A principle is defined as a general or fundamental rule, doctrine, or assumption; a policy

Transcription

1 May 4,

2 82 May 4, 2004

3 Introduction City Plan determines how we can best achieve the values and ideals expressed in the Community Vision and Goals document and the basic framework of the future of Fort Collins as reflected in the City Structure Plan to the year City Plan builds upon these elements to describe the fundamental choices necessary to build the future Fort Collins. A principle is defined as a general or fundamental rule, doctrine, or assumption; a policy is defined as a definite course or method of action selected to guide and to determine present and future decisions. Thus, City Plan defines ways to make that desired future happen. City Plan answers the questions, How do we do it? and What will it look like? Specifically, the Plan will be used by the City to help make decisions about proposed ordinances and programs. Although the document will be used in creating specific regulations for land use and development (such as a land use code), the document itself will not be used to review applications for specific development projects. Because the document contains many policies, and because the policies address a wide range of considerations in different contexts, it is useful to consider how the policies should be read. For example, many of the policies use the words will or should, ensure or encourage, and so forth. In general, these words should be read to describe the relative degree of emphasis which the policy imparts, but not to establish a specific legal duty to perform a particular act or undertake a program or project. Because of the often general nature of the policies, some policies may appear to conflict, particularly in the context of a specific situation or viewed from the different perspectives of persons whose interests may conflict on a given issue. A classic example is the so-called conflict between policies which call for the preservation of the environment and policies which support economic development. Because Plan policies do not exist in isolation, and must be viewed in the context of all potentially relevant policies, it is largely in their implementation that they will be reconciled and balanced by the City Council and City staff. Exercise of judgment is critical to a comprehensive policy plan which seeks to provide general direction regarding the myriad of factors affecting growth and development in a complex urban setting. Introduction May 4,

4 Relationship to Community Vision and Goals To achieve the directions put forth in the Community Vision and Goals and the City Structure Plan, we must define principles and policies that are necessary for successful implementation efforts. The Community Vision and Goals are organized into eight categories -- Land Use, Transportation, Community Appearance and Design, Economy, Housing, Environment, Open Lands, and Growth Management. Some of the goals statements themselves are fairly specific, closely resembling a policy statement. The City Plan build upon the eight categories, giving backbone to the community s vision. Relationship to the City Structure Plan The City Structure Plan clarifies how we move from the vision set forth in the Community Vision and Goals to a clear plan for the physical form and development pattern of Fort Collins. The City Structure Plan is a map that sets forth a basic framework of neighborhoods, districts, corridors, and edges in a simplified diagram of how the Fort Collins urban area should evolve over the next twenty years. The City Plan add the next level of detail. They state what needs to be done in order to achieve the ideals for places within our community. By stating what should be done, the City Plan lead directly to the implementation phase of City Plan. Relationship to Other Adopted Plans City Plan builds upon previous planning efforts -- what really works well -- and enhances it. Where these planning efforts may not work as well as they should, this Plan finds ways to shape improvements by combining lessons learned from successes and failures with new ideas from local residents. City Plan Principles and Policies will also serve as a framework to integrate and coordinate future planning efforts. City Plan also provide over-arching guidance for other policy plans. Other recently adopted plans consistent with the of City Plan can be considered elements of City Plan, helping to further shape our City s desired future. Therefore, these next tier of plans need to be considered when making decisions. Organization of the City Plan City Plan are organized into five main sections. The first section contains principles and policies that are community-wide, based on the Community Vision and Goals. The next four sections are directly related to the places depicted on the City Structure Plan -- neighborhoods, districts, corridors and edges. Each policy is named. It is also identified by letters that designate the section of the Plan where it is Introduction 84 May 4, 2004

5 located and numbers that indicate the sequence of principles and policies within each section. In the Transportation section, for instance, a policy might be called T-2.3. This would be T, a Transportation policy; 2, in the second principle of the Transportation section; and 3, the third policy for that principle. Spirit of Fort Collins City Plan Fort Collins residents have tackled the challenging choices about how their City might develop and redevelop. Each of these choices has required balancing complex, and sometimes conflicting, issues. Each represents a significant decision to be made about the future form and pattern of the City. The spirit of this Plan is one that: Strives to achieve a fair and proper balance among conflicting interests, to protect the rights of citizens, and to affirm community values as they have been expressed by citizens throughout the planning process. Is designed to realize interrelated goals for land use, housing, transportation, air quality and other areas. Builds on desirable existing conditions while recognizing and improving upon undesirable conditions. Engages citizens in planning and decision-making efforts at the neighborhood, city-wide and regional levels. Affirms Fort Collins commitment to responsible stewardship of the natural environment, excellence of environmental design, and conservation of the heritage of the built environment. Assures that growth is accompanied by adequate infrastructure through such means as level of service and adequate facilities mechanisms, planning policies for public facilities and a strategic approach to financing investments in capital facilities. Uses the authority and influence of local government to realize this vision by coordinating many public efforts and developing partnerships with private sector efforts to support this vision. Introduction May 4,

6 Introduction 86 May 4, 2004

7 : Community-wide Land Use (LU) Transportation (T) Community Appearance and Design (CAD) Economic Sustainability and Development (ECON) Housing (HSG) Environment (ENV) Open Lands (OL) Growth Management (GM) The community-wide principles and policies provide an overarching framework that continues to define City Plan at its most general level. Where appropriate, existing policies from a variety of existing plans have been incorporated into this section. While these City Plan have been further divided into sections on land use, transportation, community appearance, and the like, taken together they become a solid foundation upon which to build a sustainable future to be followed as the City grows, develops and redevelops. May 4,

8 88 May 4, 2004

9 Land Use As Fort Collins continues to grow, questions of become increasingly important. Which lands will be urbanized? Where will parks be developed and open lands maintained? Where will jobs be created? Where will schools and housing locate? Careful land use planning will help preserve our quality of life as it guides the future design and development of Fort Collins. This section includes principles and policies for community-wide land use and a framework for future subarea planning which tailor City Plan s city-wide perspective to individual neighborhoods, districts, corridors and edges. PRINCIPLE LU-1: Growth within the City will promote a compact development pattern within a well-defined boundary. Policy LU-1.1 Compact Urban Form. The desired urban form will be achieved by directing future development to mixed-use neighborhoods and districts while reducing the potential for dispersed growth not conducive to pedestrian and transit use and cohesive community development. PRINCIPLE LU-2: The City will maintain and enhance its character and sense of place as defined by its neighborhoods, districts, corridors, and edges. Policy LU-2.1 City-Wide Structure. The City will adopt a city-wide structure of neighborhoods, districts, corridors, and edges as a means of creating identifiable places and achieving the goals of compact development that is well-served by all modes of travel. Policy LU-2.2 Urban Design. The design review process, supplemented by design standards and guidelines, will be used to promote new construction and redevelopment that contribute positively to the type of neighborhoods, districts, corridors and edges described herein while emphasizing the special identity of each area. PRINCIPLE LU-3: The City Structure Plan will be used to provide a geographic depiction of how these City Plan are applied throughout the City. Land Use May 4,

10 Policy LU-3.1 General Area Designations. The City Structure Plan will identify where the various designations apply within the Fort Collins growth management area as an indication of the City s intent to maintain certain conditions within these areas or to promote certain types of development. Policy LU-3.2 Amendments. Any significant changes to the area designations identified in the City Structure Plan will require an amendment to the City Structure Plan and adequate public participation. The City Structure Plan will be reviewed and evaluated on a regular basis. Policy LU-3.3 Development Regulations Established. Within each general area designation, specific development regulations will be established to provide greater detail regarding the intensity of activity desired, sequence and timing of development, and to address specific issues related to the types of uses and character of development and other criteria to be accommodated. PRINCIPLE LU-4: More specific subarea planning efforts will follow the adoption of these City Plan which tailor City Plan s city-wide perspective to individual neighborhoods, districts, corridors, and edges. [SEE FIGURE LU-4] Policy LU-4.1 Planning within the Context of City Plan. City Plan establishes citywide policies. Subarea plans are needed to help implement City Plan by applying its general, city-wide policies to a specific subarea. Through the process of subarea planning, City Plan may be amended over time to respect differing subarea needs and characteristics, incorporating new ideas that are consistent with City Plan s core values, vision and goals. Consistency between subarea plans and City Plan will be achieved through the process of adopting subarea plans. In adopting a subarea plan, the City Council determines the actions that the City will take that stem from the subarea plan. City Plan can be amended by the City Council to reflect a change in policy recommended in a subarea plan. LU-4.2 Generic Scope. A subarea plan will be comprehensive or issue-specific in scope, geographically limited to a defined area that may be as large as a corridor or as small as the boundaries of an individual neighborhood organization. A subarea plan may address a full range of issues including, but not limited to land use, housing, transportation, utilities and capital facilities, economic development, public safety, environment, appearance and urban design, transition at edges, and open space. A subarea plan is likely to contain background research, surveys and needs assessments and a wide variety of short- and long-term recommendations. Land Use 90 May 4, 2004

11 Policy LU-4.3 Collaboration. Collaborative relationships between stakeholders and the City will be fostered to help ensure that subarea plans are practical and effective. Policy LU-4.4 Initiation of Subarea Plans. Subarea plans will typically be initiated by the City. Neighborhood organizations and/or the neighborhood property owners may also initiate planning efforts for their area. The City should adopt policies for neighborhood-initiated plans as a requirement to receive support for plan development or formal City action for implementation. Policy LU-4.5 Priority Subareas. The following areas have been identified as priority for future subarea planning: Northside Neighborhoods Northwest Area including CSU Foothills Campus Policy LU-4.6 Existing Plans. Existing subarea plans will be reviewed and made consistent with City Plan, as needed. Four plans are planned to be updated: East Side Neighborhoods Plan West Side Neighborhoods Plan Downtown Plan North College Avenue Corridor Plan Policy LU-4.7 Redevelopment / Infill. Subarea plans will serve as the primary means of identifying targeted areas that are to be encouraged as locations for redevelopment and infill activity. Land Use May 4,

12 FIGURE LU-4. Land Use 92 May 4, 2004

13 Related Plans and Policy Background Issues and Policy Plans Campus West Community Commercial District Planning Study Report: explains issues and alternatives as a reference for future interest in redevelopment (2001). Transportation Master Plan: transportation recommendations that assist in achieving City Plan s vision(2004). Subarea/Corridor Plans Fort Collins Downtown Plan: policy guidance for capital improvement projects, land use, urban design, historic preservation, transportation, parking, etc. (2004). East Mulberry Corridor Plan: policies and recommendations for Highway 14 and surrounding neighborhoods (2002). East Side Neighborhood Plan: policies and recommendations to preserve and enhance quality of life of the neighborhood (1986). Fossil Creek Reservoir Area Plan: provides recommendations and policies for the southeast quadrant (1998). Harmony Corridor Plan: provides a land use and urban design framework for future development of the area (1995). I-25 Subarea Plan: provides recommendations and polices for areas along I-25 (2003). Mountain Vista Subarea Plan: provides land use, design, environmental and transportation recommendations for vacant lands in the northeast (2001). West Central Neighborhoods Plan: policies and recommendations for areas south and west. (1999). North College Avenue Corridor Plan: policy guidance for revitalization, including basic public improvements, image and appearance, land use, and zoning (1995). West Side Neighborhood Plan: policies and recommendations to preserve and enhance quality of life of the neighborhood (1989). Land Use May 4,

14 Land Use 94 May 4, 2004

15 Transportation How a community chooses to manage personal mobility and provide for the safe and efficient movement of people and goods throughout the community has a profound effect on the character of the City and the quality of life enjoyed by its residents. This section includes principles and policies for developing an effective multi-modal transportation system to help achieve Fort Collins land use and air quality goals. Policy T-1.2: Multi-modal street system. PRINCIPLE T-1: The physical organization of the city will be supported by a framework of transportation alternatives that balances access, mobility, safety, and emergency response throughout the city, while working toward reducing vehicle miles traveled and dependence upon the private automobile. Policy T-1.1 Land Use Patterns. The City will implement land use patterns, parking policies, and demand management plans that support effective transit, an efficient roadway system, and alternative transportation modes. Appropriate residential densities and non-residential land uses should be within walking distance of transit stops, permitting public transit to become a viable alternative to the automobile. Transportation May 4,

