HomeMy WebLinkAboutSUNRISE RIDGE - ANNEXATION & ZONING - 13-05 - REPORTS - RECOMMENDATION/REPORTATTACHMENT"C"
ATTORNEY CERTIFICATION
I, Doug Dumler , an attorney licensed to practice in the State of
Colorado, hereby certify that, as of the date of this certificate, the signers of this Annexation Petition for
the area referred to as the Sunrise Ridge Annexation to the City of
Fort Collins are the owners of real property in the area proposed for annexation. Furthermore, I certify
that said owners constitute more than 50% of the landowners in the area proposed for annexation, as
said area is described on Attachment "A" of said Annexation Petition, and own more than 50% of the
land in said area, exclusive of streets and alleys. .17
lk
STATE OF COLORADO
)ss.
COUNTY OF LARIMER
ATTACHMENT "B"
The undersigned, being first duly sworn upon his oath states:
That he was the circulator of the attached Petition for Annexation and that each signature therein
is the signature of the person whose name it purports to be.
r ,
`Circulator's Signature (Michael Chalona)
sFri by bed and sworn to before me this day of 2 Q
by -a /tGi �" /- m-AIEK
WITNESS my hand and official seal.
II/ )�&-6
Commission Expiration
DIANA L. HOOVER
Notary Public
State of Colorado
Public
ATTACHMENT"A"
LEGAL DESCRIPTION OF THE ANNEXATION
A tract of land situate in the County of Larimer, State. of Colorado, to -wit
DESCRIPTION:
A portion of land located in the Northeast Quarter of the Northeast Quarter of the Southeast
Quarter of Section 4 and the Southwest Quarter of Section 3, all in Township 6 North, Range
68 West of the 6th Principal Meridian, County of Larimer, State of Colorado being more
particularly described as follows:
Considering the East line of the Southeast Quarter of said Section 4 as bearing North
0303729" West and with all bearings contained herein relative thereto:
BEGINNING at the East Quarter corner of said Section 4; thence, North 89035'15" East,
30.04 feet to a point on the East right-of-way line of County Road No. 7; thence, along said
East line, South 03037'29" East, 653.71 feet; thence, departing said East line, South
89041'27" West, 691.52 feet to a point on the East line of WILLOW BROOK; thence, along
said East line, North 03033'16" West, 652.42 feet to a point on the North line of the
Southeast Quarter of said Section 4; thence, along said North line, North 89035'15" East,
1660.61 feet to the POINT OF BEGINNING.
The above described tract of land contains 450,606 square feet or 10.344 acres, more or
less and is subject to all easements and rights -of -way now on record or existing.
TOTAL PERIMETER .......................................... 2,688 LF
CONTIGUOUS BOUNDARY ............................ 1,313 LF (49%)
1/6th TOTAL PERIMETER REQUIRED............ 448 LF (16.66%)
W (Check box if applicable). The Petitioners reserve the right to withdraw this petition and their
signatures therefrom at any time prior to the commencement of the roll call of the City Council for the
vote upon the second reading of the annexation ordinance.
Individual Petitioners signing this Petition represent that they own the portion(s) of the area
described on Attachment "A" as more particularly described below:
A tract of land situate in the County of Larimer, State of Colorado, to -wit:
IN W TNESS WHEROF, I/we have executed this Petition for Annexation this �day of
2005 .
Petitio s/ ner's Signat re(Kelly Smith)
Petitioner's/Owner's Signature(Teresa Smith)
7890 Pheasant Run Lane
Address
Wellington, CO. 80549
City State Zip
Pe itioner's/Owner's Signature (Howard R. Mounts)
5101 S. County Road 7
Address
Fort Collins, CO
City State
Ed
PETITION FOR ANNEXATION
THE UNDERSIGNED (hereinafter referred to as the "Petitioners") hereby petition the Council of
the City of Fort Collins, Colorado for the annexation of an are, to be referred to as the
Sunrise Ridge Annexation to the City of Fort
Collins. Said area, consisting of approximately 450,606 square feet (10.344) acres, is more
particularly described on Attachment "A," attached hereto.
The Petitioners allege:
1. That it is desirable and necessary that such area be annexed to the City of Fort Collins.
2. That the requirements of Sections 31-12-104 and 31-12-108, C.R.S., exist or have been
met.
3. That not less than one -sixth (1/6) of the perimeter of the area proposed to be annexed is
contiguous with the boundaries of the City of Fort Collins.
4. That a community of interest exists between the area proposed to be annexed and the
City of Fort Collins.
5. That the area to be annexed is urban or will be urbanized in the near future.
6. That the area proposed to be annexed is integrated with or capable of being integrated
with the City of Fort Collins.
7. That the Petitioners herein comprise more that fifty percent (50%) of the landowners in the
area and own more than fifty percent (50%) of the area to be annexed, excluding public
streets, alleys and lands owned by the City of Fort Collins.
8. That the City of Fort Collins shall not be required to assume any obligations respecting the
construction of water mains, sewer lines, gas mains, electric service lines, streets or any
other services or utilities in connection with the property proposed to be annexed except
as may be provided by the ordinance of the City of Fort Collins.
Further, as an express condition of annexation, Petitioners consent to the inclusion into the
Municipal Subdistrict, Northern Colorado Water Conservancy District (the "Subdistrict") pursuant to §37-
45-136(3.6) C.R.S., Petitioners acknowledge that, upon inclusion into the Subdistrict, Petitioners'
property will be subject to the same mill levies and special assessments as are levied or will be levied on
other similarly situated property in the Subdistrict at the time of inclusion of Petitioners' lands. Petitioners
agree to waive any right to an election which may exist pursuant to Article X, §20 of the Colorado
Constitution before the Subdistrict can impose such mill levies and special assessments as it has the
authority to impose. Petitioners also agree to waive, upon inclusion, any right which may exist to a refund
pursuant to Article X, §20 of the Colorado Constitution.
WHEREFORE, said Petitioners request that the Council of the City of Fort Collins approve the
annexation of the area described on Attachment "A." Furthermore, the Petitioners request that said area
be placed in the L-M-N Zone District pursuant to the Land Use Code of the City of Fort Collins.
Fossil Creek Reservoir Area Plan
FC-LUF-6 Estate Residential. Neighborhoods in this area will consist of single family
homes on larger lots than those found in mixed -use residential neighborhoods. The
Land Use Framework Plan calls for Estate development north and west of the reservoir,
providing a gradual transition between urban development and open lands. Estate
areas will vary from lots between one-half and one acre in size, to lots of up to five acres
or more, with overall gross density ranges from .5 to 2 units per acre. This category
provides for large lot single family residential development of the type already found in
the northwestern portion of the study area. The Estate Residential classification will
require design and development standards agreed upon by both Larimer County and
the City of Fort Collins.
2.3.3. Neighborhood Centers Policies. These policies are based on City Plan
policies for neighborhood centers, with specific attention to individual market
and development conditions in the Fossil Creek Reservoir Area. They enable
development of a range of nonresidential uses in the area and identify the
appropriate character of development.
FC-LUF-7 Neighborhood centers will be incorporated within new development, located
for convenience to residential areas — preferably within walking or bicycling distance of
most homes.
FC-LUF-8 Land uses in a Fossil Creek Reservoir Area neighborhood center may include:
a park or commons, one of the area's elementary schools, a church, a community facility
such as a day care center and/or recreation facility, and limited convenience retail shops,
small professional offices, clinics, or other small businesses.
2.3.4. Neighborhood Commercial Center Policies.
FC-LUF-9 Designated space for a neighborhood commercial center approximately 10
acres in size will be located on the west side of Timberline Road approximately 11/2 miles
south of Harmony Road.
FC-LUF-10 A grocery store or supermarket will be encouraged as the anchor for this
center, and the center may also include shops, offices and clinics, services, civic uses,
residential (such as lofts or apartments) and some limited auto -related services.
FC-LUF-11 Buildings will be limited to 2V2 stories in height.
Chapter 2 • Land Use Framework (Revised February, 1999) Page 17
Fossil Creek Reservoir Area Plan
2.3.1. Neighborhood Policies
FC-LUF-1 Community Design. New urban development will be required to be
consistent with the principles and policies for community design and new residential
neighborhoods established by the Fort Collins City Plan.
FC-LUF-2 Rural Residential. Areas currently zoned FA-1 and AP -Airport which are not
designated for urban residential are included in potential sending areas in the
proposed TDU program. However, if developed they should be developed at
residential densities consistent with the rural conservation development policy
contained in the Larimer County Master Plan. The AP Airport zoning south of County
Road 32, adjacent to the I-25 Interstate exchange remains designated a mixed -use area
as denoted in A Plan for the Region Between Fort Collins and Loveland, "The
Corridor".
FC-LUF-3 Mixed -Use Neighborhoods. These neighborhoods will consist of a mix of
housing types near parks, schools, and a neighborhood center. The density will be a
minimum overall average of either 3 or 5 units per acre, with an overall maximum of 8
dwelling units per acre, and maximum of 12 units per acre for any single phase. This
residential classification will require design and development standards agreed upon
by both Larimer County and the City of Fort Collins. The method of calculating
density is shown in Appendix A.
FC-LUF-4 A Medium Density Mixed -Use Neighborhood. A medium density mixed
use neighborhood will be located in conjunction with a neighborhood commercial
center on the west side of Timberline Road approximately 11/2 miles south of Harmony
Road. This neighborhood will be approximately 20 acres in size, shaped to generally
wrap around the Neighborhood Commercial Center to form a transition and a link to
surrounding mixed -use neighborhoods. The density will be a minimum overall
average of 12 units per acre, with a minimum of 7 units per acre for any single phase
in a multiple -phase plan. Buildings will be limited to 21/2 stories in height. This
residential classification will require design and development standard agreed upon by
both Larimer County and the City of Fort Collins. The method of calculating density is
shown in Appendix A.
FC-LUF-5 Relationships and Transitions at Edges of Neighborhood Development.
Where a new neighborhood develops next to existing lower -density residential
development, the neighborhood design and layout should complement the established
patterns of buildings and outdoor spaces along the edge, with no drastic and abrupt
increase in the size of buildings or intensity of building coverage.
Page 16 Chapter 2 • Land Use Framework (Revised February, 1999)
Fossil Creek Reservoir Area Plan
2.2.8. Public Facilities and Services
Public/Institutional. Schools and publicly -owned sites used for provision of
public services, such as the sewage treatment plant or other land owned by an
irrigation or sanitation district.
Parks. Neighborhood parks and a "commons" or public open space in the
neighborhood center. This designation also includes a proposed regional park
south of Fossil Creek Reservoir, to be cooperatively developed and managed by
Larimer County and the cities of Fort Collins and Loveland.
Special Area Designations. Several designations have been identified, which
modify uses or development standards permitted by the base land use
classification, based on environmental planning considerations. One of these
designations, the Resource Management Area, is unique to the Fossil Creek
Reservoir Area.
Resource Management Area. The area within one -quarter mile of Fossil Creek
Reservoir and Duck Lake, within which a Resource Management Plan will be
completed as identified with Plan implementation.
Wetlands. This designation includes all "jurisdictional" wetlands, meeting
Federal criteria for a Section 404 permit issued by the Army Corps of Engineers,
or other wetlands meeting the broader criteria of the U.S. Fish and Wildlife
Service. Development is not permitted in areas designated as wetlands.
Airport Critical Area. Areas subject to hazards from aircraft takeoff and
landing activities. Certain restrictions on development would be imposed
within the airport critical area consistent with state policy, and cooperative
implementation action between Larimer County and the cities of Loveland and
Fort Collins.
2.3. Land Use Policies.
These Land Use Policies have been developed to guide development of residential
neighborhoods in the Fossil Creek Reservoir Area, as well as other non-residential and
natural resource areas. Neighborhood policies supplement those found in the Larimer
County Master Plan and in City Plan; although they are based on the policy directions
established in those plans, they are tailored to the particular conditions of the Fossil
Creek Reservoir Area. The residential policies establish minimum densities for Estate
and Low Density neighborhoods, but, measures needed to achieve these densities will
depend on the implementation direction selected.
Chapter 2 • Land Use Framework (Revised February, 1999) Page 15
Fossil Creek Reservoir Area Plan
"Receiving Area". Higher residential densities required by this Plan are located
in the Receiving Area, which consists of approximately 900 acres north of Fossil
Creek Reservoir. The remainder of lands covered by this Plan are in the Sending
Area. (See the TDU Sending/Receiving Areas Map, at the end of Chapter 6.)
