HomeMy WebLinkAboutZIEGLER - HARVEST PARK - PDP - PDP120033 - REPORTS - RECOMMENDATION/REPORTHarvest Park/Ziegler Project Development Plan - PDP #120033
Administrative Hearing July 1, 2013
Page 13
8. Findings of Fact and Conclusion:
RECOMMENDATION
In evaluating the request for the Harvest Park/Ziegler Project Development Plan, staff
makes the following findings of fact:
A. The Modification of Standard to Section 3.5.2(D)(2) regarding Setbacks
from a Nonarterial Street that is proposed with this P.D.P. would not be
detrimental to the public good and the Modification meets the applicable
requirements of Section 2.8.2(H)(4). This is because the setback is
decreased for only one of the two buildings along the nonarterial street;
the setback decrease is between 4'-8" at the maximum and 5" at the
minimum. The site is separated from adjacent homes by almost 170' and
the addition of trees softens the transition from the streetscape to the
dwelling units, all of which deviates from the standard in a nominal and
inconsequential way when considered from the perspective of the entire
development plan.
B. The P.D.P. complies with process located in Division 2.2 — Common
Development Review Procedures for Development Applications of Article
2 — Administration.
C. The P.D.P. is in conformance with the Harvest Park/Ziegler Overall
Development Plan.
D. The P.D.P. complies with relevant standards located in Article 3 — General
Development Standards, provided that the Modification of Standard to
3.5.2(D)(2) is granted.
E. The P.D.P. complies with relevant standards located in Division 4.5, Low
Density Mixed -Use Neighborhood District (L-M-N) of Article 4 — Districts.
ATTACHMENTS:
1. Statement of Planning Objectives
2. Combined Site and Landscape Plans
3. Traffic Impact Study
4. Photometric Plan
5. Architectural Elevations and Perspective Drawings
6. Ecological Characterization Study
7. Harvest Park/Ziegler Overall Development Plan
8. Modification of Standard Request
9. Notes from October 25, 2012 Neighborhood Meeting
Harvest Park/Ziegler Project Development Plan - PDP #120033
Administrative Hearing July 1, 2013
Page 12
Opposite the project is Parcel A associated with the Harvest Park ODP,
where commercial or multi -family development is proposed. A consistent
streetscape can be established at the time of the development of Parcel A.
B. The request satisfies Criteria 4 set forth in Section 2.8.2(H) of the Land
Use Code: the plan as submitted will not diverge from the standards of the
Land Use Code that are authorized by this Division to be modified except
in a nominal, inconsequential way when considered from the perspective
of the entire development plan, and will continue to advance the purposes
of the Land Use Code as contained in Section 1.2.2.
As noted above, the purpose of the setback is to provide a consistent
streetscape with private open space in front of residential homes. A
consistent streetscape does exist west of the parcel but the site is
separated from that streetscape by the HOA's detention pond by almost
170'. The curvature of County Fair Lane is required by the Engineering
Department to meet the Larimer County Urban Area Street Standards.
Because of this curvature, Building A's setback ranges from 10'-4" to 14'-
7", which is a nominal deviation from the 15' standard. Street trees and
landscaping are provided in front of Building A to help soften the transition
between the street and dwelling unit.
Finally, the Land Use Code has conflicting standards, and the 2013 Land
Use Code changes (which have been recommended by the Planning and
Zoning Board and will be heard by City Council on July 2) proposes to
resolve the conflict by removing the 15' setback requirement for multi-
family dwellings.
7. Neighborhood Meeting:
A neighborhood meeting was held on October 25, 2012 for this PDP and related ODP
(see attached meeting notes). Approximately 20 residents attended and commented on
the proposed building architecture and height, developer providing landscaping for the
adjacent Harvest Park detention pond, future uses on the north part of the site, and
parking.
Since the neighborhood meeting, a landscape plan has been reviewed by the Harvest
Park HOAs, which have given their support for the proposed landscaping. This
landscaping consists of 7 trees that would be provided and installed by the developer of
this property on the east perimeter of the Harvest Park detention pond, to enhance the
appearance of the pond. The proposed architecture and building height (2-1/2 stories)
remain the same. Additional parking spaces have been provided on the site and are
located between the two buildings closest to Ziegler Road.