16 Policy T-1.2 Multi-Modal Streets. Street corridors will provide for safe, convenient, and efficient use of all modes of travel, including motor vehicles, transit, bicycles, and pedestrians. Policy T-1.3 Street Design Criteria. The City will continue developing street design criteria to support vehicular movement, transit, ride-sharing and non-motorized modes of transportation, which minimize conflicts between transportation modes, are compatible with surrounding land uses, and meet the needs of the users. Policy T-1.4 Adequate Facilities. The City will ensure the provision of adequate facilities for the movement of goods and people while maintaining the integrity of existing streets and minimizing travel-related impacts within residential neighborhoods. As growth occurs, appropriate transportation investments should be made to support increased demands for travel. Policy T-1.5 Targeted Areas. The City will provide transit services and non-motorized travel opportunities to support development of activity centers and districts in a manner that minimizes single-occupant automobile travel. Policy T-1.6 Level of Service Standards. The City will prepare and adopt level of service standards for automobiles, bicycles, pedestrians and transit. Policy T-1.7 Transportation of Information. The City will encourage the development and sharing of infrastructure to facilitate the movement of information throughout the City. Policy T-1.8 Transportation System Performance. The City will continue to improve the quality, type, and frequency of collecting data to evaluate the performance of the transportation system. Policy T-1.9 Interstate Interchange Improvements. The City will encourage partnerships among the Colorado Department of Transportation, Federal Highway Administration, and private interests to build new and/or improve existing interchanges, overpasses, and/or underpasses on I-25 to increase mobility. (Note: this policy does not commit the City to financial participation in the interchange improvements.) Policy T-1.10: Context Sensitive Design. The City will continue to design transportation projects with consideration for the context or setting through careful planning, consideration of different perspectives, and tailoring designs to particular project circumstances. The intent of the policy is to ensure that transportation projects not only move vehicles, bikes, and pedestrians safely and efficiently, but are sensitive to the environmental, scenic, aesthetic, and historic values of the area. Transportation 96 May 4, 2004

17 PRINCIPLE T-2: Mass transit will be an integral part of the City s overall transportation system. Policy T-2.1 Transit System. The City s public transit system will be expanded in phases to provide integrated, high-frequency, productivity-based transit service along major transportation corridors, with feeder transit lines connecting all major district destinations, consistent with adopted transit plans. Policy T-2.2 Transit Stops. Transit stops will be integrated into existing and future business districts and Neighborhood Commercial Centers in a way that makes it easy for transit riders to shop, access local services, and travel to work. Transit stops should be provided no more than 1/4 mile walking distance of most residences to the extent feasible. The design and location of transit stops should function as an integral part of these destinations and provide adequate lighting, security, pedestrian amenities and weather protection. Policy T-2.3 Transit Route Design. The City will implement fixed-route transit services through a phased transition to a productivity-based system, where appropriate, consistent with the adopted transit plans. PRINCIPLE T-3: City transportation programs will promote the reduction of vehicle miles traveled through strategies that reduce trip generation and length and increase automobile occupancy. Policy T-3.1 Demand Management. The City will promote travel demand reduction measures that reduce automobile trips and promote alternative travel modes in which results can be measured - such as telecommuting and in-home businesses, electronic communications, variable work weeks, flextime, transit access, bicycle and pedestrian amenities, parking management, and trip reduction programs for large employers. Policy T-3.2 Ridesharing Programs. The City s carpooling and vanpooling programs will be expanded to support the use of ridesharing as an alternative to the singleoccupant vehicle, consistent with adopted local, regional, and long-range plans (e.g. North Front Range Transportation Demand Management Program). PRINCIPLE T-4: Bicycling will serve as a practical alternative to automobile use for all trip purposes. Policy T-4.1 Bicycle Facilities. The City will encourage bicycling for transportation through an urban growth pattern that places major activity centers and neighborhood destinations within a comfortable bicycling distance, that assures safe and convenient access by bicycle, and that reduces the prominence of motorized transportation in Transportation May 4,

18 neighborhoods and other pedestrian and bicyclist-oriented districts. Facility design will also plan for: a. Continuous bicycle facilities that establish system continuity and consistency city-wide. Facility design will be incorporated into new development and street construction projects -- linking to adjacent facilities. Bridges and crossings should be provided over railroads, rivers, drainageways, 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 should be mitigated, where feasible. b. Bicycle access should be improved to major activity centers, schools and neighborhoods, and barriers removed in these areas to improve circulation. Facility development, safety and convenience should be established throughout these destinations. Level of service standards for bicyclists should be higher within these areas. Policy T-4.2 System Design. The City will design a city-wide system of on- and offroad bicycle transportation facilities according to adopted standards while maximizing safety, convenience and comfort for bicyclists of all ages and skill levels in conformance with accepted design criteria. Bicycle facility design will also include retrofitting older, existing streets with bike lanes in conjunction with capital improvement and maintenance projects, where feasible. System design will also provide for enjoyable and scenic bicycling routes. Off-street multi-use trails will be implemented to complement the on-street network and improve transportation mobility, while mitigating impacts on wildlife and plant communities. Policy T-4.2 System Design. Transportation 98 May 4, 2004

19 Policy T-4.3 Management/Maintenance. The City s investment in streets and bicycle facilities will be protected through a proactive, high-quality maintenance program that is tailored to the specific needs of people who ride bicycles for transportation, and to risk management considerations. Policy T-4.4 Enforcement. Respect for bicyclists and by bicyclists for traffic laws should be encouraged through effective, on-going enforcement programs. These programs should emphasize safety and educational messages. Policy T-4.5 Education. The City will improve safety and encourage increased transportation bicycling through a comprehensive, on-going set of education programs targeted at motorists, pedestrians and bicyclists of all ages. The City will work with school districts, civic groups, private businesses, and others to help find resources to support this effort and to reach the broadest possible audience. The City will have an environment in which people are actively encouraged to bicycle for transportation through information about facilities and good streets for bicycling, through positive publicity about bicycling safety and activities, and through publicizing actions by employers, developers and business owners to encourage bicycling. PRINCIPLE T-5: The City will acknowledge pedestrian travel as a practical transportation mode and elevate it in importance to be in balance with all other modes. Direct pedestrian connections will be provided from places of residence to transit, schools, activity centers, work and public facilities. Policy T-5.1 Land Use. The City will promote a mix of land uses and activities that will maximize the potential for pedestrian mobility throughout the community. Policy T-5.2 Connections. Pedestrian connections will be clearly visible and accessible, incorporating markings, signage, lighting and paving materials. Other important pedestrian considerations include: a. Building entries as viewed from the street should be clearly marked. Buildings should be sited in ways to make their entries or intended uses clear to and convenient for pedestrians. b. The location and pattern of streets, buildings and open spaces must facilitate direct pedestrian access. Commercial buildings should provide direct access from street corners to improve access to bus stop facilities. Shopping areas should provide for pedestrian and bicycle connections to adjoining neighborhoods. Transportation May 4,

20 c. Creating barriers which separate commercial developments from residential areas and transit should be avoided. Lot patterns should be provide safe and direct pedestrian connections from residential areas to schools, parks, transit, employment centers, and other neighborhood uses. d. Direct sidewalk access should be provided between cul-de-sacs and nearby transit facilities. Policy T-5.3 Continuity. The City will provide a safe, continuous and understandable pedestrian network incorporating a system of sidewalks, crossings and trails throughout the community. Bridges and crossings should be provided over railroads, rivers, drainageways, and other features that may be major barriers to a continuous pedestrian network. Where bridges and crossings are appropriate, impacts to wildlife and plant communities should be mitigated. Policy T-5.4 Sidewalks. Sidewalks will be designed, constructed, and maintained to provide safety, comfort, and a walkable community. New development will follow adopted design standards for sidewalk design. Older, existing streets will be retrofitted to provide improved, widened, or detached sidewalks in conjunction with capital improvement or maintenance projects. Principle T-6: Street crossings will be developed to be safe, attractive, and easy to navigate. Policy T-6.1 Street Crossings. The City will design street crossings at intersections consistent with adopted standards with regard to crosswalks, lighting, median refuges, corner sidewalk widening, ramps, signs, signals, and landscaping. Crosswalks should be well marked and visible to motorists. They should be designed to fit and enhance the context and character of the area, and provide for safety for all age groups and ability groups. Policy T-6.2 Intersection Improvements. Traffic calming and sight distance improvements at intersections should be developed where appropriate to enhance the safety of street crossings. Painted intersection stop striping should be provided to keep vehicles clear of pedestrian crossings. Curb radii should be minimized to reduce the speed of right turning vehicles and reduce the distance for the pedestrian to cross the street. Policy T-6.3 Pedestrian Signalization. The City will ensure that signals, signs, and markings have clear vehicular and pedestrian indicators for street crossings. Automatic pedestrian phases at high demand intersections and pedestrian buttons at low demand areas should be provided. Protected pedestrian signal phases to improve safety should also be provided in high pedestrian demand areas. Transportation 100 May 4, 2004

21 Principle T-7: The City will encourage the development of attractive and easy to navigate pedestrian facilities to create an interesting pedestrian network. Policy T-7.1 Pedestrian Facilities. The City will encourage the provision of pedestrian scale improvements that fit the context of the area. The color, materials, and form of pedestrian facilities and features should be appropriate to their surroundings, as well as the functional unity of the pedestrian network, through means such as: a. Developing attractive improvements which enhance the character and pedestrian scale of the urban environment including streetscape design, vertical treatments, widened sidewalks, and furnishings. b. Incorporating special design features, public art, and site details that can enhance the pedestrian scale of streets and become an urban amenity. c. Encouraging outdoor cafes and activity areas that contribute to the character and human scale of the sidewalk environment. Building design and details should support the human scale of the street incorporating such elements as windows and other openings, porches and recesses, awnings, and patios. Principle T-8: The City will develop secure pedestrian settings by developing a well-lit inhabited pedestrian network and by mitigating the impacts of vehicles. Policy T-8.1 Security. Clear and direct lines of sight in pedestrian settings should be provided to increase the perception of security. Streets should appear inhabited to the greatest extent possible. New development should accommodate human activity and pedestrian use. Pedestrian-oriented lighting should be incorporated into neighborhoods, streets and other public places to enhance safety and security. Policy T-8.2 Site Improvements. The City will increase pedestrian safety by identifying and correcting potentially dangerous locations with physical improvements. Policy T-8.3 Safety. The City will enact local policies and ordinances that will enhance pedestrian safety, develop educational programs for all age groups, as well as for bicyclists and motorists, and increase enforcement. PRINCIPLE T-9: Private automobiles will continue to be an important means of transportation. Transportation May 4,

22 Policy T-9.1 Vehicle Miles Traveled (VMT). The City will continually strive to reduce the growth rate in vehicle miles traveled (VMT) by implementing a VMT reduction program that strives to meet or exceed the performance of similar programs in comparable cities. Policy T-9.2 New and Existing Roadways. New streets will be designed and constructed to ensure an acceptable level of service. The City will maintain or enhance the quality of existing roadways. PRINCIPLE T-10: The City will participate in a coordinated, regional approach to transportation planning. Policy T-10.1 Regional Transportation Planning. The City will continue to participate in the North Front Range Metropolitan Planning Organization s (MPO) transportation programs and planning efforts. The City will promote interagency cooperation, encourage regional coordination, and develop private partnerships to facilitate cooperative land use, air quality protection, and transportation decisionmaking. Policy T-10.2 Funding. The City will continue to actively pursue all available longterm, consistent funding mechanisms from federal, state and local sources to implement and maintain a multi-modal transportation system and travel demand management program. Policy T-10.3 Future Passenger Rail. The City s public transit system will incorporate future opportunities for commuter passenger rail or other interregional rail transit connections between the North Front Range and Denver. Policy T-10.4 Future Regional Transit Service. The City will work cooperatively with the North Front Range Metropolitan Planning Organization and other northern Colorado communities to identify opportunities to provide regional transit connections along regionally significant transportation corridors. Policy T-10.5 Interregional Transit Corridors. The City will work cooperatively with regional partners to identify opportunities to provide interregional transit connectivity along the Front Range. Transportation 102 May 4, 2004