Receiving Area
Landowners who choose to develop must either cluster residential development
without using TDUs or may develop by acquiring TDUs. A landowner or
developer in the Receiving Area may bargain to arrive at a fair market price for
TDUs with any willing seller in the Sending Area holding a TDU certificate. To
develop in the Receiving Area without using TDUs, the landowner or developer
must have the County Planning Department determine an acceptable range of
dwelling units allowed for the parcel, this number will be based on County
zoning and site constraints. Dwelling units must be clustered to meed land use
and density requirements with any remaining developable land being
designated for "future development", and developed only by transferring TDUs
from Sending Areas. Larimer County Planning Department is the primary
contact for landwoners and developers with land in the Receiving Area.
Sending Area
Landowners in Sending Areas who wish to be compensated for limiting or
foregoing the development of their land can sell transferable density units to
buyers in the Receiving Area. The TDU Administrator evaluates the parcel to
determine the number of transferable density units, or basic allowable TDUs.
Factors that may increase the number of TDUs include lands providing:
significant natural resource values, important community buffers, agricultural
land preservation values, recreational trails or wildlife migration routes,
significant historic sites, or environmental education opportunities. Conditions
that may decrease the number of TDUs include parcel size (less than 40 acres),
physical or public utility limitations of the parcel which limit development
potential, and distance from existing development. Sending area sites that are
outside the Fossil Creek Reservoir planning area were designated separately and
are not a part of the Fossil Creek Reservoir Area Plan.
For additional information on the Fossil Creek Reservoir Area Transfer of
Density Units Program contact the Larimer County Planning Department.
Page 14 Chapter 2 0 Land Use Framework (Revised February, 1999)
Fossil Creek Reservoir Area Plan
west by Timberline Road, on the south by County Road 32, and on the east by
Interstate-25. A resource management study and plan would be required prior
to development approval within this Resource Management Area. The Vi mile
boundary on the north is measured from the shoreline of the reservoir, as
defined by the property line of the reservoir, approximately 50 to 80 feet above
the high water line.
Within the Resource Management Area development is discouraged. Proposed
developments will be required to prepare resource management plans. These
plans will identify, in detail, any natural resources on the development site, and
then present design and regulatory options for their protection. Procedures for
development in the Resource Management Area and for resource management
plans are described in detail in Chapter 4, Natural Areas and Open Lands.
2.2.6. Mixed -Use Commercial Interchange. The southeastern portion of the
planning area, including land north and south of the interchange of
Interstate-25 and County Road 32, is currently zoned for higher density and
non-residential uses. The northern portions are included in the Resource
Management Area resulting in considerable environmental and infrastructure
constraints for new development or use under the existing multiple zoning
districts. These issues will need to be resolved in a joint planning effort
involving the County, adjacent municipalities, and affected landowners. (See
references to the Cooperative Planning Area, Chapter 6.) A regional bikeway
route connects to a bikeway trail that runs through the planning area, encircles
the reservoir, and links to the Poudre River Bikeway. Both Larimer County and
the City of Fort Collins have identified a future Interstate-25 Corridor Study
Project, which includes the Interstate-25 and County Road 32 interchange area
in the analysis. Any development applicant in this area will need to include a
Master Plan and Resource Management Plan for the project.
2.2.7. Transfer of Density Units. The Fossil Creek Reservoir Transfer of Density
Units (TOO Program, adopted September 22, 1998, by the Larimer County
Board of Commissioners, provides landowners the means to transfer
development potential from one parcel of land to another. The purpose is to
guide future growth in the County toward areas designated for higher density
development, and away from areas that have important community values. Its
goals are to promote the preservation of agriculture, open space, scenic vistas,
natural and environmental resources, and recreational lands.
The TDU program establishes a procedure to evaluate the development
potential of a parcel and translate it into tradable units, or TDU's. Lands within
the Fossil Creek TDU program area fall within either the "Sending Area" or the
Chapter 2 0 Land Use Framework (Revised February, 1999) Page 13
Fossil Creek Reservoir Area Plan
developments, the County and City staff will work with the property owners to
maintain adequate compatibility between existing and future uses.
The residential component of the Land Use Framework Plan addresses the
following issues:
• What should be the mix of housing types?
• How should densities be regulated?
• Should clustering be encouraged and, if so, where?
• How can residential development occur in ways that protect the
environment and are consistent with the character of existing
development both within and adjacent to the Fossil Creek Reservoir
Area?
2.2.3. Residential Uses in FA-1/AP Designation. This land use classification
designates those areas where cluster development would be permitted, similar
to the rural conservation development designated in the Larimer County Master
Plan. These areas are located in the northeast portion of the Fossil Creek
Reservoir Area and south of County Road 32, as shown on the map at the end of
Chapter 1.
2.2.4. Neighborhood Commercial Center. The neighborhood Commercial Center is
intended to be a mixed -use commercial core area anchored by a grocery store
or supermarket and a primary transit stop. The main purpose of this center is
to meet consumer demands for frequently needed goods and services, with an
emphasis on serving the surrounding neighborhoods including a medium
density mixed -use neighborhood. In addition to retail and services, the center
may include small civic facilities, day care, and dwellings.
2.2.5. Resource Management Area. Much of the surrounding Fossil Creek Reservoir
Area lands are designated for close management of natural resources. This
designation was based on a variety of considerations, including:
• Presence of wetlands, critical habitat areas (particularly water bird nesting
sites and bald eagle roosting sites), airport noise impact, and hazard areas.
• Implementation of A Plan for the Region Between Fort Collins and Loveland
which calls for protection of important natural resource habitat around and
south of the reservoir.
• Access limitations.
The Land Use Framework Plan designates a Resource Management Area '/v mile
wide around the Fossil Creek Reservoir, including Duck Lake — bounded on the
Page 12 Chapter 2 • Land Use Framework (Revised February, 1999)
Fossil Creek Reservoir Area Plan
2.2.2. Neighborhoods. The Fort Collins City Plan supports the development of new
neighborhoods that are conducive to walking, bicycling and transit use, and
that provide an internal mix of uses and housing types. Consistent with City
Plan policies, the Land Use Framework Plan promotes these community design
objectives and provides for a mix of residential neighborhoods. Proposed
neighborhoods are arranged on a street network that enables pedestrian and
bicycle connections, and each is focused on a neighborhood center combining
elements such as a park, school, community facility, or small-scale
neighborhood -oriented commercial facilities. Neighborhood centers are to
bring together the residents of the Fossil Creek Reservoir Area neighborhoods.
Whether for visiting the park, attending the elementary school, participating in
a day care center or other activity at a neighborhood facility, or buying a
convenience item, residents should find that the neighborhood center meets
numerous every day needs.
A medium density mixed -use neighborhood is shown in conjunction with a
Neighborhood Commercial Center west of Timberline. This neighborhood is
intended to be a place for attached and multi -family housing within easy
walking distance of transit and a neighborhood commercial center. This
neighborhood will form a transition and a link between surrounding
neighborhoods and the commercial center with a unifying pattern of streets
and blocks. Buildings, streets, bike and walking paths, and outdoor spaces will
be arranged to create an inviting and convenient living environment.
Recommended amendments to the intergovernmental agreement
accompanying this Plan will specify neighborhood design and urban
development.
The land uses and densities proposed in the Plan are consistent with City Plan.
The Fossil Creek Reservoir Area is considered a part of the future urban area of
Fort Collins. The Plan provides for a mix of urban and estate lots, with a
general transition from higher densities near Harmony Road to lower densities
near the reservoir.
New urban residential neighborhoods abutting existing County large lot
subdivisions, presently exist throughout the City, and as a whole, establish a
range of densities that reflect the character of Fort Collins. Existing County
large lot subdivisions have been designated "Estate Residential" for the
purpose of maintaining the existing larger -lot character of these properties.
This will allow for increased densities of between 1/2 to 2 acre lots for proposed
future subdivisions. As development occurs next to existing large lot
Chapter 2 4 Land Use Framework (Revised February, 1999) Page 11
Fossil Creek Reservoir Area Plan
Table 2-1 Land Use Area i Dwelling Unit Calculations - 1998 (inside stud- area)
Land Use
Gross
Acres
Net Acres
15°/n
DU /Acre
Minimum
Total DUs
New Urban Residential:
Medium Density
Mixed -Use Neighborhoods
20.0
17.0
12.0
204.0
Muted -Use Neighborhoods at
5 units per acre
53.0
461.5
5.0
2,307.5
Mixed -Use Neighborhoods at
3 units per acre
572.0
486.2
3.0
1,458.6
Estate Residential
646.0
549.1
0.5
274.5
Subtotals:
1,791.0
1,522.4
9-5
4,244.6
County Zoning Districts:
FA-1 Farming
930.8
NA
0.5
465.4
AP - Airport
771.6
NA
0.5
385.8
T - Tourist
17.5
NA
NA
C - Commercial
49.7
NA
NA
MF - Multi -Family
29.7
NA
NA
R - Residential
19.2
NA
NA
Subtotals:
1,818.5
NA
1.0
851.2
Others:
Neighborhood Commercial Center
10.0
NA
NA
Regional Park
473.8
NA
NA
City -Owned Natural Area
188.8
NA
NA
Open Water Bodies
789.9
NA
NA
Total Acres:
5,062.0
Total DU:
5,095.8
source: ury of tort Uoums, Advance Planning Department
Page 10 Chapter 2 • Land Use Framework (Revised February-, 1999)
Fossil Creek Reservoir Area Plan
other open lands in the Fossil Creek Reservoir Area have previously been
identified in a number of documents, including the Larimer County Parks
Master Plan, A Plan for the Region Between Fort Collins and Loveland, Fort
Collins City Plan, Fort Collins Natural Areas Policy Plan, and Fort Collins
Parks and Recreation Policy Plan. These plans recognize the Fossil Creek
Reservoir Area as an important constituent of the open land corridor between
Fort Collins and Loveland.
2.2. Land Use Classifications. (Revised by Resolution 99-015, February, 1999)
2.2.1. Introduction. The Land Use Framework Plan identifies various land use
classifications including mixed -use neighborhoods, a medium density mixed -
use neighborhood with neighborhood commercial center at its core, estate
residential, farming, airport, tourist, commercial, multi -family, and residential.
Table 2-1 summarizes the acreage and potential development under each land
use classification, based on assumptions regarding likely densities and
limitations. Implementation mechanisms which will be used to achieve the
densities and uses specified in the land use classifications are identified in
Chapter 6, Implementation.
Chapter 2 4 Land Use Framework (Revised February, 1999) Page 9
Fossil Creek Reservoir Area Plan
neighborhoods including a grocery store or supermarket and other
neighborhood oriented retail services.
d. Link the area to .other districts and neighborhoods, encourage walking and
bicycling, and accommodate transit service to the Neighborhood Commercial
Center and other neighborhood centers.
e. Complement, but do not compete with, development in the Harmony
Corridor.
f. Provide a "Transfer of Density units" (TDU) program in which development
units may be transferred from the region between Fort Collins and Loveland to
the Receiving Area portion of the Fossil Creek Reservoir Area Plan, depicted on
the TDU Sending and Receiving Area Map, located at the end of Chapter 6.
g. Achieve higher densities where they are appropriate and feather to lower
densities as development nears Fossil Creek Reservoir.
The Land Use Framework Plan is grounded in planning concepts that have
emerged during the concurrent long range planning efforts undertaken by
the County and the City of Fort Collins.
2.1.2. Land Use. The Land Use Framework Plan, shown on the map at the end of
this chapter, balances urban development with conservation of natural
resources and compatibility with existing development in the area. Mixed -use
Neighborhood development is concentrated in the northern portion of the
area. The area around and south of the reservoir is largely identified as a
resource management area targeted primarily for implementing strategies to
protect the area from development. Estate Residential development will
provide the transition from the more intensive development in the north to
rural residential in the south. The Land Use Framework Plan also identifies the
area's existing and future street system, which is described in detail in Chapter
3, Transportation. Regional and neighborhood parks are located according to
the standards articulated in Larimer County's Mater Plan, City Plan, and the
Fort Collins Parks and Recreation Master Plan. Table 2-1 summarizes
development at build -out under the Plan's proposals, including the number of
housing units and estimated population.
