Improved commercial signs 7 . 0% 6 .0% 6 . 5% Improved bicycle access 1 . 0% 3 .0% 2 . 0% Improved pedestrian access 2 . 0% 3 .0% 2 . 5% Improved communication among neighboring businesses and property owners 3 . 0% 9 .0% 6 . 0% Crime 8 . 0% 10 .0% 9 . 0% New street lighting 1 . 0% 6 .0% 3 . 5% Additional residential growth to support commercial uses 10 . 0% 7 .0% 8 . 5% Source: RRC Associates, Economic & Planning Systems H:\17864-Fort Collins South College Corridor\Models\[17864-Business owner Survey Res u Its.xls]Improvement Issues (2) 68 APPENDIX A - SOUTH COLLEGE CORRIDOR SURVEY RESULTS ------------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN Related to these results, 76 percent of businesses that own their property responded "no" when asked if they Business Owner Survey Conclusions envisioned redeveloping their property. However, 26 percent of businesses responded positively to the same The business survey results show consistent indicators of question , which is approximately the same amount that has stability within the South College business Corridor. interest in selling their property in the short term (one to five Specifically, the following conclusions can be derived from years) . The fact that a quarter of property owners are the survey data . interested in selling or redeveloping indicates some potential for change within the South College Corridor. The market is not currently exerting pressure on business owners to take on the risk associated with Figure 46 • Interest in selling property redeveloping their property. • Economic conditions are such that businesses are Range % of Total content with current conditions or small improvement to Responses their business/property. •1 -5 years 26% Stability of the business community and lack of market 6- 10 years 12% pressure has resulted in an unwillingness to sell 11 -20 years 10% amongst the majority of business owners surveyed . Not interested in selling 52% Source: RRC Associates, Economic & Planning Systems H:\17864-Fort Collins South College Corridor\Models\[17864-Business owner Survey Results.)ds]Future Plans (2) APPENDIX A - SOUTH COLLEGE CORRIDOR SURVEY RESULTS 69 --------------------------------- -------- ------- . SOUTH COLLEGE CORRIDOR PLAN , 70 APPENDIX A - SOUTH COLLEGE CORRIDOR SURVEY RESULTS ------------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN A P P E N D I X B SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT June 12 , 2008 Prepared for : City of Fort Collins Prepared by : Economic Ft Planning Systems , Inc . EPS #17864 Questions regarding the information contained herewith should be directed to : Principal - in - Charge Daniel R . Guimond Project Manager Joshua A . Birks Economic E. Planning Systems , Inc . 730 17th Street , Suite 630 Denver, CO 80202 ( 303 ) 623 - 3557 Phone ( 303 ) 623 - 9049 Facsimile APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 71 SOUTH COLLEGE CORRIDOR PLAN TABLE OF CONTENTS PAGE I . INTRODUCTION Et SUMMARY OF FINDINGS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75 Background . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75 Summary of Findings . . * * * * * * * * * * * * * * * * 9900 9900 9900 9900 9900 9900 9900 9900 9900 9900 9900 9900 990 76 II . ECONOMIC Et DEMOGRAPHIC FRAMEWORK . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80 FortCollins . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80 South College Market Area . . . . . . . . Moog goo , Moog goo , Moog Moog Moog goo , 0009004 1000 1000 1000 goo 80 III . HOUSEHOLD AND BUSINESS OWNER SURVEYS . . . . . . . . * * * * 84 Household Survey . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84 Business Owner survey . . . . . . . . . . . . . 91 IV . EXISTING REAL ESTATE CONDITIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96 Corridor Overview . . . . . . 9004 Moog 1 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 1 0 0 0 1 0 0 0 1 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 96 Current Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96 Redevelopment Opportunities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96 V. RESIDENTIAL DEVELOPMENT . . . . . . . . . 6000 6000 6 * 01 6 * 010 * 0 60 * 0 1000 6000 boo , 6 * 01 6 * 0 10 * 0 10 * 0 6000 60 100 For- Sale Market Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 100 Apartment Market Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 100 Residential Development Potentials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 101 VI . RETAIL DEVELOPMENT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 102 Retail Market Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 102 Existing Retail Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103 Sales Potential . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 106 Retail Development Potentials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 110 VII . BUSINESS AND INDUSTRIAL DEVELOPMENT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 115 Commercial Market Overview . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 115 Corridor Market Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 117 Employment Development Potentials . . 117 72 APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT SOUTH COLLEGE CORRIDOR PLAN LIST OF TABLES PAGE Table 1 Trade Area Historic Household Et Population Growth . . . . . . . . . . . . . . . . 82 Table 2 Trade Area Projected Households . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82 Table 3 Trade Area Income Distribution by Households . . . . 1000 10000 Moog go * 83 Table 4 Years of Residency in Fort Collins Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 85 Table 5 Household Survey Respondents by Income Range . . . . . . . . . . . . . . . . . . . . . 85 Table 6 Household Survey Respondents Retail Store Spending . . . . . . . . . . . . . . . 86 Table 7 Household Survey Respondents Retail Purchases by Location . . . . . . . 87 Table 8 Reasons for Visiting South College Corridor by Activity . . . . . . . . . . . . . . 87 Table 9 Frequency of Visits to Corridor . . . . . . . * * * * 9900990 * 0 00 * 0 00 * 0 00 * 0 00 * 0 00 * 0 Moo 88 Table 10 Household Respondent Improvement Preferences . . . . . . . . . . . . . . . . . . . 0 89 Table 11 Improvement Priorities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 0 89 Table 12 Desired Retail Stores . . . . . . . 1000 1000 1000 1000 0 Moog pool pool pool Moog Moog Moog go * 90 Table 13 Business Customer Origin . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 91 Table 14 Number of Employees . . . . . . . 00 * 0 92 Table 15 Years of Ownership for Businesses that Own Property . . . . . . . . . . . . . . . 92 Table 16 Future Plans for Businesses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 93 Table 17 Business Respondent Improvement Preferences . . . . . . . . . . . . . . . . . . . . . . 94 Table 18 Interest in Selling Property . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 95 Table 19 South College Corridor Redevelopment Potential . . . . . . . . . . . . . . . . . . . . . 97 Table 20 Residential Sales and Average Price , 1996 - 2006 . . . . . . . . . . . . . . . . . . . . . 100 Table 21 Total Personal Income , 2007 - 2020 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 107 Table 22 Trade Area Expenditure Potential by Consumer Good . . . . . . . . . . . . . . 108 Table 23 Supportable Square Feet , 2007- 2020 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 109 Table 24 Trade Area Supermarket / Grocery Expenditure Potential . . . . . . . . . . . 112 Table 25 Larimer County Employment Trends , 1995 - 2005 . . . . . . . . . . . . . . . . . . . . . 115 Table 26 Office Et Industrial Historical Inventory Et Rent , 2001 - 2006 . . . . . . " 116 Table 27 Office Et Industrial Historical Vacancy Et Absorption , 2001 - 2006 . . 117 APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 73 --------------------------------- SOUTH COLLEGE CORRIDOR PLAN LIST OF FIGURES PAGE Figure 1 Primary Retail Market Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81 Figure 2 South College Trade Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84 Figure 3 South College Corridor Redevelopment Opportunities . . . . . . . . . . . . . . . 99 Figure 4 Existing Trade Area Retail Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 105 Figure 5 Existing Retail Development Pictures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 105 Figure 6 South College Corridor Convenience Retail . . . . . . . . . . . . . . . . . . . . . . . . . . . 111 74 APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT SOUTH COLLEGE CORRIDOR PLAN I . INTRODUCTION Fk SUMMARY OF FINDINGS City of Fort Collins retained Economic Et Planning Systems as part of an interdisciplinary team , led by EDAW to develop a South College Corridor Plan . The report summarizes the market analysis and conclusions of EPS regarding the potential for additional development along the corridor . BACKGROUND The South College corridor stretches from Harmony Road on the north to Carpenter Road on the south . A portion of the corridor was recently annexed by City of Fort Collins . The entire study area considered during this study is within the City of Fort Collins boundary . College Avenue , also know as US Highway 287 , developed as an auto oriented corridor with a range of highway oriented retail , light manufacturing , and industrial land uses . A few farm homes remain along the corridor from its previously rural development pattern . In recent years , suburban residential development has begun occurring in the corridor , generally behind (to the east and west ) of the highway oriented retail uses found immediately in the arterial corridor . This market assessment was completed to provide input and direction to the corridor land use plan . The following tasks were undertaken : ■ Economic and Demographic Framework - EPS summarized economic and demographic trends and forecasts for Fort Collins and the larger Larimer County market area as previously provided in theason Corridor Economic Analysis Report . ■ Household and Property Owners Surveys - The results of two separate surveys conducted to provide input to the plan are summarized . The household survey provides data on existing retail expenditure patterns as well as resident opinions on desired corridor improvements . The property and business owner survey collected data on the existing business mix and property owner plans for the future including expansions and redevelopment . ■ Existing Real Estate Conditions - EPS evaluated existing corridor land uses as well as real estate conditions and values in order to identify future redevelopment opportunities in the corridor . ■ Residential Development - EPS analyzed recent for sale and for rent residential development trends and conditions and evaluated available and future land use recommendations . Based on this information , future residential development opportunities are identified . ■ Retail Development - EPS analyzed existing retail conditions and forecast the market for future neighborhood and community level retail uses based on existing and future households and household income in the logical trade areas for the corridor . The results of the household survey quantifying existing retail expenditure patterns were used as input to this analysis . ■ Business and Industrial Development - EPS summarized existing business and industrial development trends and forecasts in the Fort Collins market . Based on existing conditions and available land , an estimate of future development capture is made . APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 75 ------------------------------------------------------------------ SOUTH COLLEGE CORRIDOR PLAN SUMMARY OF FINDINGS 1 . The population of the South College Trade area has grown more rapidly than City of Fort Collins or Larimer County since 1990. The buildable land inventory indicates the area can continue to grow by an additional 4, 800 residents to reach 23, 600 by 2020. The primary trade area grew from a population of 5 , 523 in 1990 to 17 , 528 in 2007 , which is an increase of 12 , 005 . Between 1990 and 2000 , the area grew by approximately 4 , 200 households or an annual average growth rate of 8 . 6 percent . The area continues to experience high growth , with households increasing by 1 , 780 households between 2000 and 2007 or an annual growth rate of 4 . 9 percent annually , which remains higher than the overall Larimer County growth rate of 1 . 6 percent and City of Fort Collins growth rate of 3 . 1 percent . Growth in the area is primarily characterized by single family detached units . The buildable land inventory ( updated by the City in 2007 ) estimates adequate land remains to construct approximately 1 , 800 households in the market area . Based on current conditions and historic absorption rates , these households are expected to be built by 2020 . In total , the primary trade area is expected to contain 23 , 600 persons by 2020 , which is an increase of 4 , 800 persons from current levels . 2. Between 1990 and 2007, household incomes in the trade area have grown significantly, with the number of households earning $ 75, 000 or more increasing by nearly 3, 000 households, or approximately 70 percent of the growth . This influx of income has helped the area become one of the most affluent areas in the City with the average household income now estimated at $ 102, 000 annually. In addition to strong population and household growth , the trade area has experienced strong income growth . As evidence , between 1990 and 2007 households earning $ 75 , 000 or more annually increased by over 3 , 000 or approximately 70 percent of all new households during this time period . This income range represents a key benchmark for many retailers when considering new store locations . Increasingly , the households moving into the primary trade area appears to be among higher income levels . Between 1990 and 2000 43 percent of new households earned $ 100 , 000 or more . Subsequently , in the period between 2000 and 2007 62 percent of new households earned $ 100 , 000 or more . In total , over half ( 53 percent ) of households in the trade area now earn $ 75 , 000 or more annually . The implications of this demographic change will inform the retail and office development potential sections of this report . 