23 Related Plans & Policy Background Issues and Policy Plans Air Quality Policy Plan: summarizes pertinent facts about air quality, establishes a community vision and measurable objectives, and sets forth specific policies to direct City programs and actions (1993). Campus West Community Commercial District Planning Study Report: explains issues and alternatives as a reference for future interest in redevelopment (2001). Fort Collins Bikeway Program Plan: guides development of a City bikeway program and facilities (1995). Northeast Area Transportation Study: transportation plan for all modes of travel, alternative land use scenarios, including programming, implementation, and financing strategies (1992). Pedestrian Plan: policies, design standards and guidelines for pedestrian facilities (1996). Transportation Master Plan: document specifies the overall vision and policies for the City of Fort Collins Multimodal Transportation System (2004). Subarea/Corridor Plans East Mulberry Corridor Plan: policies and recommendations for Highway 14 and surrounding neighborhoods (2002). Fossil Creek Reservoir Area Plan: provides recommendations and policies for the southeast quadrant (1998). Harmony Corridor Plan: provides a land use and urban design framework for future development of the area (1995). I-25 Subarea Plan: provides recommendations and polices for areas along I-25 (2003). Fort Collins Downtown Plan: policy guidance for capital improvement projects, land use, urban design, historic preservation, transportation, parking, etc. (2004). Mason Street Transportation Corridor Master Plan: Recommendations for this enhanced travel corridor (2002). Mountain Vista Subarea Plan: provides land use, design, environmental and transportation recommendations for vacant lands in the northeast (2001). North College Avenue Corridor Plan: policy guidance for revitalization, including basic public improvements, image and appearance, land use, and zoning (1995). Northern Colorado Regional Communities I-25 Corridor Plan: a collaboration of many northern Colorado communities to envision a plan for a section of the I-25 corridor (2002). West Central Neighborhoods Plan: policies and recommendations for areas south and west (1999). Transportation May 4,

24 Related Planning/Policy Documents North Front Range 2025 Regional Transportation Plan: travel demand analysis, goals and objectives, including bicycle, transit, roadway, aviation and rail systems (1994). North Front Range Transportation Demand Management Program & 2025 Regional Transportation Plan: focuses on public and private strategies to reduce vehicle miles traveled throughout the North Front Range (1995). Transit Plan: documents a seven-year Transit Development Plan (TDP) for public and specialized transit services in Fort Collins, Loveland and rural Larimer County (1996). Transportation 104 May 4, 2004

25 Community Appearance and Design While any individual development proposes its own design objectives, it also must contribute to the overall public identity of Fort Collins. The identity and culture of the community is expressed by the appearance of the street system, neighborhoods, public buildings and grounds, commercial areas, and historic buildings and places. PRINCIPLE CAD-1: Each addition to the street system will be designed with consideration to the visual character and the experience of the citizens who will use the street system and the adjacent property. Together, the layout of the street network and the streets themselves will contribute to the character, form and scale of the City. Policy CAD-1.1 Street Design Standards. All new public streets must conform to City street standards. Alternative street designs may be approved by the City where they are needed to accommodate unique situations, such as important landscape features or distinctive characteristics of a neighborhood or district, provided that they meet necessary safety, accessibility and maintenance requirements. Policy CAD-1.2 Street Layout. New streets will make development an integrated extension of the community. The street pattern will be simple, interconnected and direct, avoiding circuitous routes. Multiple routes should be provided between key destinations. Streets should be located to consider physical features, and to create views and prominent locations for civic landmarks such as parks, plazas and schools. Policy CAD-1.3 Streetscape Design. All new streets will be functional, safe and visually appealing. Shade trees, landscaped medians and parkways, public art, and other amenities will be included in the streetscape. Policy CAD-1.4 Street Tree Design. Street trees should 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. Community Appearance and Design May 4,

26 Policy CAD-1.3: Human-scale urban streetscape. Policy CAD-1.5 Street Lighting. Lighting fixture design and illumination should be tailored to match the context of the street. Lighting levels should 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. a. The City should continue to explore new design options for the types of fixtures available for use within any street condition, which enhance the street environment by establishing a consistent style with height, design, color and finishes. b. Residential street light fixtures will be designed for human, pedestrian scale, while providing an adequate level of illumination for safety. Community Appearance and Design 106 May 4, 2004

27 c. Where higher pedestrian activity occurs, such as associated with neighborhood or community centers, districts, or transit stops, a combination of lighting options should be considered -- such as exists in the Downtown -- with high mount fixtures for broad distribution of light within the street, and with smaller pedestrian-oriented fixtures along the sidewalk corridors. Policy CAD-1.6 Retrofit of Existing Streetscapes. Existing arterial streets should be redesigned to include landscaped medians and parkways when opportunities permit and funding is available. Policy CAD-1.7 Street Art. The City will encourage the incorporation of artistic elements such as sculpture, into the streetscape design. PRINCIPLE CAD-2: Public spaces, such as plazas, civic buildings, outdoor spaces, parks, and gateway landscapes should be designed to be functional, accessible, attractive, safe and comfortable. Policy CAD-2.1 Civic Buildings and Grounds. Civic facilities -- such as community buildings, government offices, recreation centers, post offices, plazas, libraries and schools -- should be placed in central locations as highly visible focal points. The urban design and architectural quality should express permanence, importance, and respect for broad citizen preferences and community identity. Major public buildings should have a civic presence enhanced by their height, mass and materials. In addition, public buildings should: a. Be accessible by motorized vehicles, transit, bicycles and pedestrians. b. Be integrated into a setting that includes generous landscaping and/or public outdoor spaces. Policy CAD-2.2 Public Space Design. Mixed-use commercial and civic design proposals should incorporate one or several design components related to public outdoor space including pedestrian circulation, transit facilities, plazas, pocket parks, sitting areas, children s play areas and public art. Policy CAD-2.3 Entryways. Community entryways will be enhanced and accentuated at key entry points to the City including interstate interchange areas, and other major arterial streets leading into the City. Community Appearance and Design May 4,

28 PRINCIPLE CAD-3: Commercial developments create a powerful impression of the City, both individually and taken together as a whole. While corporate franchises and chain stores will remain vital and recognizable, commercial developments will be designed to contribute to Fort Collins distinct visual quality and uniqueness. Policy CAD-3.1 Modification of Standardized Commercial Architecture. Commercial buildings will demonstrate a reflection of local values with site-specific design. Standardized architectural prototypes will be modified, if necessary, so that the City s appearance remains unique. Development will not consist solely of repetitive design that may be found in other communities. Policy CAD-3.2 Compatibility with Surrounding Development. Proposed commercial buildings must contribute to the positive character of the area. Building materials, architectural details, color range, building massing, and relationships to streets and sidewalks will contribute to a distinctive local district, corridor, or neighborhood. PRINCIPLE CAD-4: Security and crime prevention will continue to be important factors in urban design. Policy CAD-4.1 Crime Prevention and Security. A natural approach to crime prevention will continue to be important in the design and layout of new development. Natural crime prevention means the natural community surveillance that results from visibility and observation by citizens who feel a sense of ownership of the community. These qualities will continue to be fostered by the urban design of development. Anonymous environments, hidden areas, difficult access, etc. will be addressed and avoided. Policy CAD-4.2 Lighting and Landscaping. Security lighting should generally be at low, even levels to create comfortable area-wide visibility and not highly contrasting bright spots and shadows. Lighting should be selected to reduce glare and preserve dark sky views of night skies. Landscaping should be designed to avoid hidden areas, particularly where such areas may be used at night, such as near building approaches and entrances. PRINCIPLE CAD-5: The quality of life in Fort Collins will be enhanced by the preservation of historic resources and inclusion of heritage in the daily life and development of the City and community. Community Appearance and Design 108 May 4, 2004

29 Policy CAD-5.1 Survey, Identification, and Prioritization. The City will determine what resources are within the Growth Management Area, how significant these resources are, the nature and degree of threat to their preservation, and methods for their protection. Policy CAD-5.2 Education and Awareness. The City will raise the level of awareness and understanding of and appreciation for the value of historic preservation in contributing to the quality of life in Fort Collins. Policy CAD-5.3 Incentives. The City will use incentives to encourage private sector preservation and rehabilitation of historic resources. Policy CAD-5.4 Planning and Regulations. The City will formally recognize the contribution of historic resources to the quality of life in Fort Collins through planning and regulations. Policy CAD-5.5 Landmark Designation Program. The City will actively encourage property owners to designate their properties. PRINCIPLE CAD-6: Artistic enrichment and cultural opportunity are vital to community values, quality of life, and economic and social wellness. The City will promote, encourage and stimulate the growth of cultural development and participation. Policy CAD-6.1 Role of City. The City will continue to sustain City-owned facilities and City-initiated programming, and assist local arts organizations by providing administrative consultation, marketing expertise, technical assistance, and box office services. Policy CAD-6.2 Types of Projects. The City will provide, maintain, and operate historic and cultural facilities. A full range of performing, historical, and visual arts programs will be produced and presented. Policy CAD-6.3 Acquisitions. The City will acquire, exhibit, preserve and store historic artifacts and works of art of local, regional, national and international significance. The Art in Public Places program should continue in effect, to be administered by City staff in conjunction with the Art in Public Places Board. Community Appearance and Design May 4,

30 Related Plans & Policy Background Issues and Policy Plans Campus West Community Commercial District Planning Study Report: explains issues and alternatives as a reference for future interest in redevelopment (2001). Historic Resources Preservation Program Plan: includes a process to identify resources eligible for protection, provide incentives, and legal techniques appropriate to accomplish historic preservation (1993). Parks and Recreation Policy Plan: an inventory and assessment of needs, specific recommendations, and implementation options for parks, recreation and open space (1996). Subarea/Corridor Plans Fort Collins Downtown Plan: policy guidance for capital improvement projects, land use, urban design, historic preservation, transportation, parking, etc. (1989). East Mulberry Corridor Plan: policies and recommendations for Highway 14 and surrounding neighborhoods (2002). East Side Neighborhood Plan: policies and recommendations to preserve and enhance quality of life of the neighborhood (1986). Fossil Creek Reservoir Area Plan: provides recommendations and policies for the southeast quadrant (1998). Harmony Corridor Plan: provides a land use and urban design framework for future development of the area (1995). Mountain Vista Subarea Plan: provides land use, design, environmental and transportation recommendations for vacant lands in the northeast (2001). Prospect Road Streetscape Program: establishes an entry corridor streetscape plan, including design standards and guidelines (1993). West Central Neighborhoods Plan: policies and recommendations for areas south and west (1999). West Side Neighborhood Plan: policies and recommendations to preserve and enhance quality of life of the neighborhood (1989). Other Related Planning/Policy Documents City of Fort Collins Cultural Policy: policies addressing leadership, administration, programming, services and facilities for community cultural development (1993). Northern Colorado Community Separator Study: documents the results of a cooperative planning effort to maintain community separation in Northern Colorado (1999). Community Appearance and Design 110 May 4, 2004

31 Economic Sustainability and Development Economic sustainability and development plays a vital role in improving the quality of life of the community. Our community will foster economic development opportunities that encourage private investment within the community, provide employment that offers higher wage jobs (above the County average), provide primary employment, and improve the quality of life for Fort Collins residents. PRINCIPLE ECON-1: The City will pursue a balanced and sustainable economic development program. Policy ECON-1.1 Balance of Employment Opportunities. The City will support the enhancement of its economic base and job creation by supporting the location of new businesses and the retention of existing businesses in the following ways: a. The City will encourage the establishment of new businesses and the retention and expansion of existing businesses that provide higher wage jobs (above the County average) for base employment opportunities. b. The City will assist in retaining, expanding and attracting businesses that diversify our economic base. c. The City will encourage new businesses and the retention and expansion of existing businesses that have made a positive commitment to the environment and community as evidenced by their corporate policies and practices. Policy ECON-1.2 Economic Development Policy. The City will work with the business community and various business organizations to develop specific plans, goals and objectives in order to continue to encourage and support economic development and economic opportunities which provide primary employment, increase private investment within the community, and improve the quality of life for Fort Collins residents. Achievement of these goals will be pursued by: a. Maintaining and improving the quality of the natural environment. b. Maintaining and improving the City as a good place to live and work. c. Placing emphasis on comprehensive, quality municipal services as the City s primary contribution to the community s economic development effort. d. Creating a positive climate for both local and new business. e. Assisting small business for retention and expansion as appropriate. Economic Sustainability and Development May 4,