2.1.3. Natural Resource Protection. One of the primary purposes of the Fossil
Creek Reservoir Area Plan is to protect the area's sensitive wildlife habitat and
to maintain and enhance the Fossil Creek Reservoir as a component of the
regional open lands system. Sensitive wildlife areas of the reservoir include,
but are not limited to, the heronries, bald eagle winter night roosts and
hunting perches, shorebird nesting habitat, pelican feeding and resting areas,
and wetlands. The need to protect these unique wildlife habitats, to provide
opportunities for passive recreation and interpretive education, and to provide
Page 8 Chapter 2 0 Land Use Framework (Revised February, 1999)
Fossil Creek Reservoir Area Plan
Chapter 2 - Land Use Framework Plan
2.1. Introduction.
2.1.1. Development Concepts Overview. The proposed Land Use Framework Plan
builds on the directions established in City Plan and the Larimer County
Master Plan. Both of these plans emphasize compact urban form, with a clear
distinction between urban and rural areas and a balance between urban
development and rural conservation. The Fossil Creek Reservoir Area Land
Use Framework Plan is intended to support and implement these community -
wide concepts, yet at a more detailed neighborhood level. The policies
enumerated in this Plan are intended to be utilized with the principles and
policies found in Appendix A of this document in support of the policies
contained in the adopted City and County Plans.
Land Use Framework Plan Objectives:
a. Build a self-supporting group of neighborhoods with a full complement of
parks, schools and community facilities, linked by open space systems,
consistent with the County's Master Plan and Fort Collins' City Plan,
Principles and Policies.
b. Provide for protection of sensitive wildlife habitat around the Reservoir, as
well as with standards for that habitat conservation.
c. Provide neighborhood centers as a focal point for neighborhood activity.
Provide a Neighborhood Commercial Center to serve surrounding
Chapter 2 0 Land Use Framework (Revised February, 1999) Page 7
The City Structure Plan is a map that sets forth a basic framework to show how Fort
Collins should grow and evolve over the next 20 years. This plan illustrates a future city
made up of four basic kinds of places:
• Neighborhoods
• Districts
• Corridors
• Edges
The key principles of the City Structure Plan include a compact development pattern,
an interconnected transit system, new activity centers, a system of interconnected open
lands, a growth management area boundary, and multiple means of travel - including
driving, walking, bicycling, and transit. Together, these principles reinforce the desired
future described in the Community Vision and Goals element of City Plan, and
establish a blueprint for future growth.
City Structure Plan Su
May 4, 2004 0 79
P144.4v Hir+
The Structure Plan is a map that sets forth a basic framework, showing how Fort Collins
should grow and evolve over the next 20 years. It is intended to serve as a blueprint
towards the desired future described in the Community Vision & Goals element of City
Plan. As such, the map is only intended to serve as a general guide for future land use
decisions. It not a zoning map. Many of the boundaries on the map are generalized for
illustrative purposes, and in actuality may vary somewhat when applied "on the ground"
as a result of natural and man-made features or as a result of varying conditions or
circumstances.
Structure Plan
May 4, 2004
77
Minor Amendment Procedures
Minor Amendments will be considered by the City Council, after recommendation by
the Planning and Zoning Board, City staff, and any boards and commissions that may
have a legitimate interest in the proposed amendment, provided that such board or
commission is duly authorized pursuant to Chapter 2 of the City Code to function in
such advisory capacity. Notice of such Council action will be given as required for
resolutions pursuant to the City Charter. The City Council will then approve, approve
with conditions, or deny the amendment based on its consideration of the
recommendations from the Planning and Zoning Board, City staff, boards and
commissions, and evidence from the public hearings. Approval of the amendments will
be by resolution.
Citizen requests for a Plan Amendment will be considered by the City Council no more
frequently than twice per calendar year unless directed- by City Council upon receipt of
a recommendation from the Planning and Zoning Board, as stated in Policy GM-11.4
Decision -making. Plan amendment requests based on proposed development projects
that involve rezonings may also be processed concurrently with rezoning applications.
Plan amendments initiated by City Council, City staff, boards and commissions, and
annexations and initial zoning, may be processed at anytime (Policy GM-11.1).
Requests will be submitted to the City's Advance Planning Department at least 60 days
prior to the hearing date for the Planning and Zoning Board. The 60-day submittal
requirement is necessary in order to permit adequate public notice to be given and to
allow adequate time to complete the background work for considering a plan
amendment. A plan amendment will be approved if the City Council makes specific
findings that:
The existing City Plan and/or any related element thereof is in need of the proposed
amendment; and
The proposed plan amendment will promote the public welfare and will be consistent
with the vision, goals, principles and policies of City Plan and the elements thereof.
If adopted by the City Council, City Plan will be revised to include the changes
resulting from the amendment. A letter of notification'will be forwarded to the
appropriate boards and commissions when the revision(s) have been finalized.
C
Process and Procedures for Revisions
may
fps C4" Rzo-gw�� A4e4 NA4**,r
Status:
The Fossil Creek Reservoir Area Plan was adopted by the Fort Collins City Council on
March 17, 1998 and the Larimer County Planning Commission on March 25, 1998. The
plan was amended by the Fort Collins City Council on February 2, 1999, and the
Larimer County Planning Commission on September 22, 1999. A second amendment
was made by the Fort Collins City Council on June 15, 2000, and the Larimer County
Planning Commission on October 5, 2000.
Prepared By:
Fort Collins City staff, Fort Collins Planning and Zoning Board, Citizen Advisor
Committee, and the Larimer County Planning Department, and consultants including:
Blayney Dyett; Feldsburg, Holt and Ullevig; and Dave Cooper, PhD.
Purpose:
The Fossil Creek Reservoir Area Plan represents a collaboration between Larimer
County, the City of Fort Collins and citizens in developing a long-range plan for an area
outside Fort Collins municipal and Growth Management Area boundaries. The primary
objective of the Plan is to direct future urban development toward municipal
boundaries, while balancing preservation of open lands and critical natural areas
around the Fossil Creek Reservoir and areas between Loveland and Fort Collins.
This project is unique in that both jurisdictions - while operating under different land
use regulations and planning environments - came together and worked through many
complex issues and policy decisions, ultimately resulting in a jointly adopted Plan. The
Plan is intended to balance urban development and environmental conservation by
recommending a unique combination of City -County integrated implementation
strategies. The key to the success of the planning effort is the formulation and adoption
of a Transfer of Density Units program by Larimer County.
Key Issues:
■ Land Use
• Transfer of Housing Density Units
■ Transportation
■ Conservation of Open Lands and Natural Areas
• Parks, Schools, and Other Public Facilities
Appendix Subarea/Corridor Plans
May 4, 2004 A-27
Vincent Carrasco
4100 E. County Road
2a
Robert & Linda Admer
4000 E. County Road 36
Cc: Ted Shepard, City of Fort Collins
Pete Ray, City of Fort Collins
John Hatfield
5505 S. County Road
Natural Resource Protection:
County Road 7 marks a boundary between City development and large acreage, rural lots. Open
space has been designated to the east of County Road 7. Wildlife in this open space includes
bald eagles, shorebirds, herons, and many other birds as well as coyotes and foxes. The "Fossil
Creek Reservoir Area Plan', as adopted by Fort Collins City Council on March 17, 1998 and the
Larimer County Planning Commission on March 25, 1998, states that "One of the primary
purposes of the Fossil Creek Reservoir Area Plan is to protect the area's sensitive wildlife habitat
and to maintain and enhance the Fossil Creek Reservoir as a component of the regional open
lands system. As close as we are to Fossil Creek Reservoir and open space area, serious
consideration needs to be given to the respect of wildlife in this area. Erecting townhomes,
condos, or amending this area in any way will disrupt nesting habitats and roosting of birds.
Traffic pollution and air pollution on County Road 7 will further erode the ecosystem.
Additionally, if Rock Creek Drive is constructed, street lights, no doubt, will be installed which
will affect mating habits of endangered birds and others. According to Appendix A of the
Larimer County Master Plan, ER4-s3, "A Wildlife Impact Mitigation Plan shall be developed
for any development project which impacts an Important Habitat, or which presents concerns of
detrimental human -wildlife interaction." We expect such a plan be enacted, should this project
move forward. Additionally, we will take action and contact the appropriate Federal authority
regarding the threat of destroying or altering the ecosystem of endangered birds in this area.
We are a close-knit community, and we all feel the need to preserve our acreages, our
homesteads, and our quality of life. WE ARE REQUESTING THAT YOU WITHDRAW
YOUR REQUEST TO ANNEX AND DEVELOP YOUR PROPERTY. Should you choose not
to withdraw your proposal, please know that we are prepared to take any action necessary to
protect our neighborhood, no matter how long it takes.
Regards,
William & Ann Standerfer
5221 S. County Road 7
Dorothy Bud rus
5416A S. County Road 7
Patrick Carolyn Balliew
5335 S. County Road 7
Kenneth & Ethel Ashley
5227 S. County Road 7
54f6B Ncounty Road
Roger & Glenda Evans
5425 S. County Road 7
needs child who cannot tolerate significant air pollutants and would be adversely affected by
this. Please consider the ethical consequences of your decision. Advocates of people with
special needs will find this situation cruel, especially because they recently relocated to an urban
area for the health of their child.
The street extension will also require drainage mitigation where it connects to County Road 7.
There may also be a safety hazard due to the proximity to an existing 1000 gallon propane tank.
Property Values of Surrounding Acreages:
The parcels on County Road 7 consist of single family homes on acreages averaging five acres.
Erecting anything except for a single family home on acreage will obviously decrease our
property values on County Road 7.
Traffic Concerns on Harmony Road:
If this project is approved, property owners of this development will access getting "to town" via
Harmony Road and County Road 7. There is no light at this intersection, just a stop sign, and no
right turn lane for east bound traffic. This intersection is already hazardous, and with the
addition of a mall and other businesses, this intersection will need to be improved to
accommodate traffic flow.
Development/Economic Factors:
We are concerned that many factors have not been considered regarding the development of this
property. Some of the considerations are:
- Village Homes originally told the City that they expected to build and sell over 450 units
in five years after the project began. However, we estimate that less than 200 have been
built in four years, some of which are still unsold. Many of those that have been sold are
now for sale again.
Village Homes spent $2 million dollars mitigating bentonite issues.
- Over $800,000 was spent landscaping this project.
- A developer is required to maintain all streets in the project for five years before they are
turned over to the City.
- The City will likely require storm water holding areas similar to those to the west of our
properties.
- Six inches of top soil is required to be installed in the development.
- The developer is responsible for streets, utilities, storm drainage improvements and other
items by the City Council's annexation policy (GM-2.1).
These costs are large and lead us to seriously question the economic viability of such a small
development. This is exactly why there are few, if any, small developers in the area now.
April 11, 2005
Mr. Howard Mounts
Mr. Kelly Smith
5101 S. County Road 7
Fort Collins, CO 80528
Gentlemen:
This letter is being written to convey our adamant opposition to the current proposal of rezoning
and development of your recently purchased 8.8 acres at 5101 S. County Road 7.
As discussed with Mr. Ted Shepard of the City of Fort Collins, you are requesting that your
property be rezoned to LMN status and that said property be developed. We are adamantly
opposed to this rezoneldevelopment project for the following reasons:
Incompatibility with Existing Neighborhood:
County Road 7 is unique in that it represents the boundary between developed areas of Fort
Collins to rural character lots. According to "City Plan" "our edges should reflect a transition
from the developed areas of our City to the rural character of Larimer County... Certain edges
will be permanently protected through direct acquisition or conservation easements, such
as... open lands that preserve habitat and native landscapes." Development of
townhomes/condos would be in direct violation of the City Structure Plan and its intent and
purpose. Additionally, per the Fossil Creek Reservoir Plan Land Use Policy, FC-LUF-5,
"...Where a new neighborhood develops next to existing lower -density residential development,
the neighborhood design and layout should complement the established patterns of buildings and
outdoor spaces along the edge, with no drastic and abrupt increase in the size of buildings or
intensity of building coverage."
Per the City Plan, Land Use, "...Existing residential neighborhoods will be protected against
development that is incompatible with community goals and needs ... build on the unique and
positive qualities of the neighborhood in dynamic and creative ways which respect the character
of the neighborhood." The existing large lot properties along County Road 7 between Harmony
Road and County Road 36 were all developed between 1959 and 1987. The character of the
County Road 7 neighborhood is homes spaced at 300-400 feet apart with pastureland and a rural
feel. The Willow Brook development to the west was designed with a buffer space
approximately 100 feet that maintains a transition between urban and Waal living. If the
building density of any of the lots along County Road 7 increased significantly, then adjoining
lots would be adversely affected because of the reduced open space of existing homes.
With the addition of Rock Creek Drive connecting to County Road 7, the noise from traffic, the
aggravation of street lights, and the smell from car pollutants will impact our neighborhood.
Traffic on CR7 going into and out of this development will increase. This is not compatible with
our neighborhood, and would impact our quality of life. One of our neighbors has a special-
That anyone can completely lack the sensitivity for the existing wholesome situation
defies our understanding of what it means to be a good neighbor.