Harvest Park/Ziegler Project Development Plan - PDP #120033
Administrative Hearing July 1, 2013
Page 11
• While shown on the site plan as a single wall line, there are offsets in the
upper 2nd floor wall lines that would add to the offset setback line
average, beyond the minimums listed.
• There would be no harm or detriment to neither the general public nor
surrounding development.
• There would be no compromise to the design standards that would not be
met or provided
• Elsewhere within this development, this project is an in -fill site that had
certain design constraints, including the new County Fair Lane alignment,
sensitive natural areas, habitat buffer areas, contiguous development on
all sides, etc.
• The shifting of the Northwest Corner building `a' would result in a reduction
of the south side natural areas buffer zone.
We respectfully request the plan be approved with the modification request, as
noted. Please contact If further clarification is required or needed.
Staff Finding
There are conflicting standards within the Land Use Code. Section 3.5.2(D)(2)
requires that multi -family dwellings be setback 15' from a nonarterial street.
Section 3.8.30 does not require multi -family dwellings be setback from an
nonarterial street. Section 1.7.2 Conflict with Other Laws outlines a procedure for
resolving conflicts within the Land Use Code. This standards is as follows:
Except as is provided in Section 3.1.2, if the provisions of this Land Use
Code are internally conflicting or if they conflict with any other statute,
code, local ordinance, resolution, regulation or other applicable Federal,
State or local law, the more specific standard, limitation or requirement
shall govern or prevail to the extent of the conflict. If neither standard is
more specific, then the more stringent standard, limitation or requirement
shall govern or prevail to the extent of the conflict.
As both standards are equally specific, the 15' setback in Section 3.5.2(D)(2),
which is more stringent, prevails. Thus, a Modification of Standard request has
been submitted and evaluated by staff.
Staff finds that the request for a Modification of Standard to Section 3.5.2(D)(2)
Setback from a Nonarterial Street is justified by the applicable standards in
2.8.2(H) for Building A. This is because:
A. The granting of the Modification would not be detrimental to the public
good. The purpose of the standard is to provide a consistent streetscape.
The project is separated from the adjacent residential development by the
Harvest Park Development's detention pond.
Harvest Park/Ziegler Project Development Plan - PDP #120033
Administrative Hearing July 1, 2013
Page 10
6. Request for Modification
The applicant requests a modification to Section 3.5.2(D)(2) of the Land Use
Code to reduce the nonarterial street setback (front yard) from 15' to 9'. This section of
the Land Use Code reads as follows:
3.5.2(D)(2) Setbacks from a Nonarterial Street: Minimum setback of every
residential building and of every detached accessory building that is incidental to
the residential building from any public street right-of-way other than an arterial
street right-of-way shall be fifteen (15) feet. Setbacks from garage doors to the
nearest portion of any public sidewalk that intersects with the driveway shall be at
least twenty (20) feet.
Applicant's Request:
The following is the applicant's written request:
Request for modification of standards: Section 2.8.2(14)(4):
the plan as submitted will not diverge from the standards of the land use
code.... Except in a nominal, inconsequential way when considered from the
perspective of the entire development plan.'
This is specific to the L-M-N development standard for a minimum of a 15'
building setback along a local street for multi -family residential housing project.
Statement of issues:
• The project has 4 buildings total, of which, 3 of the 4 have frontage along
streets. 2 of the 3 Buildings comply with the required setbacks. Building `a'
in the northwest corner of the site, facing north to County fair lane has less
than a 15'setback.
• There are conflicting development standards that allow for no setback
requirements for Multi -family buildings, while another section of the
standards is different, requiring a 15' Setback.
• The fronting street is county fair lane. As proposed, it will be constructed
with up to 7different property line dimensions, metes & bounds lines, that
is 2 straight line tangents and 5 offsetting radii. That is the street will not
be constructed in a straight line, it will not have a linear/parallel property
line, relative to the straight building walls.
• The northwest building 'a' has a varying elevation/facade offset, as
required by other design standards in the code. This variation provides for
a separation of a maximum of 14'-7" (west corner), to a minimum of 10'-
4 , (east corner). The east building `d ; along the same County Fair Lane
frontage varies from a minimum of 17'-4" to a maximum of 42'-6". This
allows for an overall average setback of over 23, from County Fair Lane
for both buildings, exceeding the minimum required significantly.