32 f. Encouraging and promoting workforce training, retraining, education, and employee support services to assist in the creation and expansion of meaningful employment opportunities. g. Focusing on planning and the provision of municipal services and facilities such as streets and utilities as the City s role in dealing with prospective expansions or relocations. h. Considering public investment on a case-by-case basis after thorough staff analysis and Council discussion of the merits of each individual proposal. Policy ECON-1.3 Infrastructure and Capital Facilities. The City will ensure that the infrastructure needed to support the economy is in place within the constraints of City financial resources in the following ways: a. The City will ensure access to employment centers and will also develop efficient transit networks and trip reduction programs, such as telecommuting, to reduce single occupancy vehicle trips. b. The City will encourage the location of child care facilities and other everyday needs, in or near major employment centers. c. The City will encourage housing development near major employment centers to foster reduce travel time to work. The price range and mix of housing types should complement wages generated by nearby employment so that housing can attract nearby workers. d. The City will assist in identifying and preserving key undeveloped industrial parcels in the City in advance, in order to provide for the expansion needs of existing basic industry employers and to provide appropriate sites for new employers. Policy ECON-1.4 Jobs/Housing Balance. The City will strive to ensure that a reasonable balance exists between employment and housing is maintained as well as a balance between basic jobs and non-basic jobs. The primary intent is to create a relative balance between the wages generated by various types of employment and housing prices. a. Particular emphasis will be placed on workforce and lower income housing, in order to ensure that a balance is achieved between income levels and the cost of housing. b. The City will encourage existing and future major employers locating within the City to develop employer-assisted housing programs for lower income employees. c. The City should provide technical assistance to employers wishing to obtain information on model programs. d. The City will strive to achieve a reasonable balance between basic jobs (such as manufacturing and technical) and non-basic jobs (such as retail and services). Economic Sustainability and Development 112 May 4, 2004

33 Policy ECON-1.5 Maintain and Expand City Revenue Base. The City will ensure that commercial uses that generate the sales and use tax revenues which support the City s financial base are maintained and expanded. The City will also explore other options to expand and diversify its revenue base, including targeted annexations of existing commercial corridors, such as the Mulberry Corridor, as well as revenue sharing agreements with other communities. a. The City will assist in identifying and preserving key undeveloped parcels in appropriate locations for additional commercial activity. b. The City will seek to strengthen existing commercial districts, such as the Downtown, North College, Campus West, and the Foothills Mall. c. The City will seek to maintain and enhance its attractiveness as a place to do business in order to maintain its share of the region s sales and use tax base. PRINCIPLE ECON-2: Economic Sustainability: The City will strive to develop an economy which will be self-sustaining within the limits of its GMA (including possible modifications for CSU Foothills Campus, Wildflower and Fossil Creek Areas). Policy ECON-2.1. Fort Collins will investigate ways to diversify its revenue stream from the traditional sales/use tax model. Policy ECON-2.2. Fort Collins will be a leader in developing an economy which continues to develop within its GMA. Policy ECON-2.3. Fort Collins will investigate ways to maintain its desired level of services. Economic Sustainability and Development May 4,

34 Related Plans & Policy Background Issues and Policy Plans Campus West Community Commercial District Planning Study Report: explains issues and alternatives as a reference for future interest in redevelopment (2001). Subarea/Corridor Plans Fort Collins Downtown Plan: policy guidance for capital improvement projects, land use, urban design, historic preservation, transportation, parking, etc. (1989). East Mulberry Corridor Plan: policies and recommendations for Highway 14 and surrounding neighborhoods (2002). I-25 Subarea Plan: provides recommendations and polices for areas along I-25 (2003). Mountain Vista Subarea Plan: provides land use, design, environmental and transportation recommendations for vacant lands in the northeast (2001). Related Planning/Policy Documents Affordable Housing Policy: policies for community-wide affordable housing development, including the definition of affordable housing (1992). City of Fort Collins Economic Development Policy: describes the role of the City, private sector and outside entities in an overall economic development strategy (1994). Telecommunications Policy for the City of Fort Collins: policies relating to public access, privacy, services, City s regulatory role and compensation for use of rightsof-way by providers (1996). Economic Sustainability and Development 114 May 4, 2004

35 Housing Housing policies are intended to produce positive outcomes for housing prices, availability and choice; availability of housing for low-income households; and neighborhood stability. PRINCIPLE HSG-1: A variety of housing types and densities will be available throughout the urban area for all income levels. Policy HSG-1.1 Land Use Patterns. The City will encourage a variety of housing types and densities, including mixed-used developments that are well-served by public transportation and close to employment centers, services, and amenities. In particular, the City will promote the siting of higher density housing near public transportation, shopping, and in designated neighborhoods and districts. Policy HSG-1.2 Housing Supply. The City will encourage public and private, forprofit and non-profit sectors to take actions to develop and maintain an adequate supply of single- and multiple-family housing, including mobile homes and manufactured housing that is proportionately balanced to the wages of our labor force. Policy HSG-1.3 Accessory Housing Units. The City will recognize accessory housing units as a viable form of additional, and possibly affordable housing, and will develop special permit procedures, criteria, and restrictions governing their existence that are designed to facilitate their development while protecting existing residential neighborhood character. Policy HSG-1.4 Land for Residential Development. The City will permit residential development in all neighborhoods and districts in order to maximize the potential land available for development of housing and thereby positively influence housing affordability. Policy HSG-1.5 Special Needs Housing. The housing needs of all special populations within the community should be met. Residential-care facilities, shelters, group homes, elderly housing, and low-income housing should be dispersed throughout the Fort Collins urban area and the region. Policy HSG-1.6 Basic Access. The City supports the Practical Housing for All initiative; therefore housing units, including single family and multiple-housing units should be constructed with practical features that provide basic access and functionality for people of all ages and widely varying mobility and ambulatory related abilities. Housing May 4,

36 PRINCIPLE HSG-2: The City will encourage the creation and expansion of affordable housing opportunities and preservation of existing housing stock. Policy HSG-2.1 Affordable Housing Information. The City will collect, maintain and disseminate information and vital statistics on housing affordability such as cost, demand, and supply of affordable housing stock. Policy HSG-2.2 Incentives. The City will support and encourage the private development of affordable housing by offering incentives and reducing local government barriers to the construction of additional units. Strategies may include the following: a. Sales/use tax rebates b. Financial subsidies c. Streamlined review procedures d. Deferral of impact fees Policy HSG-2.3 Development Practices. The City will seek opportunities to modify land use regulations and permit processes that make project approval timelines, achievable densities, and mitigation costs more predictable. Policy HSG-2.4 Preservation of Neighborhoods. The City will attempt to retain existing affordable housing stock through conservation efforts of older residential neighborhoods. Policy HSG-2.5 Distribution of Affordable Housing. The City will encourage a community-wide distribution of affordable housing in all neighborhoods to promote diverse neighborhoods. Policy HSG-2.6 Displacement. The City should explore ways to mitigate the impact upon residents displaced through the closure or conversion of either a manufactured housing park or conversion of rental apartments, particularly single room occupancy units, to condominiums or other uses. Policy HSG-2.7 Impact of New Policies and Regulations. The City will assess the effects of new polices and regulations, or changes to existing policies and regulations, on housing development costs and overall housing affordability, in order to achieve an appropriate balance between housing affordability and other objectives such as urban design quality, maintaining neighborhood character, and protecting public health, safety and welfare. Policy HSG-2.8 Historic Residences. The City will explore opportunities to combine development efforts with historic preservation. The City will place priority on preserving existing residential structures of historic value. Housing 116 May 4, 2004

37 Policy HSG-2.9: Supply of Land. The City will seek ways to maintain an adequate supply of land for affordable housing through proactive techniques such as land banking. PRINCIPLE HSG-3: Neighborhood stability must be maintained and enhanced. Policy HSG-3.1 Development Practices. The character of stable residential neighborhoods should be preserved through neighborhood planning, assistance to neighborhood organizations, and supportive regulatory techniques. Housing May 4,

38 Related Plans & Policy Background Issues and Policy Plans Campus West Community Commercial District Planning Study Report: explains issues and alternatives as a reference for future interest in redevelopment (2001). Historic Resources Preservation Program Plan: includes a process to identify resources eligible for protection, provide incentives, and legal techniques appropriate to accomplish historic preservation (1993). Priority Affordable Housing Needs and Strategies Report: help the city be more strategic in getting housing assistance to those who need it most (1999). Subarea/Corridor Plans Fort Collins Downtown Plan: policy guidance for capital improvement projects, land use, urban design, historic preservation, transportation, parking, etc. (1989). East Mulberry Corridor Plan: policies and recommendations for Highway 14 and surrounding neighborhoods (2002). East Side Neighborhood Plan: policies and recommendations to preserve and enhance quality of life of the neighborhood (1986). Harmony Corridor Plan: provides a land use and urban design framework for future development of the area (1995). Mountain Vista Subarea Plan: provides land use, design, environmental and transportation recommendations for vacant lands in the northeast (2001). West Central Neighborhoods Plan: policies and recommendations for areas south and west (1999). West Side Neighborhood Plan: policies and recommendations to preserve and enhance quality of life of the neighborhood (1989). Related Planning/Policy Documents Affordable Housing Policy: policies for community-wide affordable housing development, including the definition of affordable housing (1992). Consolidated Housing & Community Development Plan : a comprehensive vision for the whole community and needs of low income families. Other Related Plans/Programs Colorado State University Master Plan: policies and recommendations for campus design, facilities expansion, parking, transportation, housing and transit (1996). Housing 118 May 4, 2004

39 Environment Environmental management has a long history in Fort Collins. Public awareness of environmental issues and support for environmental improvements have increased and there is strong public commitment to continue environmental management in the future. The principles and policies in this section demonstrate a comprehensive approach to improving the environment in the areas of air quality, hazardous materials and waste, drinking and surface water quality, energy usage, and natural habitat/ ecosystems. PRINCIPLE ENV-1: Continually improve Fort Collins air quality as the City grows. Policy ENV-1.1 Air Quality Plan. The City will adopt and implement a comprehensive Air Quality Plan that addresses the following issues: a. Emissions from vehicles b. Emissions from commerce and industry c. Wood burning d. Visual air quality e. Certain indoor air pollutants and greenhouse gases Policy ENV 1.2. City-wide Approach. The City's primary approach to improving air pollution is to reduce total city-wide emissions over the long term. The City s secondary approach is to assure that localized air pollution exposures conform to adopted health standards. PRINCIPLE ENV-2: The City will reduce total motor vehicle emissions of high priority pollutants by focusing on both technology (tailpipe emissions) and behavior (driving patterns). Policy ENV-2.1 Actions on Vehicle Miles Traveled. The City will slow the growth of vehicle-miles of travel by employing strategies that reduce vehicle trip rates, reduce vehicle trip length, and increase vehicle occupancy. Policy ENV-2.2 Actions on VMT. To reduce VMT, the City will encourage its customers to use telephone, Internet, or other methods to register for City offerings and purchase tickets. The City will also minimize the need for driving by organizing offerings with a neighborhood focus, so participants don t have to travel long distances. Environment May 4,

40 Policy ENV-2.3 Price Mechanisms. The City will use price mechanisms of the free market to help shift citizen and business choices toward actions that reduce vehicle miles traveled, including identifying and removing hidden cost subsidies to motor vehicle users, employing economic incentives and disincentives, and other market approaches. Policy ENV-2.4 Actions on Tailpipe Emissions. The City will employ strategies to reduce per-mile tailpipe emissions such as promotion of car maintenance, mechanic training, encouraging use of alternative fuels, purchasing clean vehicles, use of clean lawn and garden equipment, prohibition of smoking vehicles, consideration of a local emissions testing and repair program, and reducing traffic delays. PRINCIPLE ENV-3. By 2010 the City will reduce greenhouse gas emission 30% below predicted worst-case 2010 levels in order to reduce the impact of the Fort Collins community on global warming. Policy ENV-3.1. Local Action Plan. The City will adopt and implement a local action plan to reduce greenhouse gas emissions. Policy ENV-3.2. Biennial Report. The City Manager will prepare a biennial report outlining the City s progress on achieving its greenhouse gas reduction goal and recommending future actions. PRINCIPLE ENV-4: Drinking water provided by the City s Water Utility will meet or exceed customer expectations for quality, quantity, and reliability. Water conservation will be strongly encouraged. Policy ENV-4.1 Water Quality Standard. The City will develop and adhere to water quality standards, treatment practices, and procedures that provide the highest level of health protection that can be realistically achieved. Policy ENV-4.2 Water Supply Policy. The raw water requirements for new development should be set such that, with other water acquisitions and water conservation measures, the total water supply available is adequate to meet or exceed a 1 in 50-year drought. Environment 120 May 4, 2004

41 Policy ENV-4.3 Water Demand Management Policy. The City should initiate and intensify activities that demonstrate a commitment to the efficient and wise use of water, such as: a. 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. b. All new residences must have water meters. PRINCIPLE ENV-5: Energy efficiency and use of renewable energy resources will be encouraged, facilitated, and regulated in both the public and private sector through information and educational services, incentive programs, requirements, and enforcement of regulations such as the Energy Code. Policy ENV-5.1 Renewable Energy. The use of solar energy and other renewable resources are recommended energy sources. Policy ENV-5.2 Solar Access. The City will consider the use of solar energy systems and the protection of unobstructed sunlight to those systems resulting from proper planning, as contributing significantly to the public health, safety, and welfare of the citizens of Fort Collins. Policy ENV-5.3 Impact of Shadows from Public Projects. The City will evaluate and diminish, to the extent practical, the impacts of shadows cast on existing or proposed solar energy systems located on properties to the north of proposed public development and redevelopment projects. Policy ENV-5.4 Solar Easements over Public Properties. The City will consider, where practical, granting solar easements over public properties for existing and future solar systems. Policy ENV-5.5 Shading by Trees. The City will consider the location of future trees and trimming of existing trees in public parks, medians, streets and other public areas to prevent existing and future solar energy systems from being shaded. Trees will also be planted to provide natural cooling and shade. Environment May 4,