We urgently recommend that your Board do all possible to halt this disruptive and
harmful proposal.
Sincerely,
ii pp
6,L�6cl/ � Ls�zy,Gz�
Ken and Ethel Ashley
5227 South County Road 7
Fort Collins, CO 80528
Copy to Howard Mounts (proponent)
RECEIVED
MAY t 8 2005
May 11, 2005
City of Fort Collins Planning and Zoning Board
Fort Collins, Colorado
Subject: Sunrise Ridge Annexation and Zoning Amendment #13-05
This amendment, simply stated, is a terrible idea.
The area we live in is known as the Solomon Exemption and consists of 8 five -acre
parcels, located along County Road 7. between Harmony and Kechter Roads. There are
seven owners. Until this proposal, every owner moved here and accepted the land at face
value with the understanding there would be no break-up of the parcels or any additional
structures erected.
We have resided in our home since 1983, longer than any of the other residents. Only a
half dozen changes in ownership have occurred during that time so it has been a very
stable neighborhood. Residents have used their property for keeping horses, participating
in 4-H Activities and erecting antennae for ham radio use. We have a large garden and a
small tree nursery. All of us enjoy and appreciate the openness of our homes.
As a group we have notified the proponent of our vigorous and passionate opposition to
what he aims to do. In our opinion, greed has overcome any logical reason for what he is
attempting to accomplish. The proposal certainly violates the City Structure Plan Map
and the Fossil Creek Reservoir Area Plan, documents meant to offer guidance to your
Board and to the City, for the use of this land. The Plan calls for these parcels to be
Zoned U-E (Urban Estate).
Should the proponent be successful, the impact on our neighborhood would be dramatic
and tragic. It would render the adjoining parcel to the south good for nothing except
further degradation. Our parcel.would be next in line and the domino effect would
follow. It, would be a case of "neighborhood busting." It would destroy over a quarter
century of theharmonious practice of gentle park -life atmosphere.
May 18 05 08:48a GF^11 9"-`6795998 P.1
May 18, 2005
Ted Shepard
Fort Collins Current Planning Department
P.O. Box 580
Fort Collins, Colorado 80522-0580
Hello Ted,
We hereby withdraw our objections to the Sunrise Ridge Annexation and Zoning and
Structure Plan/Sub Area Plan Amendment, #13-05. We own the property located at 5221
Strauss Cabin Road, immediately south of the proposed annexation.
Best re arils,
4
Bill and Ann Standerfer
5221 Strauss Cabin Road
Fort Collins, Colorado 80528-9556
970-229-9442
density is allowed to be placed on one-half the lot while a minimum of 50%
is set aside as open space.
14. We live next door to the south and oppose the L-M-N zoning. Not only
would we be impacted, but such a project would destroy the neighborhood
cohesiveness that we all enjoy.
15. It appears to me that the L-M-N zoning does not make sense and is
inconsistent with the adopted plan.
16. What is the County zoning east of C.R. 7 down the hill?
A. Response from City: The County zoning to the east is FA-1. The City's
Structure Plan indicates that this area is designated as "Rural Lands." As
mentioned earlier, the City does not have a zone district that matches FA-
1. The City is close to adopting, however, a new Rural Lands zone district
that would, like FA-1, require a minimum of 2.3 acres per dwelling unit.
Residential clustering of the allowable density would also be permitted.
This new district has not been adopted yet.
17. I'm not hearing anyone who lives on C.R. 7 speaking in support of this
project. I think the opposition is unanimous.
18. Our lots are on the western edge of a larger FA-1 County zone district. I
am worried about the "domino" effect. The rationale being used for L-M-N
on this parcel could be used on the next parcel to the south, and so on
down the line. Where would it stop?
19. Please say no to this request.
20. This is our house, please do not ruin it.
4
A. Response from City: Buffering can take the form of simple horizontal
distance to create separation. Or, the separation area can contain a trail,
stormwater detention pond, berming, landscaping, or open space tracts.
8. My understanding is that L-M-N zoning contains a wide variety of uses,
including commercial and retail. What uses did you have in mind for this
site? Do you have a site plan that we could react to?
A. Yes, L-M-N allows some commercial and retail uses in neighborhood
centers but our project would be residential only. We have to factor in the
extension of Rock Creek Drive which has a big impact on our layout. The
City's Land Use Code requires that we have a minimum density of five
dwelling units per net acre. This means that areas such as roads,
detention ponds and the like are netted out of the gross acreage. At the
high end, we cannot exceed eight dwelling units per acre on gross
acreage basis. Other than these parameters, we do not have a site plan
to show you. Examples of some L-M-N projects include Observatory
Village and Harvest Park.
9. Our family has lived on C.R. 7 for 25 years. All the families that have
lived on C.R. 7 have enjoyed the rural lifestyle that these large lots
provide. Over the years we have seen families with 4-H projects, large
gardens, and even a small air strip. The L-M-N zoning will destroy the
ambiance of the area that we have grown accustomed to. The applicant
should withdraw the L-M-N request. We do not support the proposed
change to the approved Plan.
10. 1 don't want another Observatory Village. Living downwind of Observatory
Village during construction was a nuisance. They built a six foot fence for
Palmer but not for any of the rest of us. I don't want Rock Creek Dr.
extended to C.R. 7.
11. 1 don't like the way the City re -named C.R. 7 Strauss Cabin Road. There
is too much speeding on that road already and adding traffic from Rock
Creek Drive will just make it worse. There should be a stop sign at the
intersection of C.R. 7 and C.R. 36 (Kechter Road). The parcel in question
should remain in the County under FA-1 zoning. Since the applicants
have lived there for only two months, they are acting like land speculators.
12. 1 would support maybe adding one extra house to the parcel but not an
urban -scale L-M-N subdivision.
13. Does Urban Estate zoning still remain a viable option?
A. Response from City: Yes, under Urban Estate, the minimum lot size is
one-half acre. Under the Cluster Development Plan option, the allowable
3
A. We have developed a small project in Wellington called Kelbran. It is
located on the east side of I-25 south of interchange. It's a small
residential project consisting of 16 lots that is recently completed.
2. You are asking for L-M-N zoning. Do you have any ideas on how you
would develop the property?
A. We have been brainstorming some ideas but that is about as far along we
are. We are factoring in our site constraints such as the extension of Rock
Creek Drive to Strauss Cabin Road and the fact that the Fossil Creek Inlet
Ditch cuts across the eastern portion of the site. We have no firm
concepts at this time.
3. Can you annex without a definite plan?
A. Response from City: Yes, it is not necessary to have a development plan
in order to annex into the City. The determination of a zoning designation
is guided by the City's Structure Plan Map, and, in this particular case, the
Fossil Creek Reservoir Area Plan.
4. Is there a precedent for the City and the County to amend an adopted Sub
Area Plan?
A. Response from City: Yes, there is an amendment process.
5. The Fossil Creek Reservoir Area Plan talks about buffering existing
County estate lots. How does Observatory Village buffer our lots?
A. Response from City: The City does not have zoning districts that match
up with the County zoning so the transition between City and County will
have to be done on a project -by -project basis, not through zoning. Also,
please keep in mind that some of the areas within the plan are in the
receiving area for the County's Transfer of Development Units (T.D.U.)
program. Observatory Village intentionally placed the stormwater
detention pond along your west property lines in order to create a buffer.
This pond is deliberately elongated to provide as much open space
between urban development and your lots.
6. So would Sunrise Ridge be required to provide buffering along their south
property line?
A. Yes, we would be willing to look at some buffering in this area.
7. I'm trying to visualize an L-M-N project on the property next to our large
lots and what the buffering might consist of. Any ideas?
E
NEIGHBORHOOD MEETING SUMMARY
PROJECT: Sunrise Ridge Annexation and Zoning and
Amendment to Fossil Creek Reservoir Area Plan
DATE: April 12, 2005
APPLICANT: Mr. and Mrs. Kelly and Theresa Smith
Mr. Howard Mounts
CONSULTANT: Michael Chalona, Land Images, Inc.
CITY PLANNERS: Ted Shepard
Pete Wray
The meeting began with a description of the proposed project. The project
consists of annexing the property addressed as 5101 South Strauss Cabin Road
(County Road 7). The property is 10.34 acres in size and located approximately
one-half mile south of Harmony Road on the west side of Strauss Cabin Road.
Observatory Village borders the property on the west. The Fossil Creek Inlet
Ditch runs across the eastern portion of the site along Strauss Cabin Road.
Rock Creek Drive presently terminates at the property's west boundary.
The property is located within the City of Fort Collins Growth Management Area
and borders the existing city boundary along the north and west property lines.
Therefore, it is eligible for annexation and the applicants are seeking this
annexation voluntarily.
The City's Structure Plan Map and the Fossil Creek Reservoir Area Plan guide
the Planning and Zoning Board and the City Council as to how the property
should be zoned upon annexation. The Map indicates that the property should
be zoned U-E, Urban Estate. The applicants are seeking a Structure Plan
Amendment in order to zone the property L-M-N, Low Density Mixed -Use
Neighborhood.
Unless otherwise noted, all responses are from the applicant.
QUESTIONS, CONCERNS, COMMENTS
1. 1 would like to look at one of your other developments. Where have you
developed that is in our area that I could inspect?
The Development is adequately served by critical public facilities and services
such as water, sewer, police, transportation, schools, fire, stormwater
management, and parks, in accordance with adopted levels of service for public
facilities and services.
Vacant/undeveloped land proposed for annexation will conform to the City's
phasing requirements for extension of public services and facilities before being
annexed.
This property meets all statutory requirements for annexation according to the
laws of the State of Colorado. Property to be annexed is located within the
Growth Management Area and has at least one -sixth of its boundary area
contiguous with existing urban development.
This annexation conforms to the vision, goals, and policies of City Plan.
Landscaping will be designed to avoid hidden areas, particularly where such
areas may be used at night, such as near building approaches and entrances.
Landscaping and irrigation system guidance will be used to encourage less
water -intensive land use and landscaping practices. Minimum water conservation
standards will be set for landscape and irrigation systems for all development
subject to City landscape plan review and approval. The use of untreated water
will be encouraged and supported where appropriate, to make it less expensive
to provide common open lands and outdoor spaces which need irrigation.
All new residences will have water meters.
Lighting fixture design and illumination will be tailored to match the context of the
street. Lighting levels will be designed to emphasize the desired effect and not
the light source, avoiding sharp contrast between bright spots and shadows,
spillover glare, and preserving "dark sky" views at night time.
Residential street light fixtures will be designed for human, pedestrian scale,
while providing an adequate level of illumination for safety.
Security lighting will generally be at low, even levels to create comfortable area -
wide visibility and not highly contrasting bright spots and shadows.
Residential development will supply single family homes that positively influence
housing affordability.
The character of stable residential neighborhoods will be preserved through
neighborhood planning, assistance to neighborhood organizations, and
supportive regulatory techniques. Variation in house models will be encouraged,
to avoid a monotonous streetscape, and eliminate the appearance cf a
standardized subdivision.
The development will improve Fort Collins' air quality by reducing vehicle trip
rates, reduce vehicle trip length, and increase vehicle occupancy.
No development will occur in sensitive natural features — such as wetlands,
riparian areas and wildlife habitat.
Community noise standards will be met to prevent noise pollution.
New development will be discouraged in the floodplain to avoid additional
modifications and structural controls.
In addition to flood control and drainage functions, stormwater systems will be
designed to minimize the introduction of human caused pollutants.
Development will pay its share of the cost of providing needed public facilities
and services.
The new neighborhood will be an integral part of the Residential District. The Low
Density Neighborhood is adjacent to a Medium Density neighborhood.
The LOW DENSITY MIXED -USE NEIGHBORHOOD DISTRICT will develop as
low density, single family and medium -lot housing with a maximum density of 8
dwelling units per gross acre. These areas will provide a physical transition
between urban development and rural or open lands. Incentives, zoning and
other techniques could be used to encourage alternative development patterns.
Bicycling will serve as a practical alternative to automobile use for all trip
purposes within a comfortable bicycling distance, that assures safe and
convenient access by bicycle, and that reduces the prominence of motorized
transportation in neighborhoods and other pedestrian and bicyclist -oriented
districts.
Bridges and crossings will be designed over drainage ways, and other features
that may be major barriers to a continuous bicycle network. Where bridges and
crossings are appropriate, impacts to wildlife and plant communities will be
mitigated, where feasible.
Direct pedestrian connections will be provided from places of residence to the
street. Pedestrian connections into the neighborhood will be clearly visible and
accessible, incorporating markings, signage, lighting and paving materials.