Harvest Park/Ziegler Project Development Plan - PDP #120033
Administrative Hearing July 1, 2013
Page 9
consistent with the standards contained in Part II of the City of Fort
Collins Multi -modal Transportation Level of Service Manual.
• An estimated 172 additional trips are estimated to be generated from
the multi -family development, with 15 morning peak hour trips and 17
afternoon peak hour trips (see Attachment 3). The Traffic Study
indicates the key intersections operate at an acceptable level and that
the development of this site is feasible from a traffic engineering
perspective. The site is served Transfort Routes 16 and 17, which are
within walking distance of the proposed project.
• The Traffic Study does recommend that with the City conduct an
evaluation of the need for a northbound right -turn lane on Ziegler Road
approaching Saber Cat Drive (Fossil Creek High School entrance) and
consider designating this portion of Ziegler Road as a reduced speed
limit school zone.
N. Section 3.8.30 - Multi -Family Dwelling Development Standards
The Multi -Family Dwelling Development Standards include some of the same standards
as required in the L-M-N Zone District. The additional standards of this section of the
code are:
1. Access to a park, central feature or gathering place — at least 90% of the
dwellings must be located within '/a mile (without crossing an arterial street) of a
neighborhood park, privately owned park or central feature or gathering place
that is within or adjacent to the development.
The site is located within '/a mile of Harvest Park, located on Corbett Drive, a
pocket park on County Fair Lane, and the open space and trail along the south
side of McClelland's Creek, in Sage Creek.
2. Design standards for multi -family dwellings — Developments containing between
3 and 5 buildings must have at least two distinctly different building designs. For
a multi -family development containing between 40 and 56 units, there must be at
least two distinct color schemes used on the building of the development.
The PDP contains 4 buildings, with two different designs. There are two
proposed color schemes: one for the 6-plex and one for the 5-plex buildings.
Harvest Park/Ziegler Project Development Plan - PDP #120033
Administrative Hearing July 1, 2013
Page 8
sidewalk. Building B, then, is required to have a connecting walkway,
which is provided on the west side of the lot line in both a formal
concrete sidewalk and an informal, crusher fines path.
• Both Building A and Building D have a front fagade facing County Fair
Lane in compliance with Section 3.5.2(D)(2) of the Land Use Code.
• The multi -family dwellings are setback from Ziegler road by 30'
(Section 3.5.2(E)(1) of the Land Use Code). The applicants have
requested a modification to the front yard setback requirements (see
page 10 below). A minimum 5' setback has been provided on the side
and rear yards (Section 3.5.2(D) of the Land Use Code).
• All garage doors face the internal private drive and do not detract from
the County Fair Lane or Ziegler Road streetscape (Section 3.5.2(F) of
the Land Use Code.
D. Division 3.6 — Transportation and Circulation
1) 3.6.3 Street Pattern and Connectivity Standards:
• With an extension of County Fair Lane, the street system around this
site will be completed. The extension is a requirement by the City in
accordance with Section 3.6.3(C) of the Land Use Code, which
requires that local streets intersect with arterial streets at intervals not
to exceed one thousand three hundred twenty (1320) feet when full -
movement. The distance between Rock Creek Drive and Sage Creek
Road is at two thousand (2000) feet such that the extension of County
Fair Lane onto Ziegler Road in between is needed to meet this code
criterion.
• Access into the site will be via a private driveway from County Fair
Lane. A sidewalk will be constructed along the south side of the street
and along the site's east frontage on Ziegler Road, providing
connectivity for pedestrians. Ziegler Road has bike lanes, while bike
traffic on County Fair Lane will be on -street, providing connectivity for
bicyclists.
2) 3.6.4 Transportation Level of Service Requirements:
• The Traffic Operations and Engineering Departments have reviewed
the Transportation Impact Study and have determined that the
vehicular, pedestrian and bicycle facilities proposed with this P.D.P are
Harvest Park/Ziegler Project Development Plan - PDP #120033
Administrative Hearing July 1, 2013
Page 7
• To meet the standards associated with Section 3.4.1, the project has
proposed to apply the performance standards contained in Section
3.4.1(E) of the Land Use Code. The proposed buffer zone averages
between 78 and 101' feet from the McClelland's Creek outer limits of
riparian vegetation (a top of bank does not exist on this site) for a total
buffer zone of 27,368 square feet (or .628 acres).