76 APPENDIX B - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT - - ----------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN 3. Household survey results indicate market demand for convenience oriented retail as indicated by the low amount of shopping for associated categories in the South College corridor as well as stated desire to see supermarkets/grocery in the corridor. Household survey respondents were also asked to , " estimate the portion of retail purchases made by major location for special store categories " in what location spending for convenience goods occurs . The store type most frequented by respondents in the South College corridor ( study area ) was Beer , Wine , and Liquor which accounted for 19 . 9 percent of the spending . Supermarket / grocery and natural food spending is the largest retail spending category overall , but accounts for only 6 . 1 percent of spending done by survey respondents in the South College corridor . Spending in convenience goods was noticeably concentrated in the nearby College Corridor North of Harmony and the Harmony Corridor East of College . Spending in these corridors contained high percentages of spending in the category of supermarket / grocery ( 20 . 3 and 57 . 0 percent ) , drugstores (42 . 3 and 38 . 8 percent ) , specialty food stores ( 32 . 4 and 25 . 1 percent ) , and restaurants / bars ( 35 . 6 and 26 . 9 percent ) . Further , only three store types were positively rated by respondents for inclusion in the South College corridor , with 67 . 5 percent in favor of a grocery store , 68 . 5 percent in favor of restaurants , and 80 . 1 percent in favor of and small neighborhood retail with 79 . 6 percent in favor . 4. South College corridor property owners and businesses are generally not considering major expansions or redevelopments. The majority businesses are either content with current conditions or plan to make small improvements to their business/ property. The property owner and business survey asked questions regarding future expansion and development plans . The most common responses indicated a desire to stay the same size and expand at the existing location , which accounted for 36 percent and 27 percent of responses , respectively . In total , 70 percent of respondent businesses gave indication of stability by responding that they plan to say the same size , expand at current location , or renovate the existing structure . Related to these results , 76 percent of businesses that own their property responded " no " when asked if they envisioned redeveloping their property . However , 26 percent of businesses responded positively to the same question , which is approximately the same amount that has interest in selling their property in the short term ( one to five years ) . The consistency of a quarter of property owning business in selling or redeveloping indicates that although the businesses landscape is stable , some potential for change within the South College corridor exists dependent upon market conditions . 5. The corridor includes approximately 280 acres of potential future redevelopment sites comprised of large vacant parcels and functionally obsolete buildings. Potential redevelopment sites were screened using GIS analysis based on an FAR of 0 . 5 or less , an improvement- to - land value ratio of 1 . 0 or less , and parcel size of 2 . 0 acres or more . The initial analysis did not identify agricultural parcels as potential sites given the lower assessed value of agricultural land ; however , these parcels were added to the analysis based on an FAR of 0 . 5 or less . In total , the analysis identified 21 parcels totaling approximately 277 . 5 acres , the majority of these development sites are located south of Trilby Road . In general , these sites are also characterized by larger parcel sizes that aid in attracting development to the corridor . 6. The City 's buildable land inventory indicates the corridor can support approximately 1, 800 new single family residential units. However, as the area approaches buildout, the demand for alternative residential products will increase. The corridor can likely also support an apartment development of 150 to 250 units. The buildable lands inventory estimates that capacity remains in the trade area for approximately 1 , 800 additional homes . Most of these homes will be constructed in existing or planned subdivisions APPENDIX B - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 77 SOUTH COLLEGE CORRIDOR PLAN along the streets running parallel to College Avenue . Development in these subdivisions may increase in density to include townhomes and duplexes as the area approaches buildout . The primary opportunity for residential development along the corridor is an apartment complex . The South College corridor has two main characteristics that make it appealing for apartment development . These two characteristics are described below : ■ Visibility - The site is located along a major transportation routes between Fort Collins and Loveland US Highway 287 , which carries ample traffic each day . This visibility makes it a strong location for apartment development that benefits from proximity to drive - by traffic . ■ Convenience - In addition , the proximity to this major transportation route provides the site with convenient access to much of the region . This includes access to the downtown Fort Collins , the Harmony Road employment corridor , and Loveland . All three locations provide ample opportunities for employment and entertainment . A typical suburban apartment project would likely include between 150 and 250 units to achieve maximum management , leasing , and maintenance efficiency . This size of development will require approximately 15 acres of land ; there are several potential sites along the corridor that could be considered for this land use . 7. The Trade Area is currently underserved by neighborhood retail and community service uses, which a single neighborhood retail center of 75, 000 to 125, 000 square feet could fill immediately. Based on the anticipated future gap in sales , the trade area can support a supermarket / grocery store assuming an industry standard of approximately $25 million in annual sales within the next 5 years . A new supermarket / grocery store can anchor a neighborhood shopping center . A typical supermarket anchored neighborhood shopping center includes between 75 , 000 and 125 , 000 square feet of retail space . Either a Safeway or a King Soopers would be candidates to anchor a neighborhood shopping center . A supermarket will consume between 55 , 000 and 65 , 000 square feet of space . The remaining available retail space will house ancillary retailer and personal care services not currently in the area , such as a dry cleaner . 8. The demand for regional retail is anticipated to grow across City of Fort Collins and Larimer County; however, the South College corridor in not an ideal regional retail location, which will cause these uses to develop elsewhere in the City. The South College corridor would have to compete with a variety of other regional retail sites in the City and in the adjacent communities ( Front Range Village , 1 - 25 and Mulberry , 1 - 25 and Prospect , 1 - 25 and Harmony , and 1 - 25 and Highway 392 ) for a finite amount of development potential . The corridor has several competitive disadvantages compared to other locations with the region , as described below : ■ Anticipated Growth - Growth adjacent to the corridor will continue increasing the population from 16 , 972 in 2007 to approximately 21 , 762 by 2020 . However, the anticipated amount of growth combined with the existing population falls short of the demographic targets of many regional retailers . Regional retailers typically expect a population of approximately 50 , 000 to 100 , 000 within a 3 - to 5 - mile radius . 78 APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT SOUTH COLLEGE CORRIDOR PLAN ■ Adjacent Competitive Regional Retail Nodes - The South College corridor is adjacent to two of the main regional retail concentrations within the City; the College from Prospect to Harmony and Harmony Road from College east to Zeigler . The latest regional retail development is currently under construction in this area at the northwest corner of Zeigler and Harmony . These regional retail agglomerations depend on the residents of the South College corridor trade area , which largely falls within the 3 - to 5 - mile radius trade area of these centers . ■ Land Availability - The largest available parcel of land is approximately 50 acres . This would support approximately 325 , 000 square feet based on an average floor- area - ratio ( FAR ) of 0 . 15 gross . A typical regional retail center ranges from 500 , 000 ( a small power center ) to 1 . 5 million square feet ( a super regional enclosed mall ) . Therefore , the corridor does not have the capacity for a regional retail center . A limited number of regional retailers will develop in a stand - alone configuration . These include Wal - Mart Supercenter, Home Depot , and Lowes . Each of these retailers already has adequate market penetration in the Fort Collins area ( accounting for future plans ) . 9. The South College corridor is not ideally suited for major office development; however, the corridor can expect to capture a small amount (50, 000 to 75, 000 square feet) of additional community and neighborhood serving office. The current market conditions in Larimer County create an extremely competitive environment for additional employment development . Based on current zoning , over 700 acres of employment land exists in the City largely clustered along Harmony Road and near existing employment uses . Some of this land exists along the northern end of the corridor near the intersection of College Avenue and Fossil Creek Drive . Plans for the area include up to six additional office buildings totaling approximately 100 , 000 square feet of development . This planned office development will consume approximately 6 . 5 percent of the forecast growth in office development between 2006 and 2015 . It is unlikely the corridor will capture additional office development south of this node . Industrial development may also be attracted to the Harmony corridor because of the ample land supply and access to Interstate 25 . It is unlikely that any major users will consider the South College corridor for development . However , many small parcels exist along the corridor that is currently zoned to allow for small service industrial uses (e . g . , car repair , appliance repair , sign construction , etc . ) . Service industrial uses cannot afford high rent or land prices ; therefore , these uses will only be attracted to the corridor as long as land values remain low . APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 79 SOUTH COLLEGE CORRIDOR PLAN II , ECONOMIC Fk DEMOGRAPHIC FRAMEWORK This section presents an overview of economic and demographic growth trends for Fort Collins and the local market area . The regional employment forecasts provide a basis for forecasting office and industrial development potentials . The market area population and household forecast provide a basis for an estimate of housing demand . The additional household growth also provides a means for forecasting retail demand . FORT COLLINS The recent Mason Corridor Economic Analysis provides a comprehensive evaluation of economic and demographic trends within Fort Collins and Larimer County . The report is available from City of Fort Collins . The following key findings are relevant to the South College Corridor Market Assessment : ■ Estimated Population and Households at Build - Out - Based on the buildable lands inventory ( revised by the City in 2007 ) and estimates of redevelopment potentials , City of Fort Collins is anticipated to grow to approximately 85 , 000 households and 230 , 000 residents at buildout . Current market conditions and historic absorption rates indicate buildout will occur sometime between 2030 and 2035 . However, as the supply of available vacant land diminishes the amount of redevelopment within the City will increase . Therefore , the City will likely continue to grow beyond 2035 through redevelopment . ■ Household Income - The average household income in the City grew to approximately $ 69 , 000 in 2006 up from approximately $ 56 , 000 in 2000 , an annual average growth rate of 3 . 2 percent . The Consumer Price Index ( CPI ) , a measure of inflation , grew by 2 . 2 percent annually during the same period . Therefore , City of Fort Collins experienced approximately 1 . 0 percent in average annual real income growth . ■ Housing Construction - From 2000 through 2006 , there were a total of approximately 9 , 400 residential permits issued in Fort Collins , which equates to just over 1 , 300 per year . Housing construction decreased in 2006 to approximately 600 units , a reduction of approximately 40 . 