The location and pattern of streets, buildings and open spaces will facilitate
direct pedestrian access from residential areas to schools, parks, transit,
employment centers, and other neighborhood uses. New development will follow
adopted design standards for sidewalk design.
All new streets will be functional, safe and visually appealing. The intent of the
design is sensitive to the environmental, scenic, aesthetic, and historic values of
the area.
Neighborhood streets and sidewalks will form an interconnected network,
including automobile, bicycle and pedestrian routes within the neighborhood and
between neighborhoods, knitting neighborhoods together and not forming
barriers between them. A link between the existing neighborhoods on Rock
Creek Drive and the existing trail on the North property line will be established.
Multiple streets and sidewalks will connect into and out of the neighborhood.
The development will provide a desirable residential environment through design
to discourage excessive speeding and cut -through traffic. Street widths and
comer curb radii will be as narrow as possible, while still providing safe access
for emergency and service vehicles.
Street trees will be used in a formal architectural fashion to reinforce, define and
connect the spaces and corridors created by buildings and other features along a
street. Canopy shade trees will constitute the majority of tree plantings, and a
mixture of tree types will be included, arranged to establish partial urban tree
canopy cover. Existing trees will be preserved to the maximum extent feasible.
Statement of Principles and Policies and consistency with the City Structure Plan
for
SUNRISE RIDGE ANNEXATION
March 10, 2005
Prepared for:
City of Fort Collins
Fort Collins, Colorado 80524
Minor Amendment Procedures
Minor Amendments will be considered by the City Council, after recommendation by
the Planning and Zoning Board, City staff, and any boards and commissions that may
have a legitimate interest in the proposed amendment, provided that such board or
commission is duly authorized pursuant to Chapter 2 of the City Code to function in
such advisory capacity. Notice of such Council action will be given as required for
resolutions pursuant to the City Charter. The City Council will then approve, approve
with conditions, or deny the amendment based on its consideration of the
recommendations from the Planning and Zoning Board, City staff, boards and
commissions, and evidence from the public hearings. Approval of the amendments will
be by resolution.
Citizen requests for a Plan Amendment will be considered by the City Council no more
frequently than twice per calendar year unless directed by City Council upon receipt of
a recommendation from the Planning and Zoning Board, as stated in Policy GM-11.4
Decision -making. Plan amendment requests based on proposed development projects
that involve rezonings may also be processed concurrently with rezoning applications.
Plan amendments initiated by City Council, City staff, boards and commissions, and
annexations and initial zoning, may be processed at any time (Policy GM- 11.1).
Requests will be submitted to the City's Advance Planning Department at least 60 days
prior to the hearing date for the Planning and Zoning Board. The 60-day submittal
requirement is necessary in order to permit adequate public notice to be given and to
allow adequate time to complete the background work for considering a plan
amendment. A plan amendment will be approved if the City Council makes specific
findings that:
The existing City Plan and/or any related element thereof is in need of the proposed
amendment; and
The proposed plan amendment will promote the public welfare and will be consistent
with the vision, goals, principles and policies of City Plan and the elements thereof.
If adopted by the City Council, City Plan will be revised to include the changes
resulting from the amendment. A letter of notification will be forwarded to the
appropriate boards and commissions when the revision(s) have been finalized.
Appendix C _ _ _ Process and Procedures for Revisions
C-4 May 4, 2004
Action
Year
trails enter the site.
be and
Install vault toilet at the west parking lot.
2008 or
beyond
Construct an accessible eagle viewing blind and picnic area as indicated on the map,
2008 or
being careful to keep the facilities far enough from the trees to avoid disturbing great
beyond
horned owls and other wildlife that use this habitat.
Install benches, trash can, pet clean-up bag holder.
2008 or
beyond
Install interpretive features. Possible topics: eagles, waterfowl, muskrats, sloughs.
2008 or
beyond
In addition to complying with the General Management Guidelines for Natural Areas and
Agricultural Lands Managed by the City of Fort Collins Natural Resources Department, the
following site -specific management strategies are planned for the site:
Resource Management on EVN
Action
Year
Explore the possibility of reshaping the agricultural fields and ditch to restore more
Unknown
natural contours. This would include laying back the sides of the ditch, which
currently are quite steep and deep, to create a more stream -like habitat. Exploration
of this possib-ility should look at costs and site impacts.
Use prescribed burns and other tools as appropriate to mimic the natural disturbance
Any
needed to maintain a natural diversity of grasses, and reduce weed infestations
through IPM methods including herbicide, hand pulling, mowing, and possibly
biological control.
Work with Poudre Fire Authority to control wildfire in a manner that causes as little
All
unnatural disturbance as possible. Typical wildland firefighting includes some
strategies that destroy habitat and scar the site, e.g., digging firelines. When wildland
fire can be kept from spreading and/or damaging nearby properties through less
damaging ractices, the less damaging ractices will be used.
Grant an inundation easement to the neighbor on the east to inundate up to 7,200
Grant in
square feet of the slough/wetland with water to increase the size of the pond on his
2005
property, which could be benefit to the natural area.
Remove debris and trash.
Unlrnown
Public Use Management and Other Site Changes on EVN
Action
Year
Evaluate research permit applications to keep disturbance by researchers to a
All
minimum while still allowing research that provides valuable site data.
Install site sign.
2006
Where possible, remove barbed wire fence (keep barbed wire in areas where
2006
controlling cattle is an issue) and replace with other fencing material (type of
material to be investigated); install new gates.
Fossil Creek Trail connection to Poudre Bike Trail (to be built by Parks Department)
2008 or
will cross the site and is expected to be incorporated into a loop trail around much of
beyond
the site (see map for possible trail locations). Trails will not extend east of the
existing County Road 34E in order to protect the buffer for the eagle roost site on
Fossil Creek Reservoir.
Construct a pedestrian bridge over the ditch from the parking lot at the south end of
2008 or
County Road 7 into the natural area, and evaluate the feasibility of installing bat
beyond
houses on or near the new bridge (bat houses will be removed from the road bridge
when it is removed in 2005).
Construct a small parking lot with bus parking on the west side of the site in
2008 or
conjunction with the cul-de-sac closure of County Road 7 to provide parking for
beyond
school groups.
Construct a small parking lot on the south-east side of the site if it is determined to be
Unknown
needed. See map for parking lot locations.
Construct/install kiosks at the parking lots.
2008 or
beyond
Install mini-kiosks(providing regulatory and trail directional information where
2008 or
► 3 species of native wildflowers, vines, and other forbs; 8 species of non-native wildflowers, vines,
and other forbs including Canada thistle, hoary cress, and leafy spurge which are controlled using IPM
methods including herbicide, hand pulling, mowing, and possibly biological control.
► Did grassland revegetation planting (weed control/cover crop/native grasses) in 2003-2004-2005.
► 51 species of birds including bald eagle (state and federally threatened) and ferruginous hawk
(Colorado species of concern).
► 5 species of mammals.
► 1 reptile species.
► Bat houses were installed on the ditch bridge in 2004.
Recreation, Interpretation, and Public Use Features on EVN
► Houses and outbuildings were removed in early 2004.
► Ditch is being kept free of debris to prevent road flooding.
► The wing walls of the bridge over the ditch failed in spring 2005 (as a result of the ditch running
high), causing Larimer County to close County Road 7 at the ditch.
Vandalism on EVN
► Illegal dumping.
► Before buildings were removed, windows had to be boarded up several times because of break-ins.
Other Noteworthy Information on EVN
► Allowed police (SWAT) to use buildings for training until buildings were demolished in 2004.
► Natural Areas Program did not purchase irrigation water to irrigate the northern portion of the site,
but did acquire two shares of Spring Canyon Wasteway water rights that can be used to irrigate the
twenty acres south of County Road 34E and a small portion of the land north of the county road.
MANAGEMENT STRATEGIES FOR Eagle View Natural Area
There are many potential threats to achieving the management objectives for this site. Management
strategies are designed to minimise these threats to the extent possible. Threats include the following:
► Plague, which periodically decimates ► A limited public understanding of the
prairie dog populations and poses a threat to current and potential natural functions of the
human health;
► The long term absence of natural disturb-
ances such as grazing or fire, which can result
in a grassland condition that is low in growth
vigor, resistance to pathogens, and susceptible
to invasive weedy species;
► Limited natural predators;
► Wildfire;
► Invasive weeds;
► Loose pets;
► Diseases carried by wildlife or insects to
humans;
► Larvicide and insecticide applications,
primarily mosquito control;
► Utility and other access easements;
site and how human activities may impact
those func-tions (which may result in lack of
support for, or compliance with, appropriate
management strategies);
► People trespassing when site is closed to the
public;
► Overuse of the site or inappropriate use
(e.g., off trail use);
► Vandalism
Eagle View Natural Area (EVN)
SITE SuMMARY
Size and Location: A 90-acre natural area on the east side of South County Road 7, extending south
from Fast County Road 36. This rectangular site is approximately 1/4-mile wide.
Costs: Acquired in 2002 for $1,025,162.
Key Natural Features: Raptor habitat; sough; adjacent to Fossil Creek Reservoir Natural Area.
Classification and Status: Restorative; after restoration, will be classified sensitive. Site expected to
open in 2008.
MANAGEMENT OBJECTIVES FOR Eagle View Natural Area
In addition to complying with the General Management Guidelines for Natural Areas and Agricultural
Lands Managed by the City of Fort Collins Natural Resources Department, the following management
objectives have been identified for Eagle View Natural Area.
protect the quarter mile buffer along the north side of Fossil Creek Reservoir.
protect the winter eagle roosting site on the north shore of Fossil Creek Reservoir.
(Create more natural site contours along the Fossil Creek Reservoir Inlet Ditch and establish a more
stream -like habitat for water fowl and other wildlife along the ditch.
Restore site to native grassland to provide habitat for prairie dogs and other raptor prey species.
promote the site as an outdoor classroom for the three nearby schools where students can learn about
the wildlife of this natural area.
Establish a potential route for the paved accessible Fossil Creek Trail through the site to provide a
pleasant and scenic trail experience.
(Create a soft trail system in the natural area to provide wildlife viewing opportunities.
provide an accessible eagle observation area and picnic area.
SUE CONDMONS ON Eagle View Natural Area
The following site conditions existed, or had existed, as of April 2005.
Plants, Wildlife, and Other Natural Conditions on EVN (see complete plant and wildlife listings
in Appendices B and C)
► 7 species of native trees and shrubs; 3 species of non-native trees and shrubs.
► 1 species of native grasses and grasslike plants; 5 non-native species.
I
Et60UNUYiROApr36mi
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SSIL CREIX RESERVO
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Legend
EagleView
parcels 'Railroad
Proposed Road Closure /INN`j
Natural Area
_
Water Features Existing Streets
Information Kiosk
ParksBridge
D Parking
City of Fort Collins Natural Area - Natural Surface
Trail ® Trailhead
rTr
rTT Conservation Easemera Held Paved Trail
The City of Fort Collins
Proposed Bike Lanes
®
QCounty or City Open Lands MOON Proposed Paved Trail
Bike Lanes
Lannier County, State
0 or CSU Natural Area Mal Proposed Crusher
Fines Trail
Cin of Fon Cdlin.
1 inch equals
CEASE
450 feet
(b) The design of the cluster development shall be appropriate for the
site, as demonstrated by meeting the following criteria:
Preservation of significant natural resources, natural
areas and features such as drainage swales, rock
outcroppings and slopes, native vegetation, open lands
or agricultural property through maintenance of large,
contiguous blocks of land and other techniques.
2. Provision of linkages and amenities such as trails,
common areas or access to public recreational areas and
open space.
3. Layout of lots to conform to terrain and minimize
grading and filling. Preservation of natural features
such as drainage swages, rock outcroppings and slopes.
4. Indication of any areas where farm animals will be
allowed, including any mitigation features needed to
buffer these areas from surrounding uses.
Proposed Rural Lands Zoning District Page 5
Draft (6-2-04)
1. Minimum lot width shall be sixty (60) feet.
2. Minimum depth of the rear yard shall be fifteen (15)
feet.
(d) Maximum building height shall be 2 % stories
(E) Development Standards.
(1) Streets.
(a) Development in this District shall be exempt from the standards
contained in Section 3.6.3, Street Pattern and Connectivity
Standards.
(b) The layout and design of any new streets shall emphasize
characteristics and views of the open landscape. Examples of
special street design characteristics appropriate to this District are
divided lanes, landscape islands and landscape solutions to
drainage instead of standard curb and gutter, with storm water
runoff directed into open swales and ditches. Local and residential
access roads shall be designed without curbs and gutters unless
deemed necessary for health and safety by the City Engineer.