42 Policy ENV-5.6 Remove Barriers to Renewable Energy Use. The City will eliminate unnecessary barriers to the utilization of renewable energy resources in new and existing buildings which arise through the application and enforcement of City Codes. Policy ENV-5.7 Renewable Energy in New Development. The use of renewable energy resources should be considered in the layout and construction of new development. Policy ENV-5.8 Public Buildings. The City will be a model to the community by using solar energy in its buildings and facilities whenever feasible. Policy ENV-5.9 Additional Policy Development. Comprehensive policies will be developed to encourage the use of alternative forms of energy, such as wind-generated power and solar energy. PRINCIPLE ENV-6: Natural habitat/ecosystems (wildlife, wetlands, and riparian areas) will be protected and enhanced within the developed landscape of Fort Collins Policy ENV-6.1 Protection and Enhancement. The City s regulatory powers will be used to preserve, protect, and enhance the resources and values of natural areas by directing development away from sensitive natural features -- such as wetlands, riparian areas and wildlife habitat. When it is not possible to direct development away from natural areas, these areas will be protected in the developed landscape. Policy ENV-6.2 Floodplains. The City will preserve and protect natural areas in the 100-year floodplain of the Poudre River, Spring Creek, Fossil Creek, Boxelder Creek and other waterways. Policy ENV-6.1: Wetland pond. PRINCIPLE ENV-7: Community noise standards will be enforceable, measurable, and realistic. Policy ENV-7.1 New Policy Development. Comprehensive policies will be developed to guide the implementation of programs and regulations to prevent noise pollution. Environment 122 May 4, 2004

43 PRINCIPLE ENV-8: The City will minimize potentially hazardous conditions associated with flooding, recognize and manage for the preservation of floodplain values, adhere to all City mandated codes, policies, and goals, and comply with all State and Federally mandated laws and regulations related to the management of activities in flood prone areas. Policy ENV-8.1 Balance of Environmental and Economic Concerns. The City will recognize and manage floodplains with the intent to provide a balance between the environmental protection and economic development of floodplain lands. Policy ENV-8.2 Risk Management. The City will seek to minimize risk to life and property by structural and non-structural design or modification of actions in the floodplain where it is not otherwise practical to place structures and human activities outside of the floodplain. New development will be discouraged in the floodplain to avoid additional modifications and structural controls. Policy ENV-8.3 Minimize Flood Damage. The City will recognize that maintenance, restoration and enhancement of the natural resources and the beneficial functions of floodplains is a concurrent goal with reducing human vulnerability to flood damage. Policy ENV-8.4 Floodplain Management. The City will require structures and facilities that must be in the floodplain to be designed to be consistent with the intent of the standards and criteria of the City of Fort Collins and the National Flood Insurance Program. Policy ENV-8.5 Education. The City will inform the public about the hazards of flooding, and develop and disseminate the most accurate information obtainable on the local flood hazard. Policy ENV-8.6 Watershed Approach to Stormwater Management Policy. In addition to flood control and drainage functions, stormwater systems will be designed to minimize the introduction of human caused pollutants. Educational programs and demonstration projects will be pursued to enhance public understanding of pollution prevention efforts. Tributary systems will be designed for water quality control, with appropriate use of buffer areas, grass swales, detention ponds, etc. Receiving water habitat restoration and protection will be included in stormwater master plans, in conjunction with habitat mapping efforts. Environment May 4,

44 PRINCIPLE ENV-9: The City will continue to develop and implement sustainability practices that address long-term social, environmental and economic considerations of the Fort Collins community. Policy ENV-9.1. Application of Sustainability Practices. The City will apply sustainability practices to the City s own operations and provide a leadership model for others to adopt sustainability goals. PRINCIPLE ENV-10: The City will apply cost-effective pollution prevention and zero-waste strategies that will help protect all environmental resources, including air, soil, and water and accelerate the community s ability to meet the City s adopted goal of diverting 50% of the waste stream from disposal in landfills by Policy ENV Hazardous Materials and Waste. The City will assertively apply pollution prevention-based management in its operations and be committed to acting as a resource to assist the community in preventing pollution and eliminating hazardous chemical usage, and for enforcing environmental regulations. Policy ENV-10.2 Coordination. The City will participate with private businesses, nonprofit groups, CSU, Poudre School District and other government agencies to increase local infrastructure and improve market conditions for recycling, composting and reuse industries, and to educate the public about pollution prevention and recycling. Policy ENV-10.3 Composting. Organic waste material should be diverted from landfill disposal and put to beneficial secondary use, such as amending soils to increase local water conservation or to generate alternative sources of energy. Policy ENV-10.4 Regulation. Existing municipal ordinances that promote waste reduction, efficient resource use, and recycling will continue to be an important mechanism for helping reach public policy goals. The City will support efforts that reduce materials consumption and facilitate reuse, recovery and recycling. Environment 124 May 4, 2004

45 Related Plans & Policy Background Issues and Policy Plans Air Quality Policy Plan: summarizes pertinent facts about air quality, establishes a community vision and measurable objectives, and sets specific policies to direct City programs and actions (1993). Campus West Community Commercial District Planning Study Report: explains issues and alternatives as a reference for future interest in redevelopment (2001). Fort Collins Bikeway Program Plan: guides development of a City bikeway program and facilities (1995). Natural Areas Policy Plan: identifies and evaluates natural areas within the Growth Management Area regarding ecological significance, sensitivity to impact and the need for conservation (1992). Parks and Recreation Policy Plan: an inventory and assessment of needs, specific recommendations, and implementation options for parks, recreation and open space (1996). Pedestrian Plan: policies, design standards and guidelines for pedestrian facilities (1996). Sustainability Inventory: establishes a profile of the quality of the City s social, economic and environmental resources and identifies positive strides made towards sustainability, potential barriers and opportunities to further advancement (2003). Subarea/Corridor Plans East Mulberry Corridor Plan: policies and recommendations for Highway 14 and surrounding neighborhoods (2002). Fossil Creek Reservoir Area Plan: provides recommendations and policies for the southeast quadrant (1998). I-25 Subarea Plan: provides recommendations and polices for areas along I-25 (2003). Mountain Vista Subarea Plan: provides land use, design, environmental and transportation recommendations for vacant lands in the northeast (2001). Environment May 4,

46 Related Planning/Policy Documents Drinking Water Quality Policy: comprehensive plan to provide safe drinking water to the City (1993). Framework for Environmental Action: policies, management, program development, recommendations for the natural environment (1992). Northern Colorado Community Separator Study: documents the results of a cooperative planning effort to maintain community separation in Northern Colorado (1999). Stormwater Master Plan: comprehensive plan for stormwater and floodplain management including drainage system and flood activity projections. The Stormwater Master Plan also includes recommendations for new floodplain regulation ( ongoing). Water Demand Management Policy: comprehensive plan to ensure an adequate supply of water is maintained based on demand projections (1992). Water Supply Policy: comprehensive plan to ensure adequate quantity of water to the City based on a 50-year drought (1988). Watershed Approach to Stormwater Quality Management: defines programs to control and protect the city from floodwaters, and promote clean water in creeks, lakes, and wetlands. Other objectives include citizen participation, trail access and management of natural areas and recreation opportunities (1995). Environment 126 May 4, 2004

47 Open Lands As Fort Collins continues to expand, development activities will continue to impact our open lands and natural resources. Open lands protection is needed to conserve valuable resources that are important, not only locally, but also regionally, statewide, and globally. Open lands, such as natural areas; fulfill many roles within an urban environment. They provide habitat for wildlife, protect scenic areas, and improve water quality, help treat stormwater runoff, store floodwater, provide buffer zones between communities and differing land uses, provide opportunities for appropriate recreation, enhance educational opportunities, and improve the urban setting for people. As we build a city, Fort Collins programs will endeavor to conserve open lands as habitat for plants, animals, and their associated ecosystems. PRINCIPAL OL-1: Preserve and protect open lands within Fort Collins, the Growth Management Area, and regionally to provide habitat essential to the conservation of plants, animals, and their associated ecosystems. This will benefit the citizens of Fort Collins by providing appropriate opportunities for education, scientific research, nature interpretation, fishing, wildlife observation, hiking, and other appropriate recreation activities. Policy OL -1.1 Open Lands System. The City will have a system of publiclyowned open lands to protect the integrity of wildlife habitat and conservation sites, protect corridors between natural areas, preserve outstanding examples of Fort Collins' diverse natural heritage, and provide a broad range of opportunities for educational, interpretive, and recreational programs to meet community needs. Policy OL-1.1: Coyote Ridge Natural Area. Policy OL -1.2 Urban Development. The City will conserve and integrate open lands into the developed landscape by directing development away from natural habitats and features and by using innovative planning, design, and management practices. When it is not possible to direct development away from natural habitats and features, they should be integrated into the developed landscape in a manner that conserves their integrity. If integration will not effectively conserve the integrity of the natural habitats and features, then either on-site or off-site mitigation will be applied. The City will encourage and assist efforts by private landowners and organizations to integrate open Open Lands May 4,

48 lands into new development and to protect, restore, or enhance privately owned natural areas within the Growth Management Area. Policy OL -1.3 Public Programs. The City will promote understanding and enjoyment of local and regional open lands through appropriate recreational activities, formal and non-formal education, and interpretive programs. Policy OL -1.4 Partnerships. The City will seek to develop effective local and regional partnerships with other governmental organizations and the private sector for the protection and preservation of locally and regionally valued open lands. It will also seek the cooperation and assistance of citizens, businesses, community groups, conservation organizations, and governmental agencies in the development and implementation of programs to protect and preserve local and regional open lands. Policy OL -1.5 Inventory. The City will develop and maintain a data inventory on local and regional open lands to aid the City and the public in decisions about these areas, including management of publicly-owned lands. Policy OL -1.6 Land Acquisition and Management. The City will acquire and manage land and water to preserve, protect, and enhance natural areas. Policy OL -1.7 Internal Departmental and Agency Coordination. The City will coordinate open land s programs within the City and region to maximize public benefit and explore ways of integrating open lands protection into ongoing City programs. Policy OL -1.8 Ecosystems Management. The City will manage, maintain, and enhance public open lands and natural areas to ensure the ongoing conservation of plants and animals in need of protection and their associated ecosystems, to control the invasion and spread of undesirable non-native plants, improve aesthetics, and provide opportunities for appropriate public use. Policy OL -1.9 Conflicts. The City will manage conflicts between people and natural areas through site design, public information and education, habitat manipulation, and plant and animal population management techniques. Policy OL Public Involvement. The City will involve citizens in planning the management of public open lands. Policy OL Public Information. The City will collect, maintain, and distribute up-to-date information on the location, values, status, and management needs of local and regional open lands. It will also report periodically on the status of natural areas in the community. Open Lands 128 May 4, 2004

49 Policy OL Funding. The City will seek alternative funding sources to implement open lands policies and programs, including private, State, and Federal grants, and donations of money, property, and in-kind services. Policy OL Access. The City will design trail routes in open lands to enhance access and recreation while minimizing ecological impacts. Determination of type of trail or suitability for access will be made dependent on potential ecological impacts and recreation needs. Special attention will be given to environmentally sensitive trail design, location, and construction. PRINCIPLE OL-2: Open lands are important in providing the City with a well-defined edge, establishing community separators, directing growth, and preserving rural character. Policy OL -2.1 Conservation Tools. The City will purchase open lands, conservation easements, and/or development rights and use other tools such as development regulations and planning for the purpose of defining and protecting community edges. Policy OL -2.2 Access. The City will ensure that development provides and maintains access to public open land areas, where appropriate. Policy OL -2.3 Community Buffer. Strategic open lands that serve as community separators outside the Growth Management Area will be identified for either public ownership or other land conservation measures. Policy OL -2.4 Floodplain. The City will preserve and protect natural areas of the 100-year floodplains of the Poudre River, Spring Creek, Fossil Creek, Boxelder Creek, and other waterways, for conservation purposes. Floodplain breakout areas, such as the area of Boxelder Creek that is outside of the primary creek corridor along Interstate 25, will be managed in accordance with City floodplain regulations. Policy OL -2.5 Coordination. The City will actively work with local, regional, State, and Federal agencies, as well as private entities, to acquire larger tracts of key open lands in the region. PRINCIPLE OL-3: A variety of recreational opportunities will be provided to the community through a diverse and interconnected framework of open lands including parks, trails, community separators and natural areas. Policy OL -3.1 Corridors. Trails along streams, drainageways, and irrigation ditch corridors should be dispersed throughout the City, provide public access, and link Open Lands May 4,