5 percent from 2005 , when approximately 1 , 000 permits were issued . This decline in permit activity is seen across all residential permit types . Furthermore , this trend can be seen across the entire Front Range . This downward trend in housing construction coincides with rising mortgage interest rates and the implosion of the sub - prime lending market . ■ Employment Growth - Larimer County has experienced significant employment growth over the last decade . Nearly 25 , 000 jobs in Larimer County were added between 1990 and 2000 , which fueled associated population and household growth . Although employment declined in 2002 and 2003 along with the rest of the nation , the region ' s economy rebounded in 2004 and 2005 with healthy employment gains ( approximately 20 percent ) and declining unemployment rates . Job growth averaged 1 . 0 percent growth between 2000 and 2005 , adding nearly 1 , 200 jobs per year . SOUTH COLLEGE MARKET AREA A market area typically includes either the majority of competitive projects or majority of potential consumers . Therefore , the South College Corridor Market Assessment will use several different market areas to analyze development potentials . For the purpose of evaluating residential and 80 APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT --------------------------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN employment opportunities the market area will be defined as City of Fort Collins and Larimer County excluding Estes Park . The retail development potentials analysis will rely on two market areas ; a primary and secondary market area , which will allow for an analysis of both convenience and regional retail uses . The South College corridor primary trade area is defined as the area comprising the majority of potential convenience retail consumers . The trade area spans from Harmony Road on the north to County Road 30 on the South from Taft Hill Road on the West to the Union Pacific Rail line on the east , as shown in Figure 1 . The secondary trade area for the retail analysis will include all of Larimer County excluding Estes Park and portions of western Weld County ( the same trade area used in the 1 - 25 retail opportunity analysis ) . Figure 1 Primary Retail Market Area South College Corridor Market Assessment South College Redevelopment: Demographic Trade Area EM NAWAX r SOUTH COLLEGE CORRIDOR TRADE AREA rom 0 ,> NjIAM• I/ M IALY• \i�7 POPULATION Et HOUSEHOLDS The primary trade area grew from a population of 5 , 523 in 1990 to an estimated 17 , 528 in 2007 an increase of 12 , 005 , as shown in Table 1 . During the period between 1990 and 2000 the area grew by approximately 4 , 200 households or an annual average growth rate of 8 . 6 percent . The area continues to experience high growth , with households increasing by 1 , 780 households between 2000 APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 81 SOUTH COLLEGE CORRIDOR PLAN and 2007 or an annual growth rate of 4 . 9 percent annually, which remains higher than the overall Larimer County growth rate of 1 . 6 percent and City of Fort Collins growth rate of 3 . 1 percent . Growth in the area is primarily characterized by single family units , which have accounted for approximately 61 percent of new development in the entire City . Table 1 Trade Area Historic Household & Population Growth South College Corridor Market Assessment 1990 - 2000 2000 - 2007 1990 2000 2007 Change Change # Ave. % # Ave . % Population ' 51523 125544 173528 71021 8 . 55% 43984 4 . 90 % Total Households2 11966 45480 65260 21514 8 . 58% 15780 4 . 90% 12000-2007 based on historic population per household 2Households based on building permit activity assuming 5% vacancy Source: Claritas, City of Ft. Collins; Economic & Planning Systems H:\17864-Fort Collins South College Corridor\Data\[Trade Area Household Projection.xls]Historic and Household Growth The buildable land inventory , updated by the City in 2007 , estimates adequate land remains to construct approximately 1 , 800 households in the market area . Based on current conditions and historic construction rates these households will likely be constructed by 2020 . The expected annual average growth rate during this time period is estimated at 2 . 09 percent , which at roughly 2 percent less than the current rate of growth , and represents a gradual slowing of the market as single family development opportunities are constrained by land availability . In total , it is estimated that the Primary trade area will contain 23 , 600 persons by 2020 , which is a difference of 4 , 800 persons from current levels . Table 2 Trade Area Projected Households South College Corridor Market Assessment 2010 - 2020 2008 2010 2015 2020 Change # Ann . % Total Households 65286 61479 7 ,474 85060 17774 2 .09% Population' 169972 17,493 20 , 180 219762 47790 2 .09% ' Based on current population per household Source: Claritas, City of Ft. Collins; Economic & Planning Systems H:\17864-Fort Collins South College Corridor\Data\[Trade Area Household Projection.xls]Projected Housing Units HOUSEHOLD INCOMES In addition to strong population and household growth , the trade area has experienced strong income growth . As evidence , between 1990 and 2007 households earning $75 , 000 or more annually increased by over 3 , 000 or approximately 70 percent of all new households during the same time period . This income range represents a key benchmark for many retailers when considering new store locations . 82 APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT --------------------------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN Increasingly , the households moving into the primary trade area appears to be among higher income levels , as shown in Table 3 . Between 1990 and 2000 43 percent of new households earned $ 100 , 000 or more . Subsequently, in the period between 2000 and 2007 62 percent of new households earned $ 100 , 000 or more . In total , over half ( 53 percent ) of households in the trade area now earn $ 75 , 000 or more annually . The implications of this demographic change will inform the retail and office development potential sections of this report . Table 3 Trade Area Income Distribution by Households South College Corridor Market Assessment 1990 - 2000 2000 - 2007 Income 1990 2000 2007 Change Change # Ann . % # Ann . % Less than $ 10 , 000 169 92 115 -77 -5 . 90% 23 3 . 26% $ 105000 - $299999 548 609 705 61 1 . 05% 97 2 . 13% $30 , 000 - $49 , 999 469 661 755 192 3 .49% 94 1 . 92% $50 , 000 - $74 ,999 439 19063 1 , 335 624 9 . 24% 272 3 . 31 % $75 , 000 - $999999 182 813 1 ,006 631 16 . 16% 194 3 . 10% $ 100 , 000 - $ 1495999 125 695 15332 570 18 . 69% 637 9 . 73% $ 150 , 000 or more 33 547 11010 514 32 .40 % 463 9 . 16% Total 11966 45480 65260 29514 8 .58% 13780 4.90% $75 ,000 or more 340 25055 39349 19715 19 .71 % 1 ,294 7.23% Source: Claritas, City of Ft. Collins, Economic & Planning Systems H:\17664-Fort Collins South College Corridor\Data\[Trade Area Household Projection.xls]lncome APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 83 --------------------------------- SOUTH COLLEGE CORRIDOR PLAN III , HOUSEHOLD AND BUSINESS OWNER SURVEYS A resident household and business owner survey were conducted as part of the South College Corridor Plan . The household survey was mailed to households in the trade area surrounding the South College corridor . The business survey was mailed to all property owners of business owners along South College . The consultant team , comprised of EDAW , EPS , and RRC Associates , in collaboration with City of Fort Collins staff designed both surveys . City staff fielded and tabulated the household survey . RRC Associates fielded and tabulated the business survey . This memo describes the major findings of both the household and business owner survey . HOUSEHOLD SURVEY The household survey was distributed to 2 , 000 randomly select households from a mailing list of households within the Trade Area depicted in Figure 2 . A total of 365 surveys ( 341 via mail and 24 internet surveys ) were returned and tabulated , or approximately 20 percent , resulting in a statistically valid survey . The primary findings are summarized in four sections : Survey Respondent Overview , Shopping Patterns , Community Investment Opinions , and Retail Development Opinions / Conclusions . Figure 2 South College Trade Area South College Corridor Market Assessment � ,4rkh c.'ull.g{ Ks �k,•� t �t .k. , � , k- [h1rtugr1JPhic 7'r:a{Jt• Am1� {4 . .J liri ' lgl, i fwnr wrlrixr � - j SOU rH 0,014EGE COMIUCA MADE AQEA 64� Q i I W � r 4x1kiV 1 ] 84 APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT ------------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN SURVEY RESPONDENTS OVERVIEW Household survey respondents stretched a broad range of residency tenure in Fort Collins with a mixture of long and short term residents participating . Table 4 shows that the range of 10 to 19 years and 30 years and more contained the greatest number of survey respondents at 23 . 8 percent and 22 . 1 percent , respectively . The high percentage of respondents from 10 to 19 years suggests that residents who moved to the trade area during the high growth period between 1990 and 2000 census years have become significant stakeholders . Combined , respondents who have been in Fort Collins between 0 to 5 years and 5 to 9 years accounted for 37 . 9 percent of respondents and show the continued influence of new residents to the area . Table 4 Years of Residency in Fort Collins Area South College Corridor Market Assessment Range % Less than 5 years 18 .4% 5 to 9 years 19 . 5% 10 to 19 years 23 . 8% 20 to 29 years 16 . 1 % 30 years or more 22 . 1 % Total 100 .0% Source: RRC Associates, Economic & Planning Systems H:\17864-Fort Collins South College Corridor\Models\[17864-Homeowner Survey Results.xls]Years in Ft. Collie Residents earning over $ 90 , 000 per household comprised 56 . 3 percent of respondents which is higher than the average of 20 . 8 percent for the trade area as a whole , as shown in Table 5 . The comparison for the trade area was derived using data from Claritas , a widely used demographic research company , which uses Census information to derive current year trend data for specific geographies . A higher rate of response among higher income residents is typical for household surveys . Table 5 Household Survey Respondents by Income Range South College Corridor Market Assessment Survey Trade Area Income % % Less than $ 10 , 000 0 . 9% 5 .4% $ 10 , 000 to $29 , 999 3 . 3% 18 . 5% $30 , 000 to $49 , 999 7 . 9% 19 . 9% $50 , 000 to $69 , 999 12 . 2 % 21 . 5% $70 , 000 to $89 , 999 20 .4% 14 . 0% $90 , 000+ 56 . 3% 20 . 8% Source: RRC Associates, Claritas, Economic & Planning Systems H:\17864-Fort Collins South College Corridor\Models\[17864-Homeowner Survey Results.xls]Respondant Income APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 85 SOUTH COLLEGE CORRIDOR PLAN SPENDING PATTERNS The first question regarding consumer spending habits asked respondents to estimate their total annual retail spending for 2007 by store type without respect for location . On average , respondents estimated retail purchases total spending at $ 15 , 339 annually compared to an average of $ 19 , 162 based on the U . S . Census of Retail Trade estimates for the trade area . By store category , the survey responses mirror Census of Retail Trade estimates closely . However , the lower percentage of estimated purchases made at Drugstores and Membership Warehouse may suggest stabilization at other retail store types due to the lack of available stores within these categories , as shown in Table 6 . Table 6 Household Survey Respondents Retail Store Spending South College Corridor Market Assessment Estimated Survey Response Census of Type of Store Expenditures % of TPI Retail Trade Supermarket/Grocery & natural food $5, 576 4 .4% 6 . 0% Drugstores $706 0 . 7% 1 .4% Beer, Wine , Liquor $578 0 . 6% 0 . 8% Other Specialty Food Stores $310 0 . 3% 0 . 1 % Discount and Supercenter $ 1 , 994 2 . 0% 2 . 7% Membership Warehouse $ 1 , 753 1 .7% 3 . 5% Hardware Stores $400 0 .4% 0 .4% Home Improvement Centers $ 1 , 877 1 .9% 1 .4% Restaurants/Bars $2 , 143 2 . 1 % 2 .6% Total Annual Retail Purchases $ 155339 $ 159339 $ 199162 Trade Area Average Annual HH Income (Claritas ) $ 1013444 $ 101 ,444 $ 101 ,444 Source: RRC Associates, Claritas, Economic & Planning Systems H:\17864-Fort Collins South College Corridor\Models\[17864-Homeowner Survey Results.xls]Expen% Household survey respondents were also asked to , "estimate the portion of retail purchases made by major location for special store categories " in what location spending for convenience goods occurs . The results of the survey question are listed by store type in the Table 7 . The store type most frequented by respondents in the South College corridor ( study area ) was Beer, Wine , and Liquor which accounted for 19 . 9 percent of the spending . Supermarket / grocery and natural food spending is the largest retail spending category overall , but accounts for only 6 . 1 percent of spending done by survey respondents in the South College corridor . Spending was noticeably concentrated in the nearby College Corridor North of Harmony and the Harmony Corridor East of College . Spending in these corridors contained high percentages of spending in the category of supermarket / grocery ( 20 . 3 and 57 . 0 percent ) , drugstores (42 . 3 and 38 . 8 percent ) , specialty food stores ( 32 . 4 and 25 . 1 percent ) , and restaurants / bars ( 35 . 6 and 26 . 9 percent ) . The percentage of spending in retail categories away from the South College corridor suggests new store opportunities in the South College corridor given that store types mentioned above typically serve residents at a neighborhood level . The College Corridor North of Harmony and Loveland geographies captured the largest percentage of survey respondents spending at Discount Stores and Supercenters , which are 42 . 0 and 23 . 