(2) Residential Development Configuration. Residential development may be
configured as lots containing at least 10 acres, or as a Residential Cluster
Development, at the option of the applicant.
(3) Residential Cluster Development Site Planning. The following standards
shall apply to Residential Cluster Developments in this District:
(a) At least eighty (80) percent of the gross land area of the proposed
development shall remain as open space protected by the
dedication of either ownership, or an appropriate easement to
either the City or a nonprofit organization acceptable to the City.
The development plan shall include such restrictive provisions,
proposed uses, and maintenance provisions as necessary to ensure
the continuation of the open space uses intended. The City may
also require that the developer commit in the Development
Agreement to maintain the open space.
Proposed Rural Lands Zoning District Page 4
Draft (6-2-04)
(c) Industrial Uses:
1. Resource extraction, processes and sales, except that such uses
are not permitted in natural area protection buffers.
(d) Accessory Uses:
1. Wireless Telecommunication Equipment provided that they are
not located within t/4 mile of the centerline of 1-25, or the
centerline of Carpenter Road.
(C) Prohibited Uses. All uses that are not (1) expressly allowed as permitted uses in
this Section or (2) determined to be permitted by the Director pursuant to Section
1.3.4 of this Land Use Code shall be prohibited.
(D) Land Use Standards.
(1) Residential Density. Maximum residential density shall be 1 dwelling unit
per ten (10) acres, except for Residential Cluster Development Plans,
which shall have a maximum residential density of 1 dwelling unit per
2.29 acres.
(2) Airport Critical Area — No Residential Use. No residential use shall be
permitted within the designated Airport Critical Area.
(3) Dimensional Standards.
(a) Setback Area of at least eighty (80) feet shall be provided along
arterial streets, measured from the right-of-way.
(b) Single-family detached dwellings on lots containing at least 10
acres:
Minimum lot width shall be two hundred (200) feet.
2. Minimum depth of the front yard shall be sixty (60)
feet.
3. Minimum depth of the rear yard shall be fifty (50) feet.
4. Minimum side yard shall be fifty (50) feet.
(c) Single-family detached dwellings in Residential Cluster
Developments:
Proposed Rural Lands Zoning District Page 3
Draft (6-2-04)
u
(e) March 27, 1997; provided, however, that such existing use shall constitute a permitted use
only on such parcel of property.
(2) The following uses are permitted in the RUL District subject to
administrative review:
(3)
(a) Residential Uses:
1. Single-family detached dwellings on lots containing at least
10 acres.
(b) Institutional/Public/Civic Uses:
1. Public facilities.
2. Parks, recreation and open lands, except neighborhood parks as
defined by the Parks and Recreation Policy Plan.
(c) Industrial Uses,
1. Composting facilities.
(f) Agricultural Uses:
1. Animal boarding.
The following land uses are permitted in the RUL District subject to
review by the Planning and Zoning Board:
(a) Residential Uses:
1. Single-family detached dwellings in Residential Cluster
Developments.
(b) Institutional/Civic/Public Uses:
1. Golf Courses.
2. Riding Academies.
3. Cemeteries.
Proposed Rural Lands Zoning District Page 2
Draft (6-2-04)
Division 4.2 Rural Lands District (RUL)
(A) Purpose. The Rural Lands District is intended for privately owned lands that are
planned as a rural edge to the community. Rural lands include but are not limited
to community separators, clustered residential development, large lot residential,
agriculture, natural area buffers and corridors, and other open lands of similar
character and purpose.
(B) Permitted Uses.
(1) The following uses are permitted in the RUL District, subject to Basic
Development review, provided that such uses are located on lots that are
part of an approved site -specific development plan:
(a) Agricultural Uses:
1. Agricultural Activities.
(b) Accessory/Miscellaneous Uses:
1. Accessory buildings.
2. Accessory uses.
3. Farm Animals.
(c) Any use authorized pursuant to a site specific development plan
that was processed and approved either in compliance with the
Zoning Code in effect on March 27, 1997, or in compliance with
this Land Use Code (other than a final subdivision plat, or minor
subdivision plat, approved pursuant to Section 29-643 or 29-644 of
prior law, for any nonresidential development or any multi -family
dwelling containing more than four [4] dwelling units), provided
that such use shall be subject to all of the use and density
requirements and conditions of said site specific development plan.
(d) Any use which is not hereafter listed as a permitted use in this zone district but which was
permitted for a specific parcel of property pursuant to the zone district regulations in effect
for such parcel on March 27, 1997; and which physically existed upon such parcel on
2.3.3. Neighborhood Centers Policies. Three pHicies direct development 0
These policies are based on
City Plan policies for neighborhood centers, with specific attention to individual
market and development conditions in the Fossil Creek Reservoir Area. They enable
development of a range of nonresidential uses in the area and identify the appropriate
character of development.
(Note: The following language is moved to a more
FC-LUF-7 Neighborhood centers will be
located for convenience to residential ai
preferably within
homes.
riate location in 22.2)-F-&-
development,
of their most
FC-LUF-S Land uses in a +he Fossil Creek,Reservoir Area neighborhood center may
contain include: a park or commons, one of the area's elementary schools, a church,
possibly a community facility such as i�' ay care, center and/or recreation facility, and
s
limited convenience retai ops, s�xoes°sional offices, clinics, or other small
businesses.
New 2.3.4. Neighborhood Commercial Center Policies.
FC-LUF-9 Designated space for a neighborhood, commercial center approximately
10 acres in size will be located on the west side of Timberline Road
approximately 1 'h miles south of Harmony Road.
FC-LUF-10 A grocery store or supermarket will be encouraged as the anchor for
this center, and the center may also include shops, offices and clinics, services,
civic uses, residential (such as lofts or apartments) and some limited auto -related
services.
FC-LUF-11 Buildings will be limited to 2-1/2 stories in height.
Chapter 2 o Land Use Framework
Collins and Loveland, "The Corridor".
FC-LUF-43 Mixed -Use Neighborhoods. These neighborhoods will consist of a mix of
housing types near parks, schools, and a neighborhood center. The density will be a
Net minimum overall average of either 3 arrd or 5 units per acre, with an overall
maximum of 8 dwelling units per acre, and maximum of 12 units per acre for any single
phase. This residential classification would will require, design and development
standards agreed upon by both Larimer County and the City of Fort Collins. The
method of calculating density is shown in Appendix A.
New FC-LUF-4: A Medium Density Mixed -Use Neighborhood. A medium density
mixed use neighborhood will be located in conjunction with a neighborhood''''
commercial center on the west side of Timberline Road approximately 1 '/z miles south
of Harmony Road. This neighborhood will be approximately 20 acres in size, shaped to
generally wrap around the Neighborhood Commercial Center to form a transition and a
link to surrounding mixed use neighborhoods. The density will be a minimum overall
average of 12 units per acre, with a minimum of 7 units per acre for any single phase in
a multiple -phase plan. Buildings will be limited to 2 1/2 stories in height. This
residential classification "ouid will require design and development standards agreed
upon by both Larimer County and the>City of Fort Collins. The method of calculating
density is shown in Appendix A
y
New FC-LUF-5: Relationships and Transitions at Edges of Neighborhood
Development. Where a new neighborhood develops next to existing lower -
density residential development, the neighborhood design and layout should
complement the established patterns of buildings and outdoor spaces along the
edge, with no drastic and abrupt increase in the size of buildings or intensity of
building coverage.
FC-LUF-56 Utb__ Estate Estate Residential. Neighborhoods in this area will
consist of single family homes on larger lots than those found in mixed -use
residential neighborhoods. The Land Use Framework Plan calls for Estate
development north and west of the reservoir, providing a gradual transition
between urban development and open lands. Estate areas will vary from lots
between one-half and one acre in size to lots of up to five acres or more, with overall
6 gross density ranges from .5 to 2 units per acre. This category provides for large
lot single family residential development of the type already found in the
northwestern portion of the study area. The Urban Estate residential classification
%V Otlid will require design and development standards agreed upon by both Larimer
County and the City of Fort Collins.
Chapter 2 o Land Use Framework
Management Area, is unique to the Fossil Creek Reservoir Area.
Resource Management Area. The area within one -quarter mile of Fossil Creek
Reservoir and Duck Lake, within which a Resource Management Plan will be completed
as identified with Plan implementation.
Wetlands. This designation includes all "jurisdictional" wetlands, meetinede:
criteria for a Section 404 permit issued by the Army Corps of E eer .: other
wetlands meeting the broader criteria of the U.S. Fisltand Wild 'cc.
Development is not permitted in areas designated 40ands.
Airport Critical Area. Areas subject to hazar
activities. Certain restrictions on development
critical area consistent with state policy, and cc
Latimer County and the cities of Loveland and
2.3. Land Use Policies.
Five These Land Use Policies have been de
neighborhoods in the Fossil Creek Reservoir Ar
natural resource areas. Rmidt 11tial 11t4i ghbo�j
CZ in the County's Master Plan and Cz1'lan; alto
directions established in those they m4, is
the Fossil Creek Reservoir Are a restditial
for Estate and Low Density n : borho but
densities will depend o e pleme , ;
2.3.1.
0
aide de ment of residential
as o er non-residential and
pplement those found
e based on the policy
o the particular conditions of
> establish minimum densities
es needed to achieve these
selected.
FC-LUF 1 ty lD New urban development will be
required to dent wi principles and policies for community design and
new residential A _ } ood established by the Fort Collins City Plan.
OF-52 Ratiral Residential. Areas currently zoned FA-1 and AP -Airport which are
for higher density urban residential densities are designated as
Al" 11
��� g tY g
0 ending areas in the proposed TDU program. However, if developed they
should be developed at residential densities consistent with the rural conservation
development policy contained in the Larimer County Master Plan. The AP -Airport
zoning south of County Road 32, adjacent to the I-25 Interstate exchange remains
designated a mixed -use area as denoted in A Plan for the Region Between Fort
Chapter 2 o Land Use Framework
Accordingly, a Transfer of Density Units (TDU) program will be
established for the Fossil Creek Reservoir planning area. The "sending
area" for this program will be established separately from the Fossil
Creek Reservoir Area Plan, but will include specifically designated
parcels from the region between Fort Collins and Loveland, and possibly
other appropriate areas.
Receiving Area (See TDU Sending/Receiving
end of Chapter 6.*)
The area that requires the purchase ransi
(Transfer of Density Units program order
densities higher than allowed by C ty zo
at residential densities allowed by
"cluster" the allowed number of dw
according to the new design standa m
Sending Area (See TDU
end of Chapter 6*)
Designated properties
transfer developmen it
Sending area sites are
area will be desi 4 d sel
Reservoir Are n.
*Please
2.2.-78.
6 for
at the
. If a pr p:
ag, it will b&'" ed to
at Plan density and
alannine area.
at the
ZM!999
ntarlly sell oreceiving area sReservoir plann of the Fossil Creek
rea Map shown in this Plan represents only part of
that may be adopted with the proposed TDU
descriptions of the proposed Transfer of Density Units
fublic/Instituti cols and publicly -owned sites used for provision of public
services, such as age treatment plant or other land owned by the irrigation or
sanitation distric
Parks. Neesignation
rhood parks and a "commons" or public open space in the neighborhood
W also includes a proposed regional park south of Fossil Creek
cooperatively developed and managed by Fort Collins, Loveland, and
ounty.
Special Area Designations. Several designations have been identified, which modify
uses or development standards permitted by the base land use classification, based on
environmental planning considerations. One of these designations, the Resource
Chapter 2 o Land Use Framework
that is '/4 mile wide around the Fossil Creek Reservoir, including Duck
Lake - bounded on the west by Timberline Road, on the south by
County Road 32, and on the east by Interstate-25. A resource
management study and plan would be required prior to development
approval within the Resource Management Area. The '/4 mile boundary
on the north is measured from the shoreline of the reservoir, as defined
by the property line of the reservoir, which is approximately
0 to 80
feet above the high water line.
g :r
Within the Resource Management Are " - 4
Proposed developments will be req W _ to
management plans. These plans w' denti
resources on the development site ;,'d the
regulatory options for their protec
the Resource Management Area an
described in detail in Chapter 4, Naryr
for
in
management plans are
d Open Lands.