50 neighborhoods, parks, activity centers, commercial centers, and streets where compatible with natural habitat values utilizing environmentally sensitive trail design. Policy OL -3.2 Urban Public Space. Small pocket parks, public plazas, and sidewalk gathering places should include street furniture such as benches, and be incorporated into urban designs for the Downtown District, Community Commercial Districts, Commercial Districts, and Residential Districts throughout the City. Policy OL -3.3 Community Horticulture. The City will encourage and support the establishment of community vegetable gardens, ornamental gardens, and other horticultural projects throughout the City to provide food, beautification, education, and other social benefits. Open Lands 130 May 4, 2004

51 Related Plans & Policy Background Issues and Policy Plans Natural Areas Policy Plan: identifies and evaluates important natural areas within the Growth Management Area regarding ecological significance, sensitivity to impact, and the need for conservation (1992). Parks and Recreation Policy Plan: an inventory and assessment of needs, specific recommendations, and implementation options for parks, recreation and open space (1996). Subarea/Corridor Plans East Mulberry Corridor Plan: policies and recommendations for Highway 14 and surrounding neighborhoods (2002). Fossil Creek Reservoir Area Plan: provides recommendations and policies for the southeast quadrant (1998). I-25 Subarea Plan: provides recommendations and polices for areas along I-25 (2003). Mountain Vista Subarea Plan: provides land use, design, environmental and transportation recommendations for vacant lands in the northeast (2001). Northern Colorado Regional Communities I-25 Corridor Plan: a collaboration of many northern Colorado communities to envision a plan for a section of the I-25 corridor (2002). Plan for the Region Between Fort Collins and Loveland: depicts a vision for the future character of the area and an open land buffer between Fort Collins and Loveland (1995). Related Planning/Policy Documents Northern Colorado Community Separator Study: provides strategies to preserve rural lands separating the communities of Northern Colorado (1999). Northern Colorado Regional Planning Study: policy issues, objectives, and recommendations for land use, growth management, and natural resources (1995). Stormwater Master Plan: comprehensive plan for stormwater and floodplain management including drainage system and flood activity projections. The Stormwater Master Plan also includes recommendations for new floodplain regulation ( ongoing). Open Lands May 4,

52 Open Lands 132 May 4, 2004

53 Growth Management These policies, programs and regulations describe where, how and under what circumstances development and redevelopment will occur. The City s growth management system is consistent with the core community values, overall vision, and planning goals, principles and policies described in City Plan. The future of the community also depends upon the City being involved in related planning processes in the region, the active involvement of all citizens in decision-making, and an ongoing evaluation of actual experience in meeting the goals of City Plan. PRINCIPLE GM-1: The City s development will be contained by welldefined boundaries. Policy GM-1.1 Growth Management Area Boundary. The City will continue to collaborate with the County in having a Growth Management Area boundary surrounding Fort Collins for guiding and managing growth beyond the City limits. The Growth Management Area boundary will help delineate the extent of urban development in Fort Collins. The City s Growth Management Area boundary will be reviewed, and if necessary, modified according to established criteria and procedures, in conjunction with a comprehensive update of City Plan. Policy GM-1.2 Amendments to the Growth Management Area (GMA) Boundary. The GMA Boundary will remain generally as presently configured but will be subject to limited amendments in accordance with the following criteria. Such amendments will be made only after opportunities have been provided for public involvement and comment. The need for possible amendments to the GMA to include the Fossil Creek CPA, the CSU Foothills Campus District and the Wildflower Areas has already been identified as part of the 2004 comprehensive update to City Plan. The identification of any additional proposed amendments to the GMA will be undertaken only in conjunction with future comprehensive updates of City Plan. The criteria to be considered in reviewing each of these proposed GMA amendments will include, but need not be limited to, the following: a. whether the proposed amendment is consistent with community goals, principles, and policies as expressed in City Plan; b. whether the proposed amendment has a positive net fiscal benefit to the community; c. whether the proposed amendment is necessary to accommodate an activity that cannot be reasonably accommodated on lands within the existing GMA boundary; City Plan Growth Management May 4,

54 d. whether the land proposed for inclusion in the GMA contains any environmental resources or hazard constraints that make the area unsuitable for its proposed use; and e. whether the proposed amendment would result in a logical change to the Growth Management Area. Factors to be included in making this determination will include, but need not be limited to, the following: whether the proposed amendment would allow for the logical, incremental extension of urban services; whether the proposed amendment would offer a desirable new edge to the community; whether the existing boundary to be extended is contiguous to existing developed areas of the city, and whether the proposed amendment would contribute to the compact urban form of the city. PRINCIPLE GM-2: The City will utilize various measures for managing growth at its edges. Policy GM-2.1 Community Coordination. The City will continue to collaborate with Larimer County and other adjacent communities to plan the edges of our Growth Management Area. The City will cooperate with adjacent governmental entities to ensure contiguity of development that limits sprawl and forms community separators. The City will provide guidance on factors including, but not limited to future land use, infrastructure planning, development standards, fees, and the preservation of open lands. Policy GM-2.2 Community Influence Area. The City will collaborate with Larimer County in establishing a Community Influence Area surrounding the Community Growth Management Area boundary. The purpose of such an area is for the City to have a formal voice in how County actions impact the City. Policy GM-2.3 Intergovernmental Agreement Amendments. The City will continue to work with Larimer County to revise the Intergovernmental Agreement (IGA) as needed. A revised IGA will take into consideration the following objectives: a. Institute a consistent and coordinated system of fees and standards for development located inside and outside the Growth Management Area. b. Revise development criteria for projects within the Growth Management Area boundary to be in conformance with City Plan standards. c. Tighten restrictions on growth outside the Growth Management Area boundary. Growth Management City Plan 134 May 4, 2004

55 Policy GM-2.4 Transfer of Development Rights (TDR). The City will work with Larimer County in the further establishment of a TDR program whose primary objective will be to preserve critical lands that would not otherwise be protected without special measures on the part of local government. The TDR program s continued progression should address the following considerations: a. Program objectives. The City and County should take care to identify specific objectives for the use of a TDR program. b. Sending areas. Sending areas must be specifically designated and will be based upon a priority system, where both the City and County concur on the importance of preserving critical lands, in cases where other preservation techniques have been deemed to be inappropriate. c. Receiving areas. Locations for potential receiving areas, capable of accommodating the development to be transferred, will be specifically defined and designated within the Growth Management Area. No receiving areas will be designated within three miles of the Growth Management Area boundary. Exceptions to the three-mile radius may be for properties located in the Fossil Creek Reservoir area. d. Relationship between sending and receiving areas. The TDR program will be based upon an appropriate ratio between the size of sending and receiving areas to assure an effective program and market. e. Development requirements. Capital facility impact fees and development standards similar to those within the City will be put into place within receiving areas. f. Availability of a viable market for development rights. The TDR program needs to be practical, feasible and make economic sense. PRINCIPLE GM-3: The City will consider the annexation of new territory into the City limits when the annexation of such property conforms to the vision, goals, and policies of City Plan. Policy GM-3.1 Annexation Policies. The City Council will weigh the following factors when considering the annexation of new land into the incorporated limits: a. Statutory requirements. The property must meet all statutory requirements for annexation according to the laws of the State of Colorado. b. Property to be annexed must be located within the Growth Management Area. The property must be located within the Growth Management Area boundary, or the boundary must be amended using the process described in GM 1.2 before the City considers the proposed annexation. c. Phasing of public services and facilities. Vacant/undeveloped land proposed for annexation must conform to the City s phasing requirements for extension of public services and facilities before being annexed. City Plan Growth Management May 4,

56 d. Annexation of county enclaves. The City will pursue annexation of vacant/undeveloped land included in a county enclave (i.e., an area completely surrounded by property already in the City) within one year after such enclave becomes eligible for involuntary annexation. e. Infrastructure standards. Developed land, or areas seeking voluntary annexation, must have their infrastructure improved (e.g., streets, utilities and storm drainage systems) to City standards, or must have a mechanism (e.g., a special improvement district, capital improvements program, etc.) in place to upgrade such services and facilities to City standards before the City will assume full responsibility for future maintenance. f. Properties with annexation agreements as conditions of approval. Developments approved by the County that have an annexation agreement as a condition of approval, or have an annexation agreement with the City as a result of receiving out-of-city utility service, will be considered for annexation when they meet all statutory requirements. PRINCIPLE GM-4: Investment in capital facilities and services will be reviewed comprehensively and made within a framework that balances and evaluates the costs and the relative importance of competing needs. Policy GM-4.1 City Commitment to Providing Capital Facilities. Recognizing the limits of the City s financial resources, the City commits to deriving the greatest value possible from its investments in infrastructure in the following ways. a. The City will seek to prioritize existing deficiencies, ensure maintenance of existing capital facilities, and remedy existing insufficiencies in facility provision over time as resources allow. b. The City will ensure that development and redevelopment that occurs under City Plan will only be permitted where it can be adequately served by infrastructure. c. Each of the categories of facilities provided by the City will be funded at a level determined to be appropriate in accordance with the capital improvements plan of the City, in accordance with adopted levels of service for public facilities and services. Growth Management City Plan 136 May 4, 2004

57 Policy GM-4.2 Capital Improvement Policy. The City will continue to operate under the following Capital Improvement Policies: a. The City will develop a multi-year plan for capital improvements and update it annually. b. All capital improvement projects will be administered with the City s Capital Project Procedure Manual. c. The City will identify estimated costs and funding sources for each capital project requested before it is submitted to the City Council. d. All City capital improvements will be constructed and expenditures incurred for the purpose as approved by City Council. e. The City will use a variety of different funding sources to fund capital projects with an emphasis on the Pay-as-you-go philosophy. f. Funding for operating and maintenance costs for approved capital projects must be identified at the time projects are approved. Policy GM-4.3 Adequate Public Facilities. The City will develop criteria and level of service standards to ensure that adequate public facilities are available. PRINCIPLE GM-5: The provision of adequate public facilities and the phasing of infrastructure improvements will be important considerations in the timing and location of development. Policy GM-5.1 Phasing of Development. The provision of public facilities and services will be utilized to direct development in desired directions, according to the following considerations: a. Development will only be permitted where it can be 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. b. New roads and other City services will not be extended to serve development that is inconsistent with City Plan or other regional plans as adopted by the City. Moreover, the City will not enter into any agreements with other jurisdictions to jointly fund or construct infrastructure improvements or provide services that might foster growth that is inconsistent with these plans. These policies will not preclude the City from working with other jurisdictions to provide services and facilities that benefit the entire community such as water and wastewater facilities, regional trails, open space and parks. City Plan Growth Management May 4,

58 c. Development that occurs within the Growth Management Area will have at least one-sixth of its boundary area contiguous with existing urban development, except as may be otherwise provided by the legislation of the City Council. d. Preferential consideration will be given to the extension and augmentation of public services and facilities to accommodate infill and redevelopment before new growth areas are prepared for development. e. The City will review applications for the creation of new special service agencies and the expansion of existing special service agencies for conformance with these City Plan. f. The City will work with Larimer County to develop plans and policies for public services and facilities required for new and existing development located in unincorporated areas of the City s Growth Management Area, with special consideration to those subareas and neighborhoods where more detailed planning will follow the adoption of these City Plan Principles and Policies. g. The City should charge additional fees to non-city residents who utilize City services. PRINCIPLE GM-6: Development will pay its share of the cost of providing needed public facilities and services. Policy GM-6.1 Fees and Development Requirements. The City will have an efficient and fair system of fees and development requirements that assesses the costs and benefits of financing public facilities and services, the need for which is generated by new development. Policy GM-6.2 Low-Income Housing. Special support will continue to be given to developers/builders of low-income housing that will help offset the costs of the City s impact fees and development requirements to enable development of low-income housing. Growth Management City Plan 138 May 4, 2004