• The project meets the standards in Section 3.4.1 by incorporating the
following elements into the design:
o No fencing is proposed between the creek and the
development, which will allow for wildlife movement across the
site (Section 3.4.1(E)(1)(b)).
o The project is designed to preserve existing trees, and when the
trees must be mitigated, a portion of the mitigation trees are
native species and are planted in the adjacent detention pond,
which the Harvest Park HOA has been restoring to be more
beneficial to native species (Section 3.4.1(E)(1)(c)).
o The project presences the existing riparian vegetation and
enhances the vegetation by providing additional trees, shrubs,
and native grasses to enhance the value of the creek as a
wildlife corridor (Section 3.4.1(E)(1)(g)).
o There is no light spillover into the buffer zone to minimize
impacts to the area as a wildlife corridor (Section 3.4.1(E)(1)(e)).
o Where the buffer area proposed is less than 100', the applicants
have incorporated native plantings and extensive screening to
ensure that the ecological value of the McClelland's Creek
corridor is protected to the maximum extent feasible.
C. Division 3.5 — Building Standards
• The proposal includes materials, buildings in size, bulk, mass, and
scale, and colors that are consistent with the surrounding
neighborhood.
• The L-M-N Zone District only requires a mix of housing types when a
project exceeds 20 acres in size, thus Section 3.5.2(C) does not apply
to this project.
• Section 3.5.2(D)(1) requires that every front fagade with a primary
entrance shall face the adjacent street to the extent reasonably
feasible. If this cannot be achieved, a connecting walkway shall be
provided when the primary entrance is more than 200' from a street
Harvest Park/Ziegler Project Development Plan - PDP #120033
Administrative Hearing July 1, 2013
Page 6
accessible spaces. Parking requirements are 1.75 spaces per 2-
bedroom and 2.0 spaces per 3-bedroom units, for a total of 41 spaces.
The project is providing 52 parking spaces.
• Bicycle parking is required at the rate of one space per bedroom, or a
total of 52 spaces, of which 31 must be enclosed and 21 must be in
fixed racks. There are 32 spaces provided in the buildings and two
bike racks of 12 spaces near the 5-plex buildings, for a total of 56
bicycle parking spaces.
• Parking lots are required to be setback from arterial streets by 15 feet.
The parking lot setback along Ziegler Road exceeds the required
setback (Section 3.2.2(J) of the Land Use Code).
3) 3.2.4 Site Lighting
• There are no illumination levels that exceed 10 foot-candles on -site, or
one -tenth (0.1) foot-candle as measured 20 feet beyond the property
line, so the PDP complies with the lighting standard.
• The lighting plan also illustrates that no light will spill over into the
buffer zone, in compliance with Section 3.2.4(D)(6) of the Land Use
Code.
4) 3.2.5 Trash and Recycling Enclosures
• Trash and recycling containers will be provided for each unit, rather
than one central enclosure.
B. Division 3.4 — Environmental, Natural Area, Recreational and Cultural
Resource Protection Standards
• The project's Ecological Characterization Study reports that the
Harvest Park/Ziegler site is just north of McClelland's Creek. A Natural
Habitat Buffer Zone is proposed to buffer the development from
McClelland's Creek. The standard buffer requirement for McClelland's
Creek is 100', as it is a tributary to Fossil Creek (Section 3.4.1(E)(1) of
the Land Use Code). The site's habitat value is largely contained within
the creek corridor, which was recently restored. The site has also been
evaluated for Threatened and Endangered species and no suitable
habitat was observed on the site.
Harvest Park/Ziegler Project Development Plan - PDP #120033
Administrative Hearing July 1, 2013
Page 5
arbor wall, planted with purple clematis vine will provided a unique
feature, with the arbor made of galvanized metal and stained and
sealed wood. A rain garden is proposed at the west side of the site and
includes a 20" high stone seating wall.
• The proposal complies with Section 3.2.1(D)(3) in that no one species
of the proposed 55 trees on the development plan exceeds 25% of the
total trees on -site, or 14 trees. The most of any one species, the
Chanticleer Pear (Pyrus calleryana `Chanticleer'), is 9 trees.
• Section 3.2.1(E) is complied with in that the parking lot interior
landscaping (required for areas with 6 spaces or more) for the larger
parking area is met by the islands at the entrance to this parking area.
The perimeter of the eastern -most parking area is screened by three
Austrian Pines and lilac and dogwood shrubs.