7 percent respectively . Loveland ' s large percentage of spending in the discount and supercenter category reflects the influence of the new Wal -Mart Supercenter on Garfield Avenue Et 65th Street in North Loveland approximately 1 . 5 miles south of Carpenter Street which is the southern border of the study area . 86 APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT ------------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN Table 7 Household Survey Respondents Retail Purchases by Location South College Corridor Market Assessment South College College Corridor Harmony Corridor Other Fort Other Front Store Type Corridor North of Harmony East of College Collins Loveland Range Total Supermarket/Grocery 6. 1 % 20.3% 57.0% 9.5% 5.8% 1 .3% 100% Natural Food 1 .9% 64.5% 9.2% 23.8% 0.0% 0.5% 100% Drugstores 3.9% 42.3% 38.8% 10.5% 3.9% 0.6% 100% Beer, Wine , Liquor 19.9% 25. 1 % 41 .1 % 9.5% 2.2% 2.2% 100% Other Specialty Food Stores 1 .8% 32.4% 25.1 % 31 .0% 4.9% 4.9% 100% Discount and Supercenter 8. 1 % 42.0% 11 .4% 12.9% 23.7% 1 .8% 100% Membership Warehouse 6. 1 % 5.5% 73.0% 5.7% 5. 3% 4.4% 100% Hardware Stores 6.3% 16.3% 63.4% 8.5% 4.6% 0.9% 100% Home Improvement Centers 4.0% 10.2% 68.4% 7.9% 8.6% 0.9% 100% Restaurants/Bars 5.9% 35.2% 27.3% 22. 1 % 6.4% 3.0% 100% Other 34.5% 27.3% 14.6% 11 . 3% 4.2% 8. 1 % 100% Source: RRC Associates, Economic & Planning Systems H:\17864-Fort Collins South College Corridor\Models\[17864-Homeowner Survey Results.xls]Location Table 8 displays the surveyed motivations behind resident ' s decisions to visit businesses in the South College corridor . The highest activity response was shopping , which accounted for 31 . 2 percent of all responses , which indicates that residents are most likely to visit South College businesses for retail goods . The next two activities with the greatest proportion of responses were auto related activities at 17 . 4 percent and restaurants at 15 . 7 percent . Table 8 Reasons for Visiting South College Corridor by Activity South College Corridor Market Assessment Activity Responses % of Total Responses Shopping 220 31 . 2 % Work 35 5 . 0 % Personal 58 8 . 2% Business 21 3 . 0 % Auto 123 17 .4% Restaurants 111 15 . 7 % Entertainment 37 5 . 2 % Medical 30 4 . 3% Other 5 0 . 7 % Do not patronize 65 9 . 2 % Total 705 100% Source: RRC Associates, Economic & Planning Systems H:\17864-Fort Collins South College Corridor\Models\[17864-Homeowner Survey Results.xls]Purpose Although the results indicate the most common activity in the South College corridor is retail spending there is a low frequency at which this activity occurs . Table 9 displays the frequency by which household survey respondents visit businesses in the South College corridor . A total of 57 percent of respondents visit businesses once a month or less . The highest response rate was seen in respondents who visit businesses less than monthly at 29 . 8 percent . A total of 43 percent of APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 87 --------------------------------- SOUTH COLLEGE CORRIDOR PLAN respondents visit South College businesses once a week or more . The results indicate that the business mix is weighted towards specialized uses with infrequent patronage . Table 9 Frequency of Visits to Corridor South College Corridor Market Assessment Frequency Responses % of Total Responses Daily 31 9 .6% Few Times a week 45 14 . 0% Once a week 64 19 . 9% Once a month 70 21 . 7% Less than monthly 96 29 . 8% Never 16 5 . 0% Total 322 100% Avg . 54 Source: RRC Associates, Economic & Planning Systems H:\17864-Fort Collins South College Corridor\Models\[17864-Homeowner Survey Results.xls]Frequency COMMUNITY INVESTMENT OPINIONS Multiple improvements to the South College corridor are under consideration as part of the master plan . In an effort to prioritize future efforts , households were asked to rank a list of possible improvements to the corridor . Respondents ' answers to the prioritization of improvement possibilities are shown in Table 10 . The top three improvements , and the only to receive greater than 10 percent of responses , include more open space , quality of commercial buildings , and street beautification measures . Of these , the quality of commercial buildings ranked the highest with 18 . 9 percent of total responses . The top improvements which were second in importance differed slightly and included improved pedestrian access , improved bicycle access , quality of commercial buildings , and street beatification measures . The improvement receiving the highest amount of responses was quality of commercial buildings with 18 . 6 percent of responses . When the two metrics of importance are combined the quality of commercial buildings emerges as the improvement with the most responses followed closely by street beatification . 88 APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT SOUTH COLLEGE CORRIDOR PLAN Table 10 Household Respondent Improvement Preferences South College Corridor Market Assessment Most Important Second Most Important Combined Improvement # % of Total # % of Total # % of Total Responses Responses Responses Lower traffic speed limits 25 7. 3% 9 2.9% 34 5.2% Improved traffic controls (traffic signals, pavement markings, etc.) 30 8. 7% 17 5. 5% 47 7.2% More landscaping , street trees, and beautification 52 15.1 % 51 16.4% 103 15.7% Quality of commercial buildings 65 18.9% 58 18.6% 123 18.8% More open space 41 11 .9% 16 5.1 % 57 8.7% Improved storm drainage or flood protection 9 2.6% 12 3.9% 21 3.2% Improved access to transit/bus service 16 4. 7% 15 4.8% 31 4.7% Improved commercial signs 4 1 .2% 9 2.9% 13 2.0% Improved bicycle access 41 11 .9% 40 12.9% 81 12.4% Improved pedestrian access 15 4.4% 32 10.3% 47 7.2% Improved communication among neighboring businesses and property owners 7 2. 0% 11 3.5% 18 2.7% Crime 25 7. 3% 18 5.8% 43 6.6% New street lighting 7 2. 0% 10 3.2% 17 2.6% Additional residential growth to support commercial uses 7 2. 0% 13 4.2% 20 3. 1 % Total 344 100% 311 100% 655 100% Source: RRC Associates, Economic & Planning Systems H:\17864-Fort Collins South College Corridor\Models\[17864-Homeowner Survey Results.xls]Improvement Issues (2) Residents were also asked to prioritize improvements based four levels of concern , which are displayed in Table 11 . Improved bicycle access contained the highest amount of critical issue responses at 14 . 7 percent . Other issues ranking highly with 10 percent or more responses in the serious or critical category , included : pedestrian access , more open space , quality of commercial buildings , and street beautification measures . Table 11 Improvement Priorities South College Corridor Market Assessment Not a Priority A Low Priority A Moderate Issue A Serious Issue A Critical Issue Activity % of Total % of Total % of Total % of Total % of Total Responses Responses Responses Responses Responses Lower traffic speed limits 15.3% 5.9% 4.5% 3.9% 3.0% Improved traffic controls (traffic signals, pavement markings , etc. ) 8.2% 8. 1 % 7.2% 6.0% 6.3% More landscaping , street trees, and beautification 4.3% 5.4% 8.2% 9.9% 10.6% Quality of commercial buildings 3.4% 4.7% 7.9% 12.7% 10.4% More open space 6.2% 6.6% 7.6% 6.5% 9.8% Improved storm drainage or flood protection 6.5% 9.2% 8.2% 4.2% 4.8% Improved access to transit/bus service 9. 1 % 7.9% 6.8% 6.3% 5.4% Improved commerical signs 7.7% 8. 1 % 7. 1 % 6.9% 4.5% Imporved bicycle access 5.2% 5.9% 6.5% 7.7% 14.7% Imporved pedestrian access 4.3% 6.7% 6.3% 10.8% 11 .2% Improved communication among neighboring businesses and property owners 8.4% 7.7% 6.9% 6.7% 4.0% Crime 5.7% 7.6% 7.7% 6.3% 8.3% New street lighting 5. 1 % 7. 1 % 9.4% 7.7% 4.5% Additional residential growth to support commercial uses 10.7% 9.2% 5.8% 4.3% 2.4% Total 100% 100% 100% 100% 100% Source: RRC Associates, Economic & Planning Systems H:\17864-Forl Collins South College Corridor\Mode is\[17864-Homeowner Survey Results.xls]Improvement Issues APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 89 --------------------------------- SOUTH COLLEGE CORRIDOR PLAN RETAIL DEVELOPMENT OPINIONS / CONCLUSIONS Household respondents were surveyed regarding their desire to see different types of retail stores . Table 12 displays respondents ' preferences as measured by a simple "yes " or " no " regarding desire for a particular store type . Only three store types were positively rated by respondents for inclusion in the South College corridor , with 67 . 5 percent in favor of a grocery store , 68 . 5 percent in favor of restaurants , and 80 . 1 percent in favor of and small neighborhood retail with 79 . 6 percent in favor . Table 12 Desired Retail Stores South College Corridor Market Assessment Yes No Business Type % % Auto Related Services 20 . 7 % 79. 3% Antique malls 25 . 3% 74 . 7% Grocery Stores 67 .5% 32 .5% Drug stores/pharmacies 48 . 5% 51 . 5% Restaurants/bars 68 . 5% 31 .5% Supercenters or warehouse stores 22 . 3% 77 . 7% Small neighborhood oriented retail 79 .6% 20 .4% Source: RRC Associates , Economic & Planning Systems H:\17864-Fort Collins South College Corridor\Models\[17864-Homeowner Survey Results.xls]Business Desire The findings of the household survey largely corroborate the retail demand conclusions which indicate strong demand for a supermarket / grocery store as well as restaurants / bars . Additionally , general convenience oriented goods were shown to have unmet demand in the trade area , and could explain respondents ' desire for locally based neighborhood oriented retail . Additional conclusions from the household survey are listed below . ■ Household spending in the trade area closely follows average State of Colorado retail spending trends . The similarities between spending trends confirms the retail demand conclusions of the report . ■ Almost all shopping for convenience oriented goods such as supermarkets / grocery stores occur away from the South College corridor . ■ Clear demand for supermarket / grocery stores exists based on respondents stated preferences and spending habits away from the Corridor, confirming previous retail demand conclusions . 90 APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT ------------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN BUSINESS OWNER SURVEY A survey was sent by mail to 297 businesses and property owners along South College corridor . A total of 93 businesses retuned the survey for a statistically significant response rate of 31 percent . Results from the survey are divided into three sections : business profile , future plans , and survey conclusions . SOUTH COLLEGE CORRIDOR BUSINESS PROFILE Business responses regarding the place of origin of their customers confirm the results of the homeowner survey . Table 13 shows that 49 percent of customers come from within Larimer County; however , only 13 percent originate in Fort Collins . The result of this finding provides indication that South College corridor businesses serve regional clients with a small amount servicing Fort Collins directly . Table 13 Business Customer Origin South College Corridor Market Assessment Place % of Total Responses Within Ft. Collins 13% Within Larimer County (including Ft. Collins , Loveland , Windsor) 49% North Front Range Region 23% Statewide 16% Source: RRC Associates, Economic & Planning Systems H:\17864-Fort Collins South College Corridor\Models\[17864-Business owner Survey Results.xls]Where cus The businesses that responded to the survey can be characterized as small based on the results displayed in Table 14 . Over half , 52 percent , of businesses responded that five or fewer people were employed full time . The next largest category included businesses with six to 10 employees which accounted for 29 percent of respondents . Medium size businesses appear to be limited along the corridor as businesses with 16 or more employees accounted for only 8 percent of respondents . APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 91 --------------------------------- SOUTH COLLEGE CORRIDOR PLAN Table 14 Number of Employees South College Corridor Market Assessment Persons % of Total Responses 1 -5 52% 6- 10 29% 11 - 15 9% 16-20 4% 21 + 4% Source: RRC Associates, Economic & Planning Systems H:\17864-Fort Collins South College Corridor\Models\[17864-Business owner Survey Results.xls]Persons Employed In total , 68 percent of businesses that responded to the survey also own the property on which their business is located . The length of ownership for businesses that own their property is displayed in Table 15 . Significantly , 55 percent of property owners have owned their land for 11 or more years . The highest ownership range was between 11 and 20 years which accounted for 30 percent of all respondents . The survey results indicate that the majority of businesses own their land and are likely to have a low cost basis as a result of long term land ownership . Table 15 Years of Ownership for Businesses that Own Property South College Corridor Market Assessment Range % of Total Responses Less than 1 year 3 % 1 -5 years 26 % 6- 10 years 16 % 11 -20 years 30 % 21 years or more 25 % Source: RRC Associates , Economic & Planning Systems H :\17864-Fort Collins South College Corridor\Models\[17864-Business owner Survey Results.xls]Years as Own FUTURE PLANS FOR SOUTH COLLEGE CORRIDOR BUSINESSES To understand the stability of the business community along the South College corridor, businesses were asked survey questions to provide insight into their future plans . As shown in Table 16 , the most common responses indicated a desire to stay the same size and expand at the existing location , which accounted for 36 percent and 27 percent of responses , respectively . In total , 70 percent of respondent businesses gave indication of stability by responding that they plan to say the same size , expand at current location , or renovate the existing structure . 