59 PRINCIPLE GM-7: Strategies will be explored to seed initial development in specified locations, and to provide the special features that offset the impacts associated with increased densities. Policy GM-7.1 Strategic Locations. The City will explore strategies that will sufficiently influence market conditions to make Community Commercial Districts, Downtown, and Medium Density Mixed-Use Neighborhoods more attractive for private development than other locations. Strategies that should be explored include, but are not limited to, seeking opportunities to modify land use regulations and permit processes that make project timelines, land use, and mitigation costs more predictable; and public funding of up-front infrastructure, streets, and public amenities. Policy GM-7.2 Public Amenities. The City will explore strategies to offset the impacts of denser development by encouraging new projects to contribute to the public amenities needed to support these greater densities. Policy GM-7.1: The Northern Hotel in 1905, 1932 and PRINCIPLE GM-8: The City will promote compatible infill and redevelopment in areas within the Growth Management Area boundary. SEE FIGURE GM-8. Policy GM-8.1 Targeted Redevelopment/Infill. Redevelopment and infill development will be encouraged in targeted locations. The purpose of these areas is to channel growth where it will be beneficial and can best improve access to jobs, housing and services with fewer and shorter auto trips. These targeted areas are parts of the city where general agreement exists that development or redevelopment is beneficial. A major goal is to increase economic activity in the area to benefit existing residents and businesses and, where necessary, provide the stimulus to redevelop. Policy GM-8.1: 401 West Mountain Avenue in 1996 and City Plan Growth Management May 4,

60 These areas should be defined from City Plan, Subarea Plans, Zoning and locational criteria such as: a. Underutilized land b. Areas already undergoing positive change, which is expected to continue c. Areas where infrastructure capacity exists d. Areas where public investment is warranted from a policy perspective e. Areas with special opportunities, such as where major public or private investment is already planned f. Transportation opportunities: Along travel corridors Along enhanced travel corridors Policy GM-8.2 Areas Identified by Neighborhood Subarea Plans. Neighborhood subarea plans will help designate appropriate areas for redevelopment and infill in historic neighborhoods. Appropriate design standards are needed to protect the character of these areas and to ensure conformance with City Plan. Policy GM-8.2: 508 West Mountain Avenue in 1996 and Growth Management City Plan 140 May 4, 2004

61 City Plan Revised April 3, 2009 FIGURE GM-8 Growth Management 141

62 Policy GM-8.3 Intensification Areas. The City will develop a framework for giving citizens notice that in utilizing its existing regulatory framework to foster positive changes in developed areas that lead to desired land uses in compliance with City Plan policies, vacant/underutilized areas in existing neighborhoods may develop and the character of the area may change as a result of this new development. Before. Policy GM-8.4 Remedy Infrastructure Deficiencies. The City will consider opportunities to selectively correct infrastructure deficiencies in targeted areas, such as storm drainage and streets, so that infill development or redevelopment does not pay an infrastructure penalty to remedy past problems in existing developed areas. Policy GM-8.5 Public Investment. The City will consider opportunities, and the costs and benefits for targeted public investment in order to encourage redevelopment and infill development in appropriate locations. Policy GM-8.3: Before and After intensification of very low density areas. Policy GM-8.5: 301 East Mountain Avenue in 1996 and in Growth Management City Plan 142 May 4, 2004

63 PRINCIPLE GM-9: The City s ongoing involvement in related planning processes in the region is another important way to achieve Fort Collins vision. Policy GM-9.1 Area-Wide Collaboration. The City will be an active participant in county-, regional-, and state-wide decision-making and policy-setting for major land use, utilities, transportation, housing, environmental management, and telecommunication issues that cross jurisdictional boundaries. The protection of the interests of all segments of the city s population and economy and the quality of life in urban areas, will guide the City s activities as a regional cooperator. Fort Collins will support legislative reforms to increase regional cooperation in growth management. Policy GM-9.2 Local Government Collaboration. The City will continue to work with other jurisdictions in Northern Colorado, Colorado State University, Poudre and Thompson School Districts, special districts, and Larimer County to develop cooperative regional solutions for land use, transportation, open space and habitat protection, environmental, economic, fiscal sharing, and other planning challenges. The City will also work with these entities to try and ensure that their plans are consistent with City Plan, and that City Plan, departmental functional plans, and subarea plans consider the needs of these institutions to their mutual benefit. Policy GM-9.3 Collaboration of Service Providers. Service providers should coordinate closely with each other in needs assessment, facility siting, and other matters to ensure continuing delivery of effective and efficient urban services. Where feasible, service providers will explore the possibility of consolidating agencies and/or jurisdictions to minimize the duplication of services. PRINCIPLE GM-10: The City will develop various indicators as a means of evaluating the performance of City Plan, and will monitor these on a regular basis to identify situations where the rate or pattern of growth is potentially inconsistent with the intent of City Plan. Policy GM-10.1 Growth Trends and Performance Indicators. The City will develop and monitor various performance indicators on a regular basis over an extended period of time as a means of evaluating the performance of City Plan. These indicators will be monitored after the adoption of City Plan in order to determine if the City s growth and development is consistent with the intent of City Plan. If conditions are inconsistent with City Plan, a special review may be initiated in accordance with Policy GM-10.3 below. City Plan Growth Management May 4,

64 Policy GM-10.2 Indicators Listed. Performance indicators may include population, employment, price of raw land, price of housing, land absorption and vacancy rates, densities, distribution of growth, air quality, water quality, conversion of vacant and underutilized land, redevelopment activity, mixed-use activity, infill, mode split, vehicle miles traveled (VMT), rate of growth of vehicle miles traveled, development of critical lands, and wildlife populations. Policy GM-10.3 Special Review Process. If the indicators demonstrate a trend which is inconsistent with City Plan, the City will initiate a review process to determine if said condition needs to be addressed with changes in City policy, regulations or programs. If a determination is made that action is needed to address the situation, then the City may develop and implement appropriate measures. Policy GM-10.4 Biennial Report. A biennial report will be produced to provide a mechanism for monitoring and evaluating the impacts of City Plan and to assess whether specific policies and strategies are leading to the intended results. Recommendations for improving the Plan s success, based on these reports, may lead to amendments to the Plan. PRINCIPLE GM-11: The City will amend City Plan and elements thereof as necessary to respond to new and/or changing conditions, notable events, significant trends, and periodic review, as described in Appendix C of City Plan. Policy GM11.1 Frequency. City Plan and the elements thereof, may be amended, in whole or in part, no more frequently than twice each calendar year for citizen-initiated amendments. In addition to the foregoing, City Plan may be amended at other times concurrently with the adoption of Plan elements as needed and annexation or initial zonings. A comprehensive update of City Plan will take place every five (5) years. Policy GM11.2 Scope. The specific scope of amendments will be determined by guidance from subarea plans, other strategic plans, departmental functional plans, regional plans and other sources within and external to City government. Policy GM11.3 Consistency. All Plan amendments will promote the public welfare and be consistent with the vision, goals, principles and policies of City Plan and the elements thereof. Policy GM11.4 Decision-making. Plan amendments will be accomplished by the action of the City Council, upon receipt of a recommendation from the Planning and Zoning Board. Growth Management City Plan 144 May 4, 2004

65 PRINCIPLE GM-12: The City will involve citizens in the planning and decision-making processes of government. Policy GM-12.1 Support Citizens Efforts. The City will support efforts by citizens organizations to promote and improve their neighborhoods, in accordance with the following considerations: a. Neighborhoods and the City will work hand-in-hand to identify neighborhood needs, resolve issues, establish lines of communication, and maintain and improve the quality of life. b. Neighborhoods will have the capacity to arrive at solutions to address neighborhood concerns through measures such as: matching grants which would allow residents to initiate projects for their area; and direct assistance from City staff members who act as neighborhood liaisons. c. Neighborhoods and the City will work together to be a positive influence on the lives of youth. d. Every area of the City will be within a recognized neighborhood boundary and represented by a neighborhood group. e. Every neighborhood will contain a neighborhood gathering facility that people can use, such as a park, school, or other activity area. f. The Neighborhood Resources Office will continue to advise and support individuals and neighborhood groups in identifying and addressing issues, and in involving fellow citizens in the community. Policy GM-12.3 Working with our Private Partners. The City will continue to work with the development community in making the development review system more predictable and efficient by defining permitted uses that can be approved more quickly, subject to specific design standards to ensure compatibility with existing neighborhoods, compliance with environmental regulations, and conformance with City Plan. City Plan Growth Management May 4,

66 Related Plans & Policy Background Issues and Policy Plans Campus West Community Commercial District Planning Study Report: explains issues and alternatives as a reference for future interest in redevelopment (2001). Natural Areas Policy Plan: identifies and evaluates important natural areas within the Growth Management Area regarding ecological significance, sensitivity to impact, and the need for conservation (1992). Transportation Master Plan: document specifies the overall vision and policies for the City of Fort Collins Multimodal Transportation System (2004). Subarea/Corridor Plans East Mulberry Corridor Plan: policies and recommendations for Highway 14 and surrounding neighborhoods (2002). Fossil Creek Reservoir Area Plan: careful land use planning between Larimer County, the City of Fort Collins, and citizens (1998). I-25 Subarea Plan: provides recommendations and polices for areas along I-25 (2003). Mountain Vista Subarea Plan: provides land use, design, environmental and transportation recommendations for vacant lands in the northeast (2001). Plan for the Region Between Fort Collins and Loveland: depicts a vision for the future character of the area and an open land buffer between Fort Collins and Loveland (1995). West Central Neighborhoods Plan: policies and recommendations for areas south and west. (1999). Related Planning/Policy Documents 2003 Buildable Lands Inventory and Capacity Analysis. Northern Colorado Community Separator Study: documents the results of a cooperative planning effort to maintain community separation in Northern Colorado (1999). Other Related Plans/Programs Colorado State University Master Plan: policies and recommendations for campus design, facilities expansion, parking, transportation, housing and transit (1996). Larimer County Master Plan: is a policy document that establishes a long-range framework for decision making for the unincorporated area of the County (1997). Growth Management City Plan 146 May 4, 2004

67 : Neighborhoods All New Neighborhoods (AN) New Low Density Mixed-Use Neighborhoods (LMN) New Medium Density Mixed-Use Neighborhoods (MMN) Existing Neighborhoods (EXN) A neighborhood is more than just a housing development by itself. It s about 100 to 160 acres in size -- large enough to support services and amenities which meet some of the needs of daily life, but small enough to be defined by pedestrian comfort and interest. This general size range is based on a five-minute walking distance (about a quarter-mile) from the edge to the center and a ten-minute walk (about a half-mile) edge to edge. Each neighborhood may have an identity that evolves from its public spaces -- streets, parks and outdoor spaces, schools, places of worship, and other shared facilities. Human scale and visual interest are the standards for proportions in buildings and places. Forms of housing are mixed, so that people of different ages and incomes have opportunities to live in various areas in the City. Automobiles do not take precedence over human needs. A neighborhood has a public transit stop, and many ways of getting to, through, and between it and other neighborhoods by driving, walking and bicycling. These City Plan for neighborhoods primarily apply to new development. They may have relevance to an existing neighborhood if there is an opportunity to infill, update and/or improve a particular situation. Most new residential development will occur in two kinds of neighborhoods: Low Density Mixed-Use Neighborhoods and Medium Density Mixed-Use Neighborhoods. The intent is for residential developments to form neighborhoods that evolve to be part of the broader community, avoiding separate subdivisions or freestanding individual complexes attached to the community mainly by an entrance for auto traffic. May 4,

68 148 May 4, 2004

69 All New Neighborhoods These City Plan emphasize characteristics that can help make any neighborhood walkable, livable, and varied. Walkable means that an area can be walked across in about 10 minutes, with choices of enjoyable routes to everyday destinations. Livable means that a neighborhood is safe, with a focused center and easy access by various means of travel to schools, shopping and services. Varied means that a variety of buildings, spaces, and activity are included, yet are designed and operated in harmony with the residential character of the neighborhood, without disruption from highly contrasting buildings or activities that relate only to themselves. PRINCIPLE AN-1: New neighborhoods will be integral parts of the broader community structure. Policy AN-1.1 Relationships to Residential Districts. A new neighborhood will be considered as part of a Residential District. In a Residential District, Low Density Mixed- Use Neighborhoods will be located around a Medium Density Mixed-Use Neighborhood which has a Neighborhood Commercial Center or Community Commercial District as its core. This provides nearby access to most things a resident or household need on an everyday basis. Policy AN-1.2 Street Networks. Neighborhood streets and sidewalks will form an interconnected network, including automobile, bicycle and pedestrian routes within a neighborhood and between neighborhoods, knitting neighborhoods together and not forming barriers between them. Dead ends and cul-de-sacs should be avoided or minimized. Multiple streets and sidewalks will connect into and out of a neighborhood. Streets will converge upon or lead directly to the shared facilities in the neighborhood. Policy AN-1.3 Traffic Calming. For a network to provide a desirable residential environment, it must be designed to discourage excessive speeding and cut-through traffic. Street widths and corner curb radii should be as narrow as possible, while still providing safe access for emergency and service vehicles. Frequent, controlled intersections, raised and textured crosswalks, and various other specialized measures may be used to slow and channel traffic without unduly hampering convenient, direct access and mobility. All New Neighborhoods May 4,