• Section 3.2.1(E)(3) is complied with by the overall water budget of
11.25 gallons per square feet, which is less than the 15 gallons per
square feet allowed.
• The City Forester has inventoried the existing trees and a tree
mitigation plan has been provided by the applicant in accordance with
Section 3.2.1(F) of the Land Use Code. All of the existing trees on the
site were evaluated by the City Forester. Most of the trees are on the
northern portion of the property which is a future phase of
development; however, tree removal and mitigation is proposed to take
place with this first phase of development.
Of the 43 existing trees, 10 will be protected and 33 will be removed.
In addition, there are nuisance trees and shrubs that are proposed to
be removed that require no mitigation. The trees being removed that
are not nuisance trees will be replaced by 12 upsized mitigation trees.
Seven of the mitigation trees will be planted along the eastern
perimeter of the Harvest Park detention pond, which is to the west of
this site.
2) 3.2.2 Access, Circulation and Parking:
• The site's access will be from a private drive off of the extension of
County Fair Lane to Ziegler Road. The private drive runs between the
four buildings, which have parking spaces at grade in each of the
buildings. The 6-plex buildings have 10 spaces each, while the 5-plex
buildings have 8 spaces each for a total of 36 parking spaces. Another
16 spaces are provided between the buildings, two of which are
Harvest Park/Ziegler Project Development Plan - PDP #120033
Administrative Hearing July 1, 2013
Page 4
B. Section 4.2(D) — Land Use Standards
1) As the parcel is less than 20 acres (including the area within the CDP),
Section 4.2(D)(1) requires that development shall have an overall
minimum average net density of three dwelling units and that the
maximum density not exceed nine dwelling units per gross acre. This
project proposed 22 units over 2.71 acres, for a density of 8.1 dwelling
units/gross acre, which is in compliance with the standard.
2) The mix of housing types does not apply to this project, as it is less
than 20 acres; however, the applicants have provided two housing
types for the project.
C. Section 4.2(E) — Development Standards
1) The entire project is less than 12 acres and thus, the block size
standards do not apply. The frontage along County Fair Lane is
269.14', so a mid -block connection is not required.
2) No multi -family building exceeds 2.5 stories in height (Section 4.2(E)(3)
of the Land Use Code). As the multi -family dwellings containing five
and six units and do not exceed 2.5 stories, the design standards for
multi -family dwellings do not apply (Section 4.2.(E)(4) of the Land Use
Code). However, the roof lines are articulated and building facades are
articulated so that no blank walls are present. The proposed colors are
muted tones and are intended to blend with the surrounding
development and landscape.
5. Compliance with Applicable General Development Standards:
The project complies with all applicable General Development Standards, with the
following relevant comments provided:
A. Division 3.2 — Site Planning and Design Standards
1) 3.2.1 Landscaping and Tree Protection:
• Street trees will be planted in the parkways along County Fair Lane
(extended) and Ziegler Road, with the exception of the area in the sight
distance triangle near the driveway entrance into the site.
Tree and shrub plantings will be made in the natural habitat buffer
zone near the southern end of the site, to enhance this area.
Foundation plantings are provided around the four buildings. A living
Harvest Park/Ziegler Project Development Plan - PDP #120033
Administrative Hearing July 1, 2013
Page 3
2. Compliance with CitV Plan:
The proposed project complies with the Low Density Mixed -Use Neighborhood policies
outlined in City Plan by providing 8.1 dwelling units per acre and a mix of housing types.
The project also protects McClellands Creek with a buffer between the development
and the resource (Policy ENV 1.1) and includes low impact development techniques
(ENV 19.2).
3. Compliance with Overall Development Plan:
The proposed PDP is consistent with the Harvest Park/Ziegler Overall Development
Plan (ODP) in terms of land use and density; access, circulation and connectivity;
natural features; and the drainage basin master plan.
As required during the ODP review, the maximum density of any phase of an ODP shall
be 12 DU/gross acre. The proposed PDP is in compliance with this density
requirement, with a proposed gross density of 8.1 DU/acre (see table below).