92 APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT ------------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN Table 16 Future Plans for Businesses South College Corridor Market Assessment % of Total Responses Stay the same size 36% Expand at the existing location 27% Renovate existing structure 7% Move elsewhere 14% Downsize 1 % Other 15% Source: RRC Associates , Economic & Planning Systems H:\17864-Fort Collins South College Corridor\Models\[17864-Business owner Survey Results.xls]Future Plans When asked , business survey respondents ranked the majority of improvements as , " not a priority . " The exception occurred when respondents were asked about improved traffic controls in which 40 percent indicated that they were a serious or critical issue . The improvement question was rephrased and respondents were asked which improvement was the most important and second most important , the results are displayed in Table 17 . Consistent with the previous question , improved traffic controls had the highest prioritization with 21 percent of respondents indicating that it is the most or second most important improvement . The other significant improvement was the quality of commercial buildings which had a combined average of 12 . 5 percent of respondents . The apparent satisfaction with South College corridor conditions speaks to the current stability of businesses and the conditions under which they operate . APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 93 --------------------------------- SOUTH COLLEGE CORRIDOR PLAN Table 17 Business Respondent Improvement Preferences South College Corridor Market Assessment Most Second Most Combined Important Important Improvement % of Total % of Total % of Total Responses Responses Responses Lower traffic speed limits 14 . 0% 6 . 0% 10 . 0% Improved traffic controls (traffic signals , pavement markings , etc. ) 28 .0% 14.0% 21 . 0% More landscaping , street trees , and beautification 4 . 0% 13 . 0% 8 . 5% Quality of commercial buildings 14.0% 11 .0% 12. 5% More open space 4 . 0% 5 . 0% 4 . 5% Improved storm drainage or flood protection 3 . 0% 3 . 0% 3 . 0 % Improved access to transit/bus service 3 . 0% 3 . 0% 3 . 0 % Improved commercial signs 7 . 0% 6 . 0% 6 . 5% Improved bicycle access 1 . 0% 3 . 0% 2 . 0% Improved pedestrian access 2 . 0% 3 . 0% 2 . 5% Improved communication among neighboring businesses and property owners 3 . 0% 9 . 0% 6 . 0% Crime 8 . 0% 10 . 0% 9 . 0% New street lighting 1 . 0% 6 . 0% 3 . 5% Additional residential growth to support commercial uses 10 . 0% 7 . 0% 8 . 5% Source: RRC Associates, Economic & Planning Systems H:\17864-Fort Collins South College Corridor\Models\[17864-Business owner Survey Results.xls]lmprovement Issues (2) To provide further indication of corridor stability, business owners that own the property on which their business is located were asked their timeframe for selling . A majority of 52 percent indicated that they were not interested in selling their property, as shown in Table 18 . An additional 10 percent responded that they had interest in selling their property in a time period between 11 and 20 years . Related to these results , 76 percent of businesses that own their property responded " no " when asked if they envisioned redeveloping their property . However, 26 percent of businesses responded positively to the same question , which is approximately the same amount that has interest in selling their property in the short term ( one to five years ) . The consistency of a quarter of property owning business in selling or redeveloping indicates that although the businesses landscape is stable , some potential for change within the South College corridor exists dependent upon market conditions . 94 APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT ------------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN Table 18 Interest in Selling Property South College Corridor Market Assessment Range % of Total Responses 1 -5 years 26% 6- 10 years 12% 11 -20 years 10% Not interested in selling 52% Source: RRC Associates, Economic & Planning Systems H:\17864-Fort Collins South College Corridor\Models\[17864-Business owner Survey Results.xls]Future Plans (2) BUSINESS OWNER SURVEY CONCLUSIONS The business survey results indicate consistent indications of stability within the South College business corridor . Specifically , the following conclusions can be derived from the survey data . ■ The market is not currently exerting pressure on business owners to take on the risk associated with redeveloping their property . ■ Economic conditions are such that businesses are content with current conditions or small improvement to their business / property . ■ Stability of the business community and lack of market pressure has resulted in an unwillingness to sell amongst the majority of business owners surveyed . APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 95 SOUTH COLLEGE CORRIDOR PLAN IV , EXISTING REAL ESTATE CONDITIONS This section evaluates the existing conditions along the South College corridor using County assessor records . The analysis identified sites that may have a potential for redevelopment given low land utilization . CORRIDOR OVERVIEW The South College corridor contains a diverse array of land uses typically found along a state highway in a transitional area of the City , including : older farm homes , car dealerships , a nursery , and light manufacturing / industrial uses . The trade area includes many functionally obsolete properties , which have been converted to other commercial use , including flea markets and antique galleries . As previously noted , the Corridor can by split into three distinct districts each with a unique identity and function . In general , the commercial development on the north end of the corridor includes a larger proportion of office development while development on the southern end trends towards light manufacturing / industrial uses . Overall , the corridor lacks a cohesive retail and neighborhood service focal point or concentration . As a result , many of the trade area residents leave the area for most shopping trips ( as shown in the survey summary section of the report ) . CURRENT CONDITIONS Three criteria were used to evaluate land utilization and incorporated in a GIS analysis of the South College corridor study area . The analysis includes floor area ratio ( FAR ) , improvement - to - land value ratio , and parcel size . The criteria are described below : ■ Floor Area Ratio ( FAR ) is a measure of the relative density of a particular parcel . The FAR of a parcel is determined by comparing the square feet of improvement ( building ) to the square feet of land . This ratio provides a measure of the effective usage of a given parcel with a lower FAR indicating possible opportunities for more intensive land uses . Publicly owned parcels were excluded from the analysis . ■ Improvement-to- Land Value Ratio is determined by comparing the assessed value of the improvement ( building ) to the assessed value of the land . Value can accrue to the land while the value of an improvement can depreciate over time . Therefore , parcels where the improvement value is less than the land value have not realized full economic potential . These parcels signify good redevelopment opportunities because there is the opportunity to add value through redevelopment . ■ Parcel size is self- explanatory ; the suburban context of the South College corridor includes large parcels that provide development opportunities . Many perspective users and / or developers prefer these larger greenfield sites . In addition , large parcels under single ownership avoid the difficulties associated with land acquisition presenting a greater opportunity for development . REDEVELOPMENT OPPORTUNITIES Potential redevelopment sites were screened based on an FAR of 0 . 5 or less , an improvement- to - land value ratio of 1 . 0 or less , and parcel size of 2 . 0 acres or more . The initial analysis did not identify 96 APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT SOUTH COLLEGE CORRIDOR PLAN agricultural parcels as potential sites given the lower assessed value of agricultural land ; however , these parcels were added to the analysis based on an FAR of 0 . 5 or less . In total , the analysis identified 21 parcels totaling approximately 277 . 5 acres depicted in Figure 3 and summarized in Table 19 . The majority of these development sites are located south of Trilby Road . In general , these sites are also characterized by larger parcel sizes that aid in attracting development to the corridor . Table 19 South College Corridor Redevelopment Potential South College Corridor Market Assessment # of Land Label Name Parcels (Acres) 1 Wal-Mart Shopping Center 2 10 . 79 2 South Transit Center 2 13 . 80 3 Vineyard Church Site 2 36 . 21 4 Smokey Street Property 1 24 . 60 5 Lithia & Adjacent Property 2 50 . 20 6 Pioneer Sand Company & Adjacent Properties 3 19 . 33 7 Robert Benson Lake Parcels 2 53 . 52 8 Fossil Creek Nursery & Adjacent 3 18 . 95 9 King Soopers Site 4 50 . 13 Total 21 277 . 54 Source: Economic & Planning Systems H:\17864-Fort Collins South College Corridor\Data\[17864-Developable Land Summaryxls]Summary ■ Wal -Mart Shopping Center - The Arbor Plaza shopping center was anchored by an older Wal -Mart discount department store . Wal -Mart closed this store in 2007 after the expansion of several Supercenters in the surrounding trade area . The FAR and improvement - to - land value analysis suggests that the entire shopping center could present a redevelopment opportunity for TOD . The underlying ownership of the parcel is unclear and may require assemblage prior to redevelopment . ■ South Transit Center - City of Fort Collins owns approximately 2 . 0 acres at the proposed transit center and has improved the parcel for trailhead parking . The Fossil Creek Trail can be accessed from the station location via the recently completed bike and pedestrian trail along the rail corridor . The remaining 11 . 80 acres owned by Spradley Automotive are vacant . ■ Vineyard Church Site - The Church site combined with the adjacent parcel to the north provide 36 . 2 acres of developable land . The site extends from College Avenue on the east to the Burlington Northern Railroad alignment on the west . Residential development abuts the property to the west and south . The Redtail Grove open space provides the northern boundary to the site . The Church has begun to consider submitting an application to develop a large facility on site . ■ Smokey Street Property - A private residence occupies the 24 . 6 acre site located along Smokey Street east of College Avenue . The property is surrounded by a single family development to the north , south , and east , and light manufacturing / industrial development to the west including the South 13 project . It is unclear if the private owner has interest in selling or redeveloping the property . APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 97 --------------------------------- SOUTH COLLEGE CORRIDOR PLAN ■ Lithia 8t Adjacent Property - The two parcels combined provide approximately 50 . 2 acres of developable land . The parcels are constrained by topography , natural resource issues , and required transportation improvements . Two separate car dealers have considered the site but neither has moved forward . ■ Pioneer Sand Company £t Adjacent Properties - Combined the three parcels provide 19 . 3 acres of developable land . Several of the parcels are currently listed for sale . The collection of parcels does not include the hard corner of College Avenue and Tribly Road . In addition , any development of this site would require the assembly of land adding additional cost to a potential project . ■ Robert Benson Lake Parcels - These two parcels located north of Robert Benson Lake provide approximately 53 . 5 acres of developable land . The two parcels are currently vacant . The northern most parcel is adjacent to recent single family development . It is likely that these parcels will develop as additional single family residential . There may be the opportunity for commercial development along College Avenue to buffer the homes . ■ Fossil Creek Nursery 8t Adjacent - These parcels provide 19 . 0 acres of developable land . The owner of the nursery has indicated they may entertain a move allowing the site to redevelop . In addition , a 3 . 8 acre parcel , which is part of the Shenandoah subdivision , has a submitted a proposal for a long - term care facility . In addition , the subdivision has 30 , 000 square feet of office and 5 , 000 square feet of daycare as part of the original entitlement that has not been developed . ■ King Soopers Site - Dillon Companies , Inc controls 50 . 1 acres at the northwest corner of Carpenter Road and College Avenue . King Soopers previously proposed a 123 , 000 square foot Marketplace concept store . The retailer had approval for a smaller store but that entitlement has lapsed . The earliest King Soopers could open a store would be 2011 . 98 APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT ------------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN Figure 3 South College Corridor Redevelopment Opportunities South College Corridor Market Assessment SOUTH COLLEGE CORRIDOR DEVELOPMENT OPPORTUNITIES . . Muiaroar woo dr'l' • 3 4 � N[YIMIY OtuYt r, 5 own ` OAD TRILBY R • a ` 6 8 9 STUDY AREA BOUNDARY POTDITIAL DEVELOPMEM SITES Il [J i APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 99 --------------------------------- SOUTH COLLEGE CORRIDOR PLAN V . RESIDENTIAL DEVELOPMENT This chapter of the report reviews residential development trends in Fort Collins based on analysis completed during the Mason Corridor Economic Analysis . The review includes for- sale and apartment market conditions . As stated in Section III , the Buildable Land Inventory ( recently updated ) estimates the study area has the capacity to continue to grow over the next 10 to 15 years . The additional capacity is largely zoned for single family residential development . FOR- SALE MARKET CONDITIONS For- sale average home prices over the past ten years have steadily increased in the Fort Collins market , as shown in Table 20 . The average residential sales price in 1996 was $ 147 , 500 , increasing to approximately $248 , 800 by 2006 . The ten -year price appreciation was an estimated 5 . 