2.2.5 6. Mixed -Use Commercial Interchange. Th" 4stern portion of the
planning area, including land north and` _ of the iiA nge of Interstate-25
x �4
and County Road 32, is currently tse denstand non-residential
uses. The northern portions ar * elude , AV Management Area and
has considerable environmen and infrastru straints for new
development or use under thexistinikymultipl Wing districts. These issues
will need to be resolved 1ti; 'oint plaining efft5rt involving the County, adjacent
municipalities, and affecLl land " ; ers (Se'references to the Cooperative
Planning Area, Chate) Are bikeway route connects to a bikeway trail
that,s through t anning ry, p'rcles the reservoir, and links to the
Pld ver Bi th Lar mdr County and the City of Fort Collins have
id it ture, -25 Corridor Study Project, which would include the
Inters - d Co cl 2 interchange area in the analysis. Any
develonm rilicant"tri rea will need to include a Master Plan and
the project.
2.2.6 7. Transf ensity Units. The Larimer County Master Plan and A
Plan for the Reg etween Fort Collins and Loveland both call for the use of a
transfer of derA' y-unit program to "reduce" density of development within the
unincorporatea� area of Larimer County, between Loveland and Fort Collins.
,Such a pr i', would result in development density being transferred from
`N' density lower than current county zoning allows is desired to areas
r `r an densities are desired (e.g., Growth Management Areas). APlan for
W
tbie Region Between Fort Collins and Loveland suggests, on page 16 regarding
Subarea 16 - the area north of Fossil Creek Reservoir - that one method to
achieve implementation of that Plan is by making Subarea 16 a Transfer of
Density Rights (TDR) receiving area.
Chapter 2 o Land Use Framework
.•
r.2.2.3 Residential Uses in FA-1/AP De his land use
classification designates those areas wh clu pment would be
permitted, similar to the rural conservation deve esignated in the
Larimer County Master Plan Th , :ar "s are locat a northeast
A,.
portion of the Fossil Creek Re it Area and south of County Road 32, as
shown on the map at the end of Chapter 1.
New 2.2.4. Neighborhood Commercial Center. The neighborhood
Commercial Center is intended to be a mixed -use commercial core area
anchored by a grocery store or supermarket and a primary transit stop.
The main purpose of this center is to meet consumer demands for
frequently needed goods and services, with an emphasis on serving the
surrounding neighborhoods including a medium density mixed -use
neighborhood. In addition to retail and services, the center may
include small civic facilities, day care,and dwellings.
2.2.4 5. Resource Management Area. Much of the surrounding Fossil Creek
Reservoir area lands are designated for close management of natural resources.
This designation -,vas based on a variety of considerations, including:
• Presence of wetlands, critical habitat areas (particularly water bird
nesting sites and bald eagle roosting sites), and airport noise impact
and hazard areas.
Implementation of A Plan for the Region between Fort Collins and
N Loveland which calls for protection of important natural resource
habitat around and south of the reservoir.
• Access limitations.
The Land Use Framework Plan designates a Resource Management Area
Chapter 2 0 Land Use Framework
pill
V ,.. .. . .
..
'Mill
..■."ILM-9199
The land uses and densities proposed in the Plan are consistent with City PTdn. The
Fossil Creek Reservoir Area is considered a part of the future An
e Tort Collins.
The Plan provides for a mix of urban and estate lots, with a gesitioning from
higher densities near Harmony Road to lower densiti ,. � ar t
New urban residential neighborhoods
exist presently throughout the City, an
densities that reflect the character of F
subdivisions have been designated "Es
maintaining the existing larger -lot chat
subdivisions proposed within these ar,
densities between 1/2 to 2 acre lots. A
large lot developments, the Count
owners to maintain adequate path
The residential c
following issues:
• What should
• How shoul
•. Should
the
mix
IMExisting larg&eat'
.tiaP' for the purpose of
roperties. For future
Is for increased
)pm next to existing
staff with the property
etween ritstinR and future uses.
Plan addresses the
be e a and, if so, where?
.al de W ent occur in ways that protect the
Ore consistent with the character of existing
.__.. _ _.in and adjacent to the Fossil Creek Reservoir
(Note: the following language is moved and incorporated into'2.3.1
Chapter 2 o Land Use Framework
2.2. Land Use Classifications.
2.2.1. Introduction. The Land Use Framework Plan identifies various land use
classifications including mixed -use neighborhoods, a medium density mixed -use
neighborhood with neighborhood commercial center at its core, estate
residential, farming, airport, tourist, commercial, multi -family, and residential.
Table 2-2 summarizes the acreage and potential development and A,ch land
use classification, based on assumptions regarding likely d iti d
limitations. Implementation mechanisms which 'll be chieve the
densities and uses specified in the land use cl atio tified in
Chapter 6, Implementation.
2.2.2. Neighborhoods Development. The F olli ity Plans
development of new neighborhoods th ducive to walk> ycling
and transit use, and that provide an inter -- uses and housing types.
Consistent with City Plan policies, the La ; ework Plan promotes
these community design objectives and provi -` of residential
neighborhoods. Proposed residential neighbor h ranged on a
street network that enables pedestrian and bicycle V ' tions, and are each
is focused on a neighborhood center combining eletq is such as a park,
school, and community facility,�rn icr-r, or limiteci`small-scale
neighborhood -oriented commercial facilities. Neighborhood center are to
bring together the residents of the Fossil Creek Reservoir Area
neighborhoods. Whether for visiting the park, attending the elementary
school, participating in a day care center or other activity at a neighborhood
facility, or buying a convenience item, residents should find that the
neighborhood center meets numerous everydayneeds. (Note: the preceding
sentence is moved from Policy FC-LUF-6) rite_ `__ ____a__ __a'__
A medium density mixed -use neighborhood is shown in conjunction with a
Neighborhood Commercial Center west of Timberline. This neighborhood is
intended to be a place for attached and multi -family housing within easy
walking distance of transit and a neighborhood commercial center. This
neighborhood will form a transition and a link between surrounding
A neighborhoods and the commercial center with a unifying pattern of streets
and blocks. Buildings, streets, bike and walking paths, and outdoor spaces
will be arranged to create an inviting and convenient living environment.
Recommended amendments to the intergovernmental agreement
accompanying this Plan will specify neighborhood design and urban
development.
Chapter 2 o Land Use Framework
Table 2-1 Land Use Area / Dwelling Unit Calculations - 1998 inside study area
Land Use
Gross
Acres
Net Acres
15 %
DU /Acre
Minimum
Total DUs
New Urban Residential:
Medium Density Mixed -Use
Neighb's
20.0
17.0
12.0
204.0
Mixed -Use Neighborhoods (@
5/ac.)
543.0
461.5
5.0
2,307.5
Mixed -Use Neighborhoods (@
3/ac.)
572.0
486.2
3.0
1)4586
Estate Residential
646.0
'549.1'
0.5
274.5
Subtotals:
1,791.0
rl,522.4
9.5
4,244.6
County Zoning Districts:
FA-1 Farming
9Q,$
NA
0.5
465.4
AP - Airport
771.6
" NA
0.5
385.8
T - Tourist
17.5
NA
NA
C - Commercial
NA
NA
MF - Multi -Family
.,°��'
NA
NA
R - Residential
1}
NA
NA
Subtotals: -
1,818.5
1.0
851.2
Others:
Neighborhood Commercial Center
10.0
NA
NA
Regional Park
473.8
NA
NA
City -Owned Natural Area
188.8
NA
NA
Open Water Bodies "'
789.9
NA
NA
Total Acres:
5,062.0
Total DU:
5,095.8
Chapter 2 0 Land Use Framework
2.1.2. Land Use. The Land Use Framework Plan, shown on the map at the end of this chapter,
balances urban development with conservation of natural resources and compatibility with
existing development in the area. Mixed -use Neighborhood development is concentrated
in the northern portion of the area. The area around and south of the reservoir is largely
identified as a resource management area targeted primarily for implementing strategies to
protect the area from development. Estate Residential development will provide the
transition from the more intensive development in the north to rur reside in the
south. The Land Use Framework Plan also identifies the area's a 'ng future street
system, which is described in detail in Chapter 3, Tr ortatio al and
neighborhood parks are located according to the st artic mer County'
Mater Plan, City Plan, and the Fort Collins Parks Recreati Table
summarizes development at build out under the 's propo inclu to f
housing units and estimated population.
2.1.3. Natural Resource Protection. One of the pi
Area Plan is to protect the area's sensitive wi
Fossil Crrek Reservoir as a component of the
wildlife areas of the reservoir include, but are
winter night roosts and hunting perches ting hab' elican feeding and
resting areas, and wetlands. The nee rot e que dlife habitats, to prow
opportunities for passive recreatio d inte - ti t " " , and to provide other of
lands in the Fossil Creek Resery Area h previ en identified in a number c
documents, including the La r Coun R arks M r Plan, A Plan for the Region
Between Fort Collins and nd, F Collins Plan, Fort Collins Natural Arec
Policy Plan, and Fort Co Parks I ecre Policy Plan. These plans recogni
krea constituent of the open land corridor
weland.
Chapter 2 0 Land Use Framework
as
of the Fossil Creek Reservoir
Chapter 2 — Land Use Framework Plan
2.1. Introduction.
2.1.1. Development Concepts Overview. The proposed Land Use Framework Plan builds on
the directions established in City Plan and the Larimer County aster P
Both of
these plans emphasize compact urban form, with a clear distinc be
en urban and
rural areas and a balance between urban developme d rur ation. The Fossil
Creek Reservoir Area Land Use Framework Plan' ded
d implement
these community -wide concepts, yet at a more d ed neigh
• The poli
enumerated in this Plan are intended to be utili with th nciple
d
in Appendix A of this document in support o o ' s containe
adopted City and County Plans.
Land Use Framework Plan Objectives:
a. Build a self-supporting group of nei ods with"( plement of parks,
schools and community facilrtie en space ms, consistent with
the County's Master Plan an "Co tan, mciples and Policies.
b. Provide for protection of s tive wi E1 nd the Reservoir, as well a�
with standards for that h at cons, ation
c. Provide neighborhood`CetiYers as aocal point for neighborhood activity.
* Provide aNeighborhood Commercial Center to serve surrounding neighborhoods'
including a grocery store or supermarket and other neighborhood oriented retail
and services
d. Link the area to other distric ghborhoods, encourage walking and
bicycling. and accommodate transit service to the Neighborhood Commercial
Center and other neighborhood centers.
C. Complement, but do not cozrfpete with, development in the Harmony Corridor.
f. Provide a "Transfer of Density units" (TDU) program in which development units
may be transferred from the region between Fort Collins and Loveland to the
Receiving Area portion of the Fossil Creek Reservoir Area Plan, depicted on the
TDU Sending and Receiving Area Map, located at the end of Chapter 6.
g. Achieve higher densities where they are appropriate and feather to lower densities
as development nears Fossil Creek Reservoir.
The Land Use Framework Plan is grounded in planning concepts that have emerged during the
concurrent long range planning efforts undertaken by the County and the City of Fort Collins.
Chapter 2 o Land Use Framework
Date
Fossil Creek Reservoir Area Plan Amendment - Scheduled Hearings
09/11/98
Planning and Zoning Board, Work Session, Presentation Scheduled.
09/17/98
Planning and Zoning Board, Hearing Scheduled.
10/05/98
Board of County Commissioners, Hearing Scheduled.
10/06/98
Fort Collins City Council, Hearing Scheduled.
10/21/98
Larimer County Planning Commission, Hearing Tentatively Scheduled.
No Text
SUNRISE RIDGE ANNEXATION TO_THE CITY OF FORT COI. LINE. CO.
SUNRISE RIDGE ANNEXATION
A PORTION OF LAND LOCATED IN THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE
SOUTHEAST QUARTER OF SECTION 4 AND THE SOUTHWEST QUARTER OF SECTION 3, ALL IN TOWNSHIP 6 NORTH,
RANGE 68 WEST OF THE 6th PRINCIPAL MERIDIAN, COUNTY OF LARIMER, STATE OF COLORADO.
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#13-05 Sunrise Ridge Annexation and Zoning N
Sunrise Ridge Annexation and Zoning and Structure Plan/Sub-Area Plan Amendment,
#13-05
May 19, 2005 P & Z Meeting
Page 8
RECOMMENDATION:
Staff recommends that the Sunrise Ridge Annexation be approved. Further, Staff
recommends that the Plan Amendment be denied and that property be placed into the
Urban Estate zone district in accordance with the adopted elements of City Plan.
Finally, Staff recommends that the property be placed within the Residential
Neighborhood Sign District.
Sunrise Ridge Annexation and Zoning and Structure Plan/Sub-Area Plan Amendment,
#13-05
May 19, 2005 P & Z Meeting
Page 7
7. Findings of Fact/Conclusion:
In evaluating the request for the Sunrise Ridge Annexation and Zoning and Structure
Plan/Sub Area Amendment, Staff makes the following findings of fact:
A. The annexation of this parcel is consistent with the policies and agreements
between Larimer County and the.City of Fort Collins, as contained in the
amended INTERGOVERNMENTAL AGREEMENT — GROWTH MANAGEMENT
AREA.