Harvest Park/Ziegler PDP
Units
Gross Area
Gross Density
Net Area*
Net Density
PDP — 22 units
2.71 acre
8.1 DU/acre
2.09 acre
10.5 DU/acre
Harvest Park/Ziegler ODP
ODP - 36 units
4.03
8.9 DU/acre
3.07 acre
11.7 DU/acre
Required minimum density
3 DU/acre
Maximum ODP density
9 DU/acre
*Net area excludes public right-of-way (County Fair Lane, Ziegler Road)
4. Compliance with Applicable L-M-N Land Use and Development Standards:
The Harvest Park/Ziegler PDP is in compliance with the applicable land use and
development standards of the L-M-N district, including the following:
A. Section 4.5(B)(3) — Permitted Uses
The proposed Harvest Park/Ziegler PDP consists of 22 multi -family units
in 5 and 6-plex building configurations. Multi -family dwellings of up to 8
units per building are permitted in the L-M-N district subject to
administrative review.
Harvest Park/Ziegler Project Development Plan - PDP #120033
Administrative Hearing July 1, 2013
Page 2
Channel and related buffer. Tree mitigation will include the planting of seven trees on
the adjacent Harvest Park detention pond to the west of the site.
The approval of the Harvest Park/Ziegler Project Development Plan complies with the
applicable requirements of the City of Fort Collins Land Use Code (LUC), more
specifically:
• The P.D.P. complies with the process located in Division 2.2 — Common
Development Review Procedures for Development Applications of Article 2 —
Administration.
• The Modification of Standard to Section 3.5.2(D)(2) that is proposed with this
P.D.P. meets the applicable requirements of Section 2.8.2(H), and the
granting of this Modification would not be detrimental to the public good.
• The P.D.P. complies with relevant standards located in Article 3 — General
Development Standards.
• The P.D.P. complies with relevant standards located in Division 4.5, Low
Density Mixed -Use Neighborhood District (L-M-N) of Article 4 — Districts.
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: L-M-N; vacant (Phase A of Harvest Park/Ziegler ODP)
E: L-M-N; Fossil Ridge High School, future Southeast Community Park
S: L-M-N; Sage Creek open space, existing multi -family
W: L-M-N; Harvest Park detention pond
The site was annexed into the city as part of the 7.3 acre Weiner Enclave Annexation in
2007, along with the property to the north, and was zoned L-M-N. The site was used as
a concrete company office and equipment yard for a number of years by Express
Concrete, Osborn Concrete and Pierson Concrete. A single-family house on the site
was demolished in December 2012. The property is also known as 5305 Ziegler Road.
City of
Fit Collins
ITEM NO 2
MEETING DATE July 1, 2013
STAFF Ex
ADMINISTRATIVE HEARING
PROJECT: Harvest Park/Ziegler Project Development Plan — PDP #120033
APPLICANT: Steve Steinbicker
Architecture West, LLC
4710 South College Avenue
Fort Collins, CO 80525
OWNER: DP Investment Group, LLC
4640 Withers Drive
Fort Collins, CO 80524
PROJECT DESCRIPTION:
This is a request for a Project Development Plan (PDP) located at the west side of
Ziegler Road, south of the intersection of Saber Cat Drive and Country Fair Lane
extended. The site is 2.71 acres in size and is zoned L-M-N Low Density Mixed -Use
Neighborhood. The PDP is the first phase of a two-phase Overall Development Plan
(ODP) and consists of 22 multi -family dwelling units on 2.71 acres.
The project has requested a Modification of Standard to the Land Use Code to allow for
a decreased front yard setback along County Fair Lane (from the standard 15' to a
minimum of 10'-4"). This request will be reviewed by the Hearing Officer in accordance
with the standards of Section 2.8.2(H) of the Land Use Code.
RECOMMENDATION:
Approval of Harvest Park/Ziegler Project Development Plan, PDP #120033, Modification
of Standard to Section Modification of Standard to Section 3.5.2(D)(2) Setback from
Nonarterial Streets.
EXECUTIVE SUMMARY:
This Project Development Plan is 2.71 acres in size and is zoned L-M-N Low Density
Mixed -Use Neighborhood. This is the first phase of a two-phase ODP and proposes 22
multi -family units in four buildings: two 6-plex and two 5-plex buildings.
Access to the site will be from an extension of County Fair Lane to Ziegler Road. The
southern portion of the site includes the 100-year floodplain for the McClelland's Creek
Planning Services 281 N College Ave — PO Box 580 — Fort Collins, CO 80522-0580
fcgov.com/developmentreview/ 970.221.6750