4 percent annually . Prices appreciated at a higher rate from 1999 through 2001 , averaging approximately 10 percent annually for the three -year boom . Throughout the ten - year period , from 1996 to 2006 , the number of residential sales , including both attached and detached products , remained fairly steady . Despite a national housing market decline in 2006 , sales in Fort Collins remained strong at 3 , 700 sales , near the ten year average of approximately 3 , 800 sales per year . Table 20 Residential Sales and Average Price , 1996-2006 Mason Corridor Economic Analysis % Price Year # Sold Avg . $ Change 1996 3 , 109 $ 147 , 503 3 . 0% 1997 31165 $ 153 , 725 4 .2% 1998 3 , 834 $ 159 , 686 3 . 9% 1999 3 , 855 $ 175 , 036 9 .6% 2000 3 , 674 $ 194 , 042 10 . 9% 2001 41059 $213 , 042 9 . 8% 2002 4 , 175 $217 , 314 2 . 0% 2003 3 , 821 $228 , 541 5 .2% 2004 4 , 087 $230 , 589 0 . 9% 2005 4 , 008 $245 ,494 6 . 5% 2006 31701 $248 , 767 1 . 3% 2007 3 , 613 $253 , 578 1 . 9% Average 3 ,758 --- 5 .0% Source: The Group, Inc; Economic & Planning Systems H:\17830-Mason Corridor Economic Study\Data\[17830-FT Collins Res Market.xls]Summary APARTMENT MARKET CONDITIONS The apartment market in City of Fort Collins remains stable . The following findings are summarized from Fort Collins Area Apartment Vacancy and Rent Survey data analyzed during the Mason Corridor Economic Analysis : 100 APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT SOUTH COLLEGE CORRIDOR PLAN ■ Vacancy Rates - One bedroom units show the lowest average vacancy rate over the past five years , ranging from 7 . 8 percent at its peak in 2003 to 2 . 8 in 2006 . The vacancy rate increased again for the one bedroom units to 6 . 5 percent in 2007 . Three bedroom units typically have the largest vacancy rates , ranging from 19 . 5 percent in 2003 to 12 . 9 percent in 2007 . While there have been some fluctuations in the vacancy rate over the past five year , the average vacancy rate for all units has decreased from 12 . 2 percent in 2003 to 8 . 8 percent in 2007 . ■ Rent Per Square Foot - Rent per square foot for all apartment types grew by $0 . 03 per square foot per year, a rate of 4 . 1 percent annually from 1996 to 2001 . This growth rate dropped from 2001 to 2006 to 0 . 7 percent across all unit types , with slightly negative growth in the one bedroom units . Studio units , unlike all other unit types , grew by a higher percentage from 2001 to 2006 , at 7 percent , than it did from 1996 to 2001 , at 4 . 3 percent . RESIDENTIAL DEVELOPMENT POTENTIALS The buildable lands inventory estimates that capacity remains in the trade area for approximately 1 , 800 additional homes . Most of these homes will be constructed in existing or planned subdivisions along the streets running parallel to College Avenue . Development in these subdivisions may increase in density to include townhomes and duplexes as the area approaches buildout . The primary opportunity for residential development along the corridor is an apartment complex . The South College corridor has two main characteristics which make it appealing for apartment development . These two characteristics are described below : ■ Visibility - The site is located along a major transportation routes between Fort Collins and Loveland US Highway 287 , which carries ample traffic each day . This visibility makes it a strong location for apartment development that benefits from proximity to drive - by traffic . ■ Convenience - In addition , the proximity to this major transportation route provides the site with convenient access to much of the region . This includes access to the downtown Fort Collins , the Harmony Road employment corridor , and Loveland . All three locations provide ample opportunities for employment and entertainment . These characteristics make the corridor attractive for apartment development . A typical suburban apartment project will include between 150 and 250 units to achieve maximum management , leasing , and maintenance efficiency . This size of development will require approximately 15 acres of land ; there are several potential sites along the corridor . APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 101 SOUTH COLLEGE CORRIDOR PLAN VI . RETAIL DEVELOPMENT This chapter evaluates the market potential for additional convenience or neighborhood oriented retail development within the South College corridor . The analysis is based on the projected increase of population and households in the trade area . Regional retailers are also summarized from previous market analysis studies completed by EPS . RETAIL MARKET AREA Retail businesses derive their sales from local area residents , residents of the larger region , and visitors including both tourists and business travelers . The Urban Land Institute ( ULI ) defines a trade area as the geographic location from which a retail facility (existing or proposed ) consistently draws the majority of its customers . The actual boundaries of the trade area are based on logical geographic boundaries ( e . g . , roads , railroads , or natural features ) and the location of existing competitive retail centers . Residents of a trade area make purchases both inside and outside of the defined trade area . Retail sales derived from inside the trade area are considered sales to residents and sales derived from outside the trade area are considered retail inflow or sales to visitors . Retail analysis often considers both a primary and a secondary trade area . Based on the nature of retail these trade areas can range from a 1 . 5 - mile radius to Citywide . The primary trade area encompasses an area approximately 2 miles either side of the corridor focusing on the potential for convenience or neighborhood oriented retail development . The regional retail trade area includes City of Fort Collins and portions of Larimer County . This trade area provides an understanding of the regional retail market potentials for the site . SOUTH COLLEGE TRADE AREA The South College corridor primary trade area is defined as the area comprising the majority of potential convenience retail consumers . The trade area spans from Harmony Road on the north to County Road 30 on the South from Taft Hill Road on the West to the Union Pacific Rail line on the east . This trade area encompasses a significant number of residents that currently rely on established retail shopping destinations outside of the trade area for convenience goods . Based on a tour of the corridor, the opportunity for additional convenience oriented goods ( e . g . , supermarket / grocery , health and beauty , etc . ) is evident based on the lack of retailers offering these goods currently . Also , according to the household survey approximately 92 . 8 percent of South College residents ' supermarket / grocery spending occurs outside of the South College corridor . REGIONAL RETAIL TRADE AREA The regional trade area includes several major existing regional retail locations such as Foothills Mall on College Avenue north of Horsetooth , additional discount department stores and power centers north and south of the Mall on College , and the historic central business district . These retail centers attract a significant portion of their sales from the larger region including the South College corridor primary trade area . The secondary trade area also includes the remainder of Larimer County excluding Estes Park . This portion of the trade area includes communities oriented to Fort Collins for major commercial services . Residents from these communities primarily shop in Fort Collins for goods not available in their own communities . Furthermore , Fort Collins acts as an 102 APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT SOUTH COLLEGE CORRIDOR PLAN entertainment and cultural destination for this larger trade area . Visitors to Fort Collins for these alternative purposes also frequent the shops and eating and drinking establishments within the City . Outside City of Fort Collins , a major regional retail node has developed at the intersection of 1 - 25 and Highway 34 in City of Loveland . Approximately 13 miles south of Highway 14 along 1 - 25 , the intersection includes several large format retailers and mass merchandisers totaling approximately 1 . 5 million square feet of retail space . The initial development included a 260 , 000 square foot outlet mall . Target and a number of chain restaurants opened in 1998 , and Lowe ' s opened in 2005 . The most recent addition in the area is the Promenade Shops at Centerra , a lifestyle center that opened in October 2005 . The project includes approximately 700 , 000 square feet anchored by Macy ' s , Best Buy, Barnes Et Noble , Dick ' s Sporting Goods , and a range of national lifestyle and mass merchandise tenants . EXISTING RETAIL SUPPLY The existing retail supply in the South College can be characterized by a widely diverse selection of independent retailers that are attracted to the corridor by competitively price retail rents providing a mix of low- priced convenience and shoppers . In addition , a concentration of antique stores are found in several antique malls comprised of multiple consignment shops under central management in a single building exists goods in functionally obsolete locations . The existing retail development of the corridor is described below and shown in Figures 4 and 5 . ■ Building Materials Et Garden - The corridor includes a variety of Building Material Et Garden retailers scattered along the corridor . These building supply retailers include a cluster of siding , windows , carpet , and painting supply stores located along Frontage Drive which runs parallel to South College Road north of Smokey Drive . In addition , the retailers include Pioneer Sand Company located at the southeast corner of Trilby and College and Front Range Nursery across from Robert Benson Lake along College . ■ Neighborhood Retail - The corridor currently includes two neighborhood retail sites , including Arbor Plaza at the southwest corner of Harmony and College and the proposed King Soopers site at the northwest corner of Carpenter and College . Arbor Plaza was formerly anchored by a Wal - Mart , which recently closed due to two new superstores opening nearby including one in north Loveland on US 287 , 4 . 5 miles to the south and one at Lemay and Mulberry 5 . 0 miles to the north . The ownership underlying the shopping center is fragmented making redevelopment difficult . It is likely the Wal - Mart store will be leased to a new tenant ( s ) . Therefore , the shopping center is likely to remain in its current configuration for the near future . - King Soopers owns approximately 50 acres at the northwest corner of Carpenter and College . A development application for a grocery store was previously approved by City Council but has recently lapsed without action . Currently the retailer is evaluating the possibility of developing a 126 , 000 square feet Marketplace concept store . It is unlikely the site will develop before 2011 . ■ Gas/Convenience - The corridor also includes a variety of auto - service and convenience stores . The auto - service facilities include several gasoline stations , a RapidLube service center , and several retailers providing aftermarket parts for 4x4s and RVs . These uses are located at several of the major intersections including Carpenter and Trilby . APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 103 --------------------------------- SOUTH COLLEGE CORRIDOR PLAN ■ Eating 8t Drinking Establishments - There are a few restaurants scattered along the corridor . The most discernable restaurant location is found at the northeast corner of Skyway and South College at Hat Tricks Bar >:t Grill . ■ Auto Dealerships - There are currently two auto dealerships along the corridor including the Spradley Bar Ford Dealership at College Avenue south of Arbor Plaza shopping center and Tynan ' s Nissan Dealership located at Crestridge Drive and College Avenue . In addition , several auto - dealers have evaluated the corridor as a potential expansion or relocation site with no plans announced to date . ■ Antique Row - Also known as , the Kelmar Strip is a distinctive conglomeration of antique stores located between Trilby Road and Skyway Drive along South College , although it continues north of Skyway Drive as well . Antique Row is typified by 10 , 000 to 15 , 000 square feet stand alone buildings containing multiple consignment shop businesses . In addition , a large number of pool and spa supply stores are intermingled amongst the antique stores . 104 APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT • • • IMIrm • ExistingHARMONY Retail WaImMort Site IL Kelmor Strip Kin I F 4� 1 1 l'1 �4 • 1 f Scopers Site I i 1 { Building i i . Nurserys _t �1 Neighborhood Retail Gos / convenience i Eahng & Drinking EstCAARENTER ablishments M Auto Dealerships Antique • • SOUTH COLLEGE CORRIDOR PLAN SE Corner of Carpenter & College SW Corner of Carpenter & College • J � SE Corner of Tribly & College Rapid Lube — SE of Tribly & College 00 -Ne I Kelmar Strip/Antique Row South Gate Church r SALES POTENTIAL As discussed in Section II , the growth of the primary trade Area has significant implications for retail trade given the amount and incomes of household growth in the area . To understand the spending potential of the survey area and the resulting store possibilities a retail expenditure analysis was conducted . Retail expenditure potentials can be estimated based on the percent of trade area income spent on average by store category as outlined in the steps below . 