B. The parcel meets all criteria included in State law to qualify for annexation by the
City of Fort Collins.
C. The requested zone district, L-M-N, Low Density Mixed -Use Neighborhood, is not
in conformance with two elements of the City's Comprehensive Plan (City Plan).
These elements are the Structure Plan Map and the Fossil Creek Reservoir Area
Plan.
D. The requested Plan Amendment to allow L-M-N zoning is not warranted by any
change in character or physical attributes in the area. The recommendation of
Urban Estate zoning by the Fossil Creek Reservoir Area Plan remains valid and
should be preserved.
E. In this case, the separation between urban and semi -rural land uses within the
Growth Management Area should be retained along the north -south line that
divides Observatory Village from the seven lots that front on Strauss Cabin Road.
Otherwise, a piecemeal approach could lead to each subsequent lot to the south
seeking L-M-N zoning on an individual basis at separate times without a unified
comprehensive approach.
F. Staff recommends the parcel be placed within the Residential Neighborhood Sign
District.
G. On April 19, 2005, City Council passed a Resolution which accepted the
annexation petition and determined that the petition is in compliance with State
law.
Sunrise Ridge Annexation and Zoning and Structure Plan/Sub-Area Plan Amendment,
# 13-05
May 19, 2005 P & Z Meeting
Page 6
Staff contends that there has not been a sufficient change in character in the
area to warrant a Plan Amendment.
B. The dividing line between urban and rural was intended to be a north -south line
that separated Observatory Village from the seven residential lots that front on
Strauss Cabin Road. Allowing this one lot to develop at higher urban density
encroaches across this line.
C. If this lot is allowed to develop under the L-M-N, then the same arguments would
apply to the next lot to south, as it could also logically seek L-M-N zoning, and so
on south to Kechter Road. This is a piecemeal approach. Instead, the seven
lots should be treated equally and comprehensively. If all seven lots applied for
the Plan Amendment, then a more rational case could be made. But,
considering a Plan Amendment for a single lot in isolation is not a rational
approach to land use planning on the fringe of the City.
Staff finds that there has not been a sufficient change in the physical attributes of the
general area that would indicate City Plan is in need of the proposed amendment. Staff
also finds that the proposed Plan Amendment will not promote the public welfare and
will be consistent with the vision, goals, principles and policies of City Plan and the
elements thereof. Staff, therefore, recommends denial of the proposed Plan
Amendment.
6. Neighborhood Information Meeting:
A neighborhood information meeting was held on April 12, 2005. Minutes to this
meeting are attached. The main points are summarized as follows:
A. Those in attendance oppose the Plan Amendment. If annexation is to occur, it
should be held to Urban Estate zoning.
B. There is a concern that allowing this one lot to urbanize to the L-M-N level would
create pressure on the subsequent lots to the south. This would be a domino
effect.
C. L-M-N urbanization is too intense for the character of the area. Urban Estate, not
L-M-N, would provide the necessary transition in intensity to protect the
ambiance enjoyed under FA-1 County zoning.
Sunrise Ridge Annexation and Zoning and Structure Plan/Sub-Area Plan Amendment,
# 13-05
May 19, 2005 P & Z Meeting
Page 5
A. The City Plan and/or any related element thereof is in need of the proposed
amendment; and
B. The proposed plan amendment will promote the public welfare and will be
consistent with the vision, goals, principles and policies of City Plan and the
elements thereof.
5. Summary of Applicants' Case for L-M-N:
The applicants have provided an attachment titled "Statement of Principles and Policies
and Consistency with the City Structure Plan." Briefly, the main points are summarized
as follows:
A. The site is square -shaped and bordered on two sides by urban development. To
the west is Observatory Village, zoned L-M-N. To the north is Morningside
Townhomes, zoned H-C. The eastern edge consists of the Fossil Creek
Reservoir Inlet Ditch and Strauss Cabin Road, a section line road classified as a
minor arterial street. These three edge conditions represent urban
characteristics.
B. Rock Creek Drive is stubbed to the west property line. It is classified as a
collector street and will be required to extend east to Strauss Cabin Road. A
collector roadway is designed to carry levels of traffic associated with urban
development.
C. The southern edge of the property would border the area designated as Urban
Estate. An urban development in the L-M-N can provide context sensitive design
and buffering to mitigate the impacts along the south edge. Sections 3.5.1 and
3.5.2 of the Land Use Code require that new development be compatible with
existing neighborhoods and require minimum building and garage standards.
6. Staff Recommendation for Urban Estate Zoning:
Staff is recommending that the Plan Amendment not be approved and Urban Estate
zoning be implemented, in accordance with elements of the City Plan. This
recommendation is based on the following points:
A. The Fossil Creek Reservoir Area Plan was adopted in 1998 and amended in
1999. At that time, both the L-M-N and H-C zonings were in place. Urban
development was expected along the west and north edges of the subject parcel.
Sunrise Ridge Annexation and Zoning and Structure Plan/Sub-Area Plan Amendment,
#13-05
May 19, 2005 P & Z Meeting
Page 4
Typically, Low Density Neighborhoods will be clustered around and integral with a
Medium Density Mixed -Use Neighborhood with a Neighborhood Commercial
Center at its core. For the purposes of this Division, a neighborhood shall be
considered to consist of approximately eighty (80) to one hundred sixty (160)
acres, with its edges typically consisting of major streets, drainageways, irrigation
ditches, railroad tracks and other major physical features.
B. Structure Plan Map — Urban Estate
In contrast, the Urban Estate zone is described as follows:
Purpose. The U-E district is intended to be a setting for a predominance of low -
density and large -lot housing. The main purposes of this District are to
acknowledge the presence of the many existing subdivisions which have
developed in these uses that function as parts of the community and to provide
additional locations for similar development, typically in transitional locations
between more intense urban development and rural or open lands.
The Urban Estate district also provides for residential cluster development where
the allowable density can be clustered in order to preserve a minimum of 50%
open space.
As mentioned, the U-E designation complies with both Fossil Creek Reservoir Area
Plan and the City's Structure Plan Map.
3. Amendment to the Structure Plan Map and Fossil Creek Reservoir Area Plan:
Placing this parcel into the L-M-N requires official action on the City's Structure Plan
Map and the sub area plan that governs this specific geographic area. This map and
sub area plan are components of City Plan. In order to simplify the Board's discussion,
amending these two maps shall be referred to as the Plan Amendment. Please note
that one cannot occur without the other so they cannot be separated and must be
treated in tandem.
4. Plan Amendment Review Criteria:
City Plan allows for amendments through a Minor Amendment process as outlined in
Appendix C (see attached). The two review criteria are:
Sunrise Ridge Annexation and Zoning and Structure Plan/Sub-Area Plan Amendment,
# 13-05
May 19, 2005 P & Z Meeting
Page 3
The parcel gains the necessary one -sixth contiguity along the entire north and west
property lines. Of the total perimeter boundary, the parcel has 48% contiguity with the
City limits. This substantially exceeds the required minimum of 16.66% (one -sixth).
The parcel, therefore, complies with the requirements of the INTERGOVERNMENTAL
AGREEMENT — GROWTH MANAGEMENT AREA and is eligible for annexation.
One of the stated intents of the AGREEMENT is to have urban development occur
within the City in order that the provision of urban level services by the County would be
minimized. This is a 100% voluntary annexation. The parcel is not an enclave. On
April 19, 2005, City Council passed a Resolution which accepted the annexation petition
and established that the petition is in compliance with State statutes.
2. Compliance with State Law:
As mentioned, the annexation has 48% of its perimeter boundary contiguous with
existing City limits which exceeds the required one -sixth as mandated by State law.
Further, the parcel is found to have a community of interest with the City and the parcel
is expected to urbanize shortly.
3. Zoning:
A. Requested Zoning — Low Density Mixed -Use Neighborhood
The proposed zoning for the Sunrise Ridge Annexation is L-M-N, Low Density Mixed -
Use Neighborhood. The Land Use Code describes this zone district as follows:
Purpose. The Low Density Mixed -Use Neighborhood District is intended to be a
setting for a predominance of low density housing combined with complementary
and supporting land uses that serve a neighborhood and are developed and
operated in harmony with the residential characteristics of a neighborhood. The
main purpose of the District is to meet a wide range of needs of everyday living in
neighborhoods that include a variety of housing choices, that invite walking to
gathering places, services and conveniences, and that are fully integrated into the
larger community by the pattern of streets, blocks, and other linkages. A
neighborhood center provides a focal point, and attractive walking and biking paths
invite residents to enjoy the center as well as the small neighborhood parks. Any
new development in this District shall be arranged to form part of an individual
neighborhood.
Sunrise Ridge Annexation and Zoning and Structure Plan/Sub-Area Plan Amendment,
# 13-05
May 19, 2005 P & Z Meeting
Page 2
requested zoning of L-M-N, Low Density Mixed -Use Neighborhood, is not in compliance
with the Fossil Creek Reservoir Area Plan and Structure Plan Map. Instead, Staff
recommends placement into the U-E, Urban Estate, zone district.
Staff recommends the parcel be placed within the Residential Neighborhood Sign
District. The Initiating Resolution was considered by City Council on April 19, 2005 and
approved. The item is scheduled for first reading by City Council on June 7, 2005.
COMMENTS:
Background:
According to the policies and agreements between the City of Fort Collins and Larimer
County, contained in the amended (November21, 2000) INTERGOVERNMENTAL
AGREEMENTS — GROWTH MANAGEMENT AREA (I.G.A.), the City will agree to
consider for annexation property in the G.M.A. when such property is eligible for
annexation according to State law. According to the I.G.A., as amended,:
"It is the City's intent to annex properties within the GMA as expeditiously as
possible consistent with the terms of this Agreement. Except as provided in
Section 8(B), the City agrees to consider the annexation of any parcel or parcels
of land located within the GMA which are eligible for voluntary annexation
pursuant to the provisions of Title 31, Article 12 Colorado Revised Statutes."
The surrounding zoning and land uses are as follows:
N: H-C; Existing and Developing Multi -Family (Brookfield Subdivision — marketed as
Morningside Townhomes)
S: FA-1 (County); Existing large -lot, semi -rural single family detached residential
E: FA-1 (County); Vacant — Fossil Creek Reservoir Inlet Ditch
W: L-M-N; Existing Single Family Attached (Willowbrook Subdivision — marketed as
Observatory Village)
Originally part of a large farm, the seven lots that front on the section line road were split
off from the original farm approximately 25 years ago.
All seven lots were included in the boundary area of the Fossil Creek Reservoir Area
Plan jointly adopted by the City and Larimer County in 1999.
ITEM NO. 6
MEETING DATE 5/19/05
STAFF Ted Shepard
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Sunrise Ridge Annexation and Zoning and Structure Plan/Sub-Area
Plan Amendment, #13-05
APPLICANTS: Mr. Howard Mounts and Mr. and Mrs. Kelly and Theresa Smith
c/o Land Images, Inc.
1136 E. Stuart Street
Fort Collins, CO 80525
OWNERS: Mr. Howard Mounts Mr. & Mrs. Kelly & Theresa Smith
5101 Strauss Cabin Road 7890 Pheasant Run Lane
Fort Collins, CO 80525 Wellington, CO 80549
PROJECT DESCRIPTION:
This is a request to annex and zone a 10.34 acre parcel. The site is 5101 S. Strauss
Cabin Road located approximately one-half mile south of East Harmony Road on the
west side of Strauss Cabin Road. Contiguity with the existing municipal boundary is
gained along the entire west boundary which is shared with the east property line of the
Willow Brook Subdivision (Observatory Village). Contiguity is also gained along the
entire northern boundary which is shared with the south property line of Brookfield
Subdivision (Morningside Townhomes).
The requested zoning is Low Density Mixed -Use Neighborhood. This request requires
an Amendment to the Structure Plan Map and the Fossil Creek Reservoir Area Plan.
RECOMMENDATION: Approval of the Annexation. Denial of the Amendment to the
Structure Plan Map and Denial of placement into the L-M-N, Low Density Mixed -Use
Neighborhood. Approval of placement into the U-E, Urban Estate zone district
EXECUTIVE SUMMARY:
This is a 100% voluntary annexation for a property located within the Growth
Management Area. The property satisfies the requirement that no less than one -sixth of
the perimeter boundary be contiguous to the existing City boundary. The applicant's
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750
PLANNING DEPARTMENT