106 APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT --------------------------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN ■ Total personal income (TPI ) within the trade area is estimated by multiplying the population times per capita income ( or alternatively , households times average household income ) . ■ Based on the Census of Retail Trade for the State of Colorado , the percent of TPI spent by store category is calculated for the State as a whole based on historical shopping patterns . This calculation expected retail spending patterns , but at a level of geography large enough to negate the impacts of inflows and outflows of sales . ■ The average percent of TPI spent by store category in the State is applied to the applicable South College corridor primary trade area TPI to estimate current expenditure potentials regardless of location of purchase . ■ The growth in primary trade area expenditure potential is estimated by the same calculation applied to the estimated growth in TPI by time period . TPI calculations are made in constant dollars ( no inflation ) . The trade area TPI is estimated at $635 million in 2007 , as shown in Table 21 . Income levels are assumed to increase at the pace of inflation ( as measured by CPI ) from 2007 to 2020 . Based on projected household growth , the trade area TPI is anticipated to grow to $657 million by 2010 , $ 758 million by 2015 , and $ 818 million by 2020 . Table 21 Total Personal Income , 2007-2020 South College Corridor Market Assessment Avg . Ann . Increase Location 2007 2010 2015 2020 2007-2010 2010-2020 S . College Trade Area Households 6 ,260 6479 7 ,474 81060 1 .2% 2.2% Average Household Income $ 101 ,444 $ 1015444 $ 1015444 $ 101 ,444 0.0% 0 .0% Trade Area Personal Income ($000s) $635,039 $657,256 $7589192 $8173639 1 .2% 2.2% Source: City of Fort Colilns; Claritas; Economic & Planning Systems H:\17864-Fort Collins South College Corridor\Models\[17864-TradeArea-TPLAs]TPI Total retail expenditure potential within the trade area is estimated to increase to $262 million in 2020 up from $204 million in 2007 , based on the Census of Retail Trade average of 32 . 1 percent of TPI spent at retail stores . The retail expenditure potential is estimated to net nearly $ 58 million over the time period , as shown in Table 22 . An increase of $ 15 million in retail expenditure potential is anticipated in Convenience Goods , a $27 million increase in Shoppers Goods , a $9 million increase in Eating and Drinking , and $ 7 million in Building Materials and Garden categories . APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 107 SOUTH COLLEGE CORRIDOR PLAN Table 22 Trade Area Expenditure Potential by Consumer Good South College Corridor Market Assessment Pct. Of Resident Expenditure Potential Net New Sales Store Type TPI 2007 2010 2020 2007-2010 2010-2020 2007-2020 ($000s) ($000s) ($000s) ($000s) ($000s) ($000s) Total Personal Income $635,039 $657,256 $8179639 $229216 $160 ,383 $ 182,599 Convenience Goods Supermarkets / Grocery 6 . 0% $38 , 100 $399400 $49 , 100 $ 15300 $9 , 700 $ 115000 Specialty Food Stores 0 .2% $ 1 , 300 $ 19300 $ 19600 $0 $300 $300 Convenience Stores 0 . 1 % $600 $700 $800 $ 100 $ 100 $200 Beer, Wine , & Liquor Stores 0 . 8% $5 , 100 $59300 $69500 $200 $ 1 ,200 $ 15400 Health and Personal Care 1 .4% $8 , 900 $99200 $ 11 ,400 $300 $2 ,200 $2 , 500 Total Convenience Goods 8.5% $54,000 $56,000 $699000 $29000 $ 13 ,000 $ 15,000 Shopper's Goods General Merchandise Department Stores & Other 1 . 5% $95500 $99900 $ 129300 $400 $25400 $29800 Discount Dept. & Supercenters 5 . 1 % $32 ,400 $339500 $419700 $ 15100 $8 ,200 $9 , 300 Total General Merchandise 6 .6% $41 , 900 $435400 $549000 $15500 $ 10,600 $12, 100 Clothing & Accessories 2 . 1 % $ 13 , 300 $ 13 , 800 $ 177200 $500 $35400 $35900 Furniture & Home Furnishings 1 . 6% $ 10,200 $ 109500 $ 13 , 100 $300 $29600 $29900 Sport, Hobby, Book , & Music Stores 1 . 5% $95500 $99900 $ 129300 $400 $25400 $25800 Electronics & Appliances 1 . 3% $89300 $8 , 500 $ 109600 $200 $2 , 100 $25300 Miscellaneous Retail 1 . 5% $9 , 500 $99900 $ 12 ,300 $400 $2 ,400 $2 , 800 Total Shopper's Goods 14.6% $929700 $96, 000 $1199500 $39300 $23,500 $269800 Eating and Drinking 5.2% $339000 $349200 $425500 $1 ,200 $89300 $99500 Building Material & Garden 3.8% $243100 $255000 $31 , 100 $900 $63100 $73000 Total Retail Goods 32. 1 % $203 ,800 $2119200 $2629100 $79400 $50 ,900 $58,300 Source: 2002 Census of Retail Trade; City of Fort Collins; Economic & Planning Systems H:\17864-Fort Collins South College Corridor\Models\[17864-TradeArea-TPI.xls]Expend Growth Table 23 converts the retail expenditure sales growth into an overall estimate of supportable retail square feet by dividing the expenditure potential by average annual sales per square foot figures by store category . These sales per square foot figures are estimated based on several factors including sales at comparable retail centers and stores in the region and ULI averages for centers in the region . The growth in expenditure potential from 2007 to 2020 is estimated to support 196 , 500 square feet of retail space across all store categories . Expenditures are estimated to support the addition of 45 , 000 square feet of Convenience Goods by 2020 , 90 , 000 square feet of Shoppers Goods , 38 , 000 square feet of Eating and Drinking establishments , and 23 , 000 square feet of Building Material and Garden stores . 108 APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT ------------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN Table 23 Supportable Square Feet, 2007 -2020 South College Corridor Market Assessment Supportable Square Footage Net Sale Per Supportable Store Type SgFt 2007 2010 2020 Square Feet Convenience Goods Supermarkets / Grocery $400 95 , 300 98 , 500 122 , 800 27 , 500 Specialty Food Stores $350 33700 33700 43600 900 Convenience Stores $300 23000 2 , 300 2 , 700 700 Beer, Wine , & Liquor Stores $250 201400 215200 265000 5 , 600 Health and Personal Care $250 35 , 600 36 , 800 45 , 600 10 , 000 Total Convenience Goods 157 ,000 163 ,000 202 ,000 45 ,000 Shoppers Goods General Merchandise Department Stores & Other $250 381000 391600 493200 113200 Discount Dept. & Supercenters $350 929600 959700 1199100 269500 Total General Merchandise 130 , 600 135, 300 1689300 379700 Clothing & Accessories $350 38 , 000 39 ,400 49 , 100 115100 Furniture & Home Furnishings $250 40 , 800 42 , 000 52 ,400 11 , 600 Sport, Hobby, Book , & Music Stores $300 317700 333000 41 , 000 93300 Electronics & Appliances $250 331200 345000 425400 95200 Miscellaneous Retail $250 38 , 000 39 , 600 49 , 200 11 , 200 Total Shoppers Goods 312 , 300 323, 300 402 ,400 90 , 100 Eating and Drinking $250 132 , 000 1369800 1709000 389000 Building Material & Garden $300 80 , 300 83, 300 103 ,700 23 ,400 Total Retail Goods 6819600 7069400 8789100 196 ,500 Source: 2002 Census of Retail Trade; City of Fort Collins ; Economic & Planning Systems H:\17864-Fort Collins South College Corridor\Models\[17864-TradeArea-TPI .xls]Supportable SgFt APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 109 --------------------------------- SOUTH COLLEGE CORRIDOR PLAN RETAIL DEVELOPMENT POTENTIALS Expenditure potential and supportable square feet alone do not directly translate to new retail opportunities . All retailers have minimum size thresholds and other site requirements that must be achieved for particular tenant to consider a site . These thresholds and requirements must also be considered when evaluating the retail development potential of the corridor . The retail analysis focuses on the potential for a neighborhood retail center , but also provides a summary of the regional retail potentials based on analysis conducted for previous studies . NEIGHBORHOOD CENTER DEVELOPMENT Anchors drive retail development ; neighborhood retail centers are no different from large shopping centers in this manner . Supermarkets are the primary anchor for neighborhood shopping centers . The South College corridor is currently underserved by supermarkets , as shown in Figure 6 . Within the supermarkets / grocery category it is expected that an additional $ 11 million in additional demand will be present in the market by 2020 . To analyze the extent to which current and future demand is being met in this category a GIS analysis was performed . The analysis assumed a two - mile radius trade area and the existing competitive supermarkets in the area . The percentage of each center ' s trade area that fell within the South College corridor primary trade area was used to estimate the total amount of sales that each grocery store captures from within the trade area . The sales from each grocery store were taken from 2006 City of Fort Collins sales tax receipts . 110 APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT ------------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN Figure 6 South College Corridor Convenience Retail South College Corridor Market Assessment South College Corridor: Neighborhood Retailers �r lure"11 1/ 1RT ( 11.I..N� Now c MIN.%T11 (lib � W�MUw � 9 � � o a U J o J cn nT O LKINI >>t1R saw � I Ilv ■ GROCERY STORES ■ 11110 Wx SRIRES SO UTHC(IUEGETRADEAREA 111111111 Nil" ` S In 2007 , the expenditure potential for supermarket / grocery stores was an estimated $ 38 . 1 million in the local trade area , as shown in Table 24 . The existing grocery stores would be expected to derive approximately $ 17 . 6 million in sales from the South College trade area , based on the GIS analysis . Therefore , the existing grocery stores would be expected to capture approximately 46 percent of the estimated expenditure potential of the local trade area , leaving an unmet potential of $ 20 . 5 million . This is close to enough potential sales to attract a new supermarket based on average sales of between $20 and $ 25 million per store . Actual capture rates are likely much higher due to the lack of nearby store locations for South College residents to shop at . By 2020 , the expenditure potential of the South College trade area is expected to reach an estimated $49 . 1 million . This would leave an unmet potential of approximately $ 31 . 5 million . APPENDIX B - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 111 SOUTH COLLEGE CORRIDOR PLAN Table 24 Trade Area Supermarket/Grocery Expenditure Potential South College Corridor Market Assessment % of Store Estimated Sales Store Sales 2006 2020 Existing Grocery Stores Kings Soopers 40 . 14% $ 101443 , 000 $ 1014431000 Safeway 28 . 97% $7 , 112 , 000 $7 , 112 , 000 Total Grocery Sales $ 1795557000 $ 1775557000 Supermarket / Grocery Expenditure Potential (2007 ) $38 , 1023366 $4930583318 Unmet Potential $2055477366 $31 ,503 , 318 Source: City of Ft. Collins ; Economic & Planning Systems H:\17864-Fort Collins South College Corridor\Models\[17864-Grocery Demand Analysis.xls]Grocery Sales The unmet sales potential of $ 31 . 5 million is more than sufficient to attract a new supermarket . Based on projected population growth , the $25 million in sales potential will be reached in the next five years , assuming an industry standard of $25 million in sales . The estimated future local capture of expenditure potential would be 87 percent . A new supermarket / grocery store can anchor a neighborhood shopping center . Further evidence of unmet demand is provided in the survey results in which 67 . 5 percent of respondents indicated positive desire for a grocery store . A typical supermarket anchored neighborhood shopping center includes between 75 , 000 and 100 , 000 square feet of retail space . Either a Safeway or a King Soopers would be candidates to anchor a neighborhood shopping center . A supermarket will consume between 55 , 000 and 65 , 000 square feet of space . The remaining available retail space will house ancillary retail and personal care services not currently in the area . Typical tenets include coffee shops , dry cleaners , small neighborhood restaurants , banks , and video stores . Resident survey results underscored demand for uses complementary to neighborhood oriented retail with 68 . 5 percent of respondents in favor of new restaurant / bars and 79 . 6 percent in favor of small neighborhood oriented retail . REGIONAL RETAIL DEVELOPMENT Regional retail development potentials were not addressed within the limits of this study . The regional potentials are summarized from the recently completed Mason Corridor Economic Study below : ■ The population of the regional trade area ( including the South College corridor) is currently estimated at 300 , 356 and will grow to approximately 513 , 100 by 2030 . This growth in population will translate into additional total personal income (TPI ) within the market area . TPI is calculation by multiplying the estimated population by the per capita income for the trade area . ■ The current TPI within the trade area is estimated at $8 . 6 billion . By 2030 , the total personal income within the market area will grow by approximately $6 . 5 billion dollars based on population forecasts . ■ Between 2006 and 2030 the distribution of TPI will shift dramatically as the Weld County portion of the trade area grows more rapidly than Larimer County . City of Fort Collins will decrease from 112 APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT SOUTH COLLEGE CORRIDOR PLAN 47 . 5 percent of total TPI to 42 . 4 percent by 2030 . The rest of Larimer County will remain constant at approximately 46 . 6 percent , while the portions of Weld County in the trade area will increase from 5 . 9 percent to 11 . 0 percent by 2030 . ■ The increase in TPI will translate into approximately $ 2 . 1 billion in retail expenditure potential ( sometimes referred to as buying power ) by 2030 . This additional retail expenditure potential will support approximately 6 . 9 million square feet of retail space . ■ In the near term , approximately 1 . 7 million square feet of regional retail (excludes convenience oriented retail uses such as grocery stores ) will be supportable between 2006 and 2015 within the trade area . Based on the previous analysis completed on the Front Range Village project , the net new sales estimated at this center will reduce the supportable retail space during this time period to 1 . 5 million square feet of regional retail . The South College corridor would have to compete with a variety of other regional retail sites ( Front Range Village , I - 25 and Mulberry, I - 25 and Prospect , I - 25 and Harmony , and 1 - 25 and Highway 392 ) for the finite development potential . The corridor has several competitive disadvantages compared to other locations with the region . These disadvantages are described below : ■ Anticipated Growth - Growth adjacent to the corridor will continue increasing the population from 16 , 972 in 2007 to approximately 21 , 762 by 2020 . However, the anticipated amount of growth combined with the existing population falls short of the demographic targets of many regional retailers . Regional retailers typically expect a population of approximately 50 , 000 to 100 , 000 within a 3 - to 5 - mile radius . ■ Adjacent Competitive Regional Retail Nodes - The South College corridor is adjacent to two of the main regional retail concentrations within the City; South College Road from Prospect to Harmony and Harmony Road from College east to Zeigler . The latest regional retail development is currently under construction in this area at the northwest corner of Zeigler and Harmony . These regional retail agglomerations depend on the residents of the South College corridor trade area , which largely falls within the 3 - to 5 - mile radius trade area of these centers . ■ Land Availability - The largest available parcel of land is approximately 50 acres . This would support approximately 325 , 000 square feet based on an average floor- area - ratio ( FAR) of 0 . 15 gross . A typical regional retail center ranges from 500 , 000 ( a small power center ) to 1 . 5 million square feet ( a super regional enclosed mall ) . Therefore , the corridor does not have the capacity for a regional retail center . A limited number of regional retailers will develop in a stand - alone configuration . These include Wal - Mart Supercenter, Home Depot , and Lowes . Each of these retailers already has adequate market penetration in the Fort Collins area ( accounting for future plans ) . ■ Lack of Community Support - A total of 77 . 7 percent of household surveys responded negatively when asked of desire to see retailers in the category of supercenters or warehouse stores . In addition , 42 percent of respondents currently use discount and supercenters in College Corridor North of Harmony and 23 . 7 percent in Loveland . Further , 73 percent of respondent visit membership warehouse retail in Harmony Corridor East of College . The use of regional retail in close Proximity to the South College corridor indicates that current South College resident demand is satisfied given the give mile trade area associated with regional retailers . Based on the finite demand for regional retail and the over- supply of available regional retail centers already in the region it is unlikely that the South College corridor will include any significant regional retail developments . APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 113 SOUTH COLLEGE CORRIDOR PLAN ANTIQUE STORES The concentration of antique stores in the South College corridor is a specialized regional retail attraction and is therefore discussed separately below . The long term viability of antique shops depends on several market conditions . The following general rules apply . ■ Antique stores generate a cumulative attraction and therefore benefit from locating together . Similar to the concentration of general merchandise and apparel stores in a mall , the trade area and market penetration of a group of stores is larger than the individual stores located in separate locations . ■ Antiques stores (with the exception of a few high end specialty stores ) are relatively low sales volume and low rent functions . They typically locate in older outmoded retail space which has been vacated by primary retail uses . ■ As the property owner survey indicates , many antique stores are really cooperatives , consignment shops , or a single business renting out to subtenants . There is a large degree of variance in the amount of investments involved in each individual enterprise . ■ Shopping at antique stores is a specialized function . The businesses therefore are not specifically neighborhood focused but rather serve a relatively large trade area market that patronizes these businesses infrequently . Many Fort Collins area residents value the benefits of being able to patronize the cluster of antique businesses on South College . Maintaining these uses at their current location , however , is difficult to mandate through planning and zoning controls . These attributes of antique shops and flea markets make it hard to establish a district that preserves these uses without infringing on the opportunities and desires of the property owner to redevelop for higher value uses . If these businesses are successful in the marketplace , they would start carrying higher value goods and become more specialized businesses . To the extent that opportunities for other retail businesses grow at a higher level , these uses would most likely be pushed out of the area as land values rise and opportunities for redevelopment to higher value uses increase . However, strong evidence exists from the business survey to suggest that property owners and businesses are not feeling redevelopment pressures . Approximately 52 percent of respondents indicated that they were not interested in selling their property with 75 percent responding that they did not envision redeveloping their property . The role of planning is therefore to address the quality , safety , and character of the business environment and not the specific tenant mix of the commercial space . 114 APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT ------------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN VII , BUSINESS AND INDUSTRIAL DEVELOPMENT This section reviews the existing office and industrial conditions in the County as well as the trade area . In addition , it evaluates the demand for additional space along the South College corridor . COMMERCIAL MARKET OVERVIEW Larimer County employment has grown by approximately 4 , 900 jobs per year, or 4 . 6 percent annually from 1995 to 2000 , as shown in Table 25 . This rate decreased to 1 . 1 percent annually from 2000 to 2006 , for the addition of 1 , 300 jobs annually . The strongest year for employment was 2001 , with the addition of 2 , 800 jobs , and was followed by a period of negative job growth in Larimer County due to the post 9 / 11 national recession and the technology / telecommunications bust . However , by 2004 job growth began to rebound with the addition of 2 , 300 jobs , followed by 2 , 600 jobs in 2005 . Table 25 Larimer County Employment Trends , 1995-2005 Mason Corridor Economic Analysis Larimer County Ann . Ann . % Year Employment Change Change Total Employment 1995 94 , 896 --- --- 2000 1195093 -557 4 .6% 2001 1219880 21787 2 . 3% 2002 1213436 -444 -0 .4% 2003 1203046 - 11390 - 1 . 1 % 2004 122 , 369 2 , 323 1 . 9% 2005 1249999 2 , 630 2 . 1 % 2006 1269874 11875 1 . 5% Change 1995-2000 24 , 197 4 , 839 4 .6% 2000-2006 79781 1 , 297 1 . 1 % 1995-2006 319978 2 , 907 2 . 7% Source: US Bureau of Labor Statistics ; Economic & Planning Systems H:\17830-Mason Corridor Economic Study\Models\[17830-empl_demand OFFICE.As]1 -Growth Rate APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 115 --------------------------------- SOUTH COLLEGE CORRIDOR PLAN Larimer County has approximately 5 . 9 million square feet of office inventory in 554 buildings . The inventory for industrial space is approximately 11 . 9 million square feet in 448 buildings , as shown in Table 26 . Rental rates in County grew to approximately $20 . 00 on average for office space in 2006 , up from $ 16 . 83 in 2001 . Rental rates in the industrial market are significantly lower , rising from $ 6 . 13 in 2001 to $ 7 . 48 in 2006 . Table 26 Office & Industrial Historical Inventory & Rent, 2001 -2006 Mason Corridor Economic Analysis Existing Inventory Quoted Period # Bldgs Total RBA Rates Office 2001 357 49318 , 909 $ 16 . 83 2002 373 41551 , 990 $ 18. 75 2003 379 49583 , 225 $ 17 . 89 2004 516 59533 ,447 $ 18. 23 2005 535 5 , 747 ,411 $ 18 . 66 2006 554 5 , 940 , 153 $ 19. 89 Industrial 2001 330 89985 , 141 $6 . 13 2002 339 99424 , 002 $6 . 26 2003 346 99610 , 678 $6 . 75 2004 432 119561 , 084 $6 . 95 2005 442 11 , 820 , 148 $7 . 26 2006 448 119938 , 050 $7 .48 Note: Jump between 2003 and 2004 due to a change in reporting methodology by CoStar Source: Costar Group, Inc. ; Economic & Planning Systems H:\17830-Mason Corridor Economic Study\Data\[17830-Industrial Historical.xls]Inventory Summary Vacancy in the Larimer County office market has averaged 13 . 2 percent , and the industrial market has averaged 9 . 3 percent in 2006 , as shown in Table 27 . Vacancy rates peaked in 2004 for office space , at 14 . 5 percent with approximately 803 , 000 square feet of vacant space . The vacancy peak for industrial space occurred in 2003 , with a vacancy rate of 10 . 1 percent , and 971 , 000 vacant square feet . Much of this vacant space was absorbed by 2004 , when vacancy dropped to 5 . 8 percent in the industrial market . Net absorption has fluctuated greatly in both the office and industrial markets . 116 APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT ------------------------------------------------------------------- SOUTH COLLEGE CORRIDOR PLAN Table 27 Office & Industrial Historical Vacancy & Absorption , 2001 -2006 Mason Corridor Economic Analysis Vacancy Net Period Vacant SF Vacancy % Absorption Office 2001 261 , 099 6 . 0% 344 , 905 2002 6095616 13 . 4% ( 1155436 ) 2003 5763720 12 . 6% 645131 2004 8033329 14 . 5% (35 , 061 ) 2005 6743153 11 . 7% 3435140 2006 7865044 13 . 2% 805851 Industrial 2001 4935010 5 . 5% 312 , 289 2002 9085228 9 . 6% 235643 2003 9705554 10 . 1 % 1245350 2004 6705911 5 . 8% 5141574 2005 8515337 7 .2% 785638 2006 1 , 1105247 9 . 3% 1905622 Note: Increase between 2003 and 2004 due to a change in reporting methodology by CoStar Source: CoStar Group, Inc. ; Economic & Planning Systems H:\17830-Mason Corridor Economic Study\Data\[17830-Office & Industrial Historical.xls]Vacancy & Absorpt. Summary CORRIDOR MARKET CONDITIONS The South College corridor includes approximately 1 . 5 million square feet of commercial space (office and industrial , based on a Sperry Van Ness report ) or approximately 8 . 2 percent of the total Larimer County inventory . The trade area inventory includes a range of products from new office space to functionally obsolete industrial space used for light manufacturing and storage . Approximately 91 , 000 square feet of the trade area inventory is currently vacant , which equates to a vacancy rate of approximately 6 percent . Lease rates , for commercial space in the trade area , range from $4 to $ 22 triple net ( NNN ) . The wide range of lease rates corresponds to the range of products available . New and recently constructed office space is asking $ 17 to $22 NNN . Existing Class B and Class C office space ranges from $ 11 to $ 16 NNN . Functionally obsolete industrial space leases at the low end of the range from $4 to $ 10 NNN . EMPLOYMENT DEVELOPMENT POTENTIALS The current market conditions in Larimer County create an extremely competitive environment for additional employment development . Based on current zoning , over 700 acres of employment land exists in the City largely clustered along Harmony Road and near existing employment uses . Approximately 5 . 0 acres of employment land is located at the northern end of the corridor near the intersection of College Avenue and Fossil Creek Drive . Plans for the area include up to six additional APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT 117 --------------------------------- SOUTH COLLEGE CORRIDOR PLAN office buildings totaling approximately 100 , 000 square feet of development . This planned office development will consume approximately 6 . 5 percent of the forecast growth in office development between 2006 and 2015 . This is an adequate amount of land for future office space in the corridor . It is unlikely the corridor will capture additional office development south of this node , at least until this project is built out . Industrial and RTD development will be attracted to the Harmony corridor because of the ample land supply and access to Interstate 25 . It is unlikely that any of these major employment uses will consider the South College corridor for development . However , many small parcels exist along the corridor currently zoned to allow for small service industrial uses ( e . g . , car repair , appliance repair , sign construction , etc . ) . Service industrial uses cannot afford high rent or land prices ; therefore , these uses will only be attracted to the corridor as long as land values remain low . 118 APPENDIX 8 - SOUTH COLLEGE CORRIDOR MARKET ASSESSMENT