70 Policy AN-1.4 Street Lighting. Outdoor lighting should be scaled for the comfort and interest of a pedestrian, providing the minimum level of illumination adequate for safety. Lighting should be designed to emphasize the desired effect and not the light source, avoiding sharp contrast between bright spots and shadows, spillover glare, or overhead sky glow. Policy AN-1.5 Gated-Street Entries. To keep all parts of the community accessible by all citizens, gated-street entryways into residential developments will not be allowed. Policy AN-1.6 Pedestrian Network. A neighborhood should have a frequently connected network of walkways and bike paths, with small parks and outdoor spaces, benches, and other amenities as appropriate. On long blocks, intermediate connections in the pedestrian network should be provided, with a maximum distance of about 500 to 700 feet between walking connections. In particular, direct walkway and bikeway routes to schools should be provided. PRINCIPLE AN-2: A wide range of open lands, such as small parks, squares, greens, play fields, natural areas, orchards and gardens, greenways, and other outdoor spaces should be integrated into neighborhoods. Policy AN-2.1 Neighborhood Parks and Outdoor Spaces. Each neighborhood should have small parks or other outdoor spaces located within walking distance of all homes. Outdoor spaces should be designed in conjunction with streets and walkways, to be a formative, purposeful part of any land development, and not merely residual areas left over from site planning for other purposes. They should be mostly surrounded by streets or house fronts, to maintain safety and visibility. Policy AN-2.2 Ownership of Outdoor Spaces. Some parks, common open lands and outdoor spaces will be publicly owned, while others will be privately owned. Policy AN-2.3 Untreated Irrigation Water. The use of untreated water should be encouraged and supported where appropriate, to make it less expensive to provide parks, common open lands and outdoor spaces which need irrigation. PRINCIPLE AN-3: The City will require and assist coordinated neighborhood design efforts among separate development parcels. Policy AN-3.1 Overall Coordination. Any development proposal should be required to show that it forms or contributes to a neighborhood. If applicable, a development must contribute to a Residential District in terms of interconnecting streets, schools, parks, Neighborhood Centers, Neighborhood Commercial Centers, and open space systems, to the extent possible. All New Neighborhoods 150 May 4, 2004

71 Policy AN-3.2 Street and Outdoor Spaces. Where a pattern of streets and outdoor spaces is already established, a development plan will continue and extend the pattern. In the case of previously unplanned areas, the development plan will provide for its own pattern being continued and extended in the future. Policy AN-3.3 Neighborhood Edges. The edges of a neighborhood should be formed by features shared with the adjoining neighborhoods, such as major streets, changes in street pattern, greenways, and other features such as rivers, streams and major irrigation ditches. Landscaped outdoor spaces and trails may be used to create an attractive environment at a neighborhood s edge. PRINCIPLE AN-4: Design policies for residential buildings are intended to emphasize creativity, diversity, and individuality. The following design policies are based on the premise that truly creative design is responsive to its context and the expressed preferences of citizens, and contributes to a comfortable, interesting community. Policy AN-4.1 Multiple-Family Housing Characteristics. All multiple-family buildings should be designed to reflect, to the extent possible, the characteristics and amenities typically associated with single-family detached houses. These characteristics and amenities include orientation of the front door to a neighborhood sidewalk and street, individual identity, private outdoor space, adequate parking and storage, access to sunlight, privacy, and security. Policy AN-4.2 Multiple-Family Building Variation. Multiple-building projects should offer variation among individual buildings, yet stay within a coordinated overall design theme. Variation among buildings should be achieved by a combination of different footprints, facade treatment, roof forms, entrance features, and in specialized cases, building orientation. Monotonous complexes of identical buildings will be discouraged, although there may be ways to achieve visual interest among substantially identical buildings with a high degree of articulation on each building, combined with variation in massing on the site. Policy AN-4.3 Single-Family Housing Characteristics. Variation in house models in large developments should be encouraged, to avoid a monotonous streetscape, and eliminate the appearance of a standardized subdivision. Policy AN-4.4 Lot Variation. Lot width and depth, in conjunction with block size and shape, should be varied in order to reinforce variety in building mass, avoid a monotonous streetscape, and eliminate the appearance of a standardized subdivision. All New Neighborhoods May 4,

72 Policy AN-4.5 Home Occupations. Home occupations should be allowed in all residential areas provided they do not generate excessive traffic and parking, or have signage that is not consistent with the residential character of the neighborhood. PRINCIPLE AN-5: All new residential buildings should be designed to emphasize the visually interesting features of the building, as seen from the public street and sidewalk. The visual impact of garage doors, driveways, and other off-street parking will be minimized and mitigated. Policy AN-5.1 Garages and Driveways. To foster visual interest along a neighborhood street, the street frontage devoted to protruding garage doors and driveway curb crossings will be limited. Generally, garages should be recessed, or if feasible, tucked into side or rear yards, using variety and creativity to avoid a streetscape dominated by the repetition of garage doors. Locating garages further from the street can allow narrower driveway frontage at the curb, leaving more room for an attractive streetscape. It is recognized that there may be ways a residential property can be custom-designed to mitigate the view of a protruding garage opening. The intent of these policies is not to limit such custom-designed solutions when an individual homeowner has a need or preference for protruding garage openings. Policy AN-5.2 Alleys and Shared Driveways. Alleys and various forms of shared driveways are encouraged in order to improve the visual interest of neighborhood streets by reducing driveway curb cuts and street-facing garage doors. Such alleys and driveways can also serve as locations for ancillary buildings, utilities, service functions, and interior-block parking access. Policy AN-5.3 Street Vistas. If possible, the view down a street should be designed to terminate in a visually interesting feature, and not terminate directly in a garage door. All New Neighborhoods 152 May 4, 2004

73 New Low Density Mixed-Use Neighborhoods A new Low Density Mixed-Use Neighborhood is an addition to the community which provides a place for a predominance of low density housing, along with other secondary uses that serve the neighborhood and are in harmony with the residential character. PRINCIPLE LMN-1: Low Density Mixed-Use Neighborhoods will have an overall minimum average density of five (5) dwelling units per acre, achieved with a mix of housing types. Policy LMN-1.1 Calculating the Density. In calculating the overall average density of a residential project, areas which are undevelopable will be excluded from the density calculation. Undevelopable areas means those areas of a project which are to be publicly owned and/or dedicated, and/or not available for development (such as major street rights-of-way, various open lands, areas of geologic hazard, alleys, natural areas and water bodies). Policy LMN-1.2 Mix of Housing Types and Lot Sizes. Builders and developers are encouraged to use their ingenuity to combine and distribute a variety of housing types to make an attractive, marketable neighborhood with housing for a diversity of people. At least two (2) housing types will be included in any residential project containing more than thirty (30) acres. As the acreage of the residential project increases, so will increase the number of housing types. This can be achieved in various ways, with a variety of housing types, including the following: a. standard lot single-family houses (lots over 6,000 square feet) b. small lot single-family houses (lots 6,000 square feet, or less) c. duplex houses d. townhouses (attached housing) e. accessory dwelling units f. group homes g. multi-family housing (provided they are compatible in scale and character with other dwellings in the proposed neighborhood, and limited to a maximum of four to eight dwelling units in a building) h. manufactured housing and mobile homes New Low Density Mixed-Use Neighborhoods May 4,

74 Policy LMN-1.3 Relationships and Transitions at Edges of the City. Where a new neighborhood develops next to designated open lands, rural lands or urban estate residential areas near an edge of the city, the neighborhood design and layout should complement the established patterns of open space, buildings, and land forms. In order to accomplish this, a variety of housing types and neighborhood outdoor spaces should be allocated to create a gradual transition to a harmonious edge that minimizes visual contrast to the extent possible along the edge. In the case of any adjacent public open lands, the edge of this neighborhood will form an appropriate link, as well as a visual transition at the edge. In allocating open lands and outdoor spaces within a neighborhood, the need for visual harmony at edges will be balanced with the usefulness of such spaces to all residents. PRINCIPLE LMN-2: The size, layout and design of a Low Density Mixed-Use Neighborhood should make it conducive to walking, with all the dwellings sharing the street and sidewalk system and a Neighborhood Center. Policy LMN-2.1 Size of Neighborhood. A typical neighborhood will be an area about one-half (½) mile across, subject to adjustment for site-specific or pre-existing conditions. Policy LMN-2.2 Neighborhood Center. A neighborhood should be planned to include other neighborhood-serving uses and features in addition to residential uses. At a minimum, each neighborhood will include a Neighborhood Center that serves as a year-round gathering place accessible to all residents. A Neighborhood Center will be no larger than 7 acres, and will include some of the following: recreation facility; school; children s and adults day care; place of assembly and worship; small civic facility; neighborhood-serving market, shops, small professional offices, clinics, or other small businesses. Any such uses should have limited needs for signage and limited traffic attraction into or through the neighborhood. The inclusion of rooms or indoor space for meetings and neighborhood functions is encouraged, as is a square, plaza, pavilion, or other outdoor space accessible to all residents. Policy LMN-2.3 Neighborhood Center Location. A Neighborhood Center should be encouraged to locate near the center of the neighborhood, but will be permitted to be located elsewhere such as on an edge. Policy LMN-2.4 Neighborhood Center Design. A Neighborhood Center should either be designed in collaboration with the residents, or otherwise be custom-designed by its developer to reinforce the positive identity, character, comfort and convenience of its surrounding neighborhood. New Low Density Mixed-Use Neighborhoods 154 May 4, 2004

75 Policy LMN-2.5 Neighborhood Center Access. Access for pedestrians and bicyclists should be a priority. Policy LMN-2.6 Additional Services and Conveniences. In addition to Neighborhood Centers, non-retail development such as places of worship, day care, recreation facilities, schools, and small civic facilities, may be incorporated into a neighborhood in other locations. Policy LMN-2.7 Neighborhood Retail Uses. Retail uses will be permitted only in Neighborhood Centers. Retail centers will be separated by at least three-quarters (3/4) of a mile. Policy LMN-2.8 Access to Transit. Either the Neighborhood Center or another focal point for possible transit stop should be provided in a location that is logical, and has convenient access for pedestrians, bicyclists and motorists. Policy LMN-2.9 Outdoor Spaces. Small neighborhood parks, squares and other common outdoor spaces will be included within new neighborhoods. These spaces should be attractive settings, highly visible and easily observed from public streets. New Low Density Mixed-Use Neighborhoods May 4,

76 New Low Density Mixed-Use Neighborhoods 156 May 4, 2004

77 New Medium Density Mixed-Use Neighborhoods A new Medium Density Mixed-Use Neighborhood is a place for denser, attached, smalllot, and multiple-family housing built around a Neighborhood Commercial Center, Community Commercial District, Employment District, or an Industrial District. Secondarily, these neighborhoods may also contain other moderate intensity uses which can help to form a transition and a link between surrounding Low Density Mixed-Use Neighborhoods and the commercial area. PRINCIPLE MMN-1: Housing in new Medium Density Mixed-Use Neighborhoods will have an overall minimum average density of twelve (12) dwelling units per acre, achieved with a mix of housing types. Policy MMN-1.1 Calculating the Density. In calculating the overall average density of a residential project, areas which are undevelopable will be excluded from the density calculation. Undevelopable areas means those areas of a project which are to be publicly owned and/or dedicated, and/or not available for development (such as major street rights-of-way, various open lands, areas of geologic hazards, alleys, natural areas and water bodies). Policy MMN-1.2 Housing Types and Lot Sizes. Various housing types can fit this transitional, higher-activity location, including the following: a. small lot single-family houses (lots under 6,000 square feet) b. duplex houses c. townhouses (attached housing) d. accessory dwelling units e. group homes f. multi-family housing g. dwelling units stacked above or mixed with offices or work space These housing types can readily share streets and blocks with other uses, and offer opportunities for low- and medium-cost housing to be mixed with higher-cost housing and non-residential uses. New Medium Density Mixed-Use Neighborhoods May 4,

78 Policy MMN-1.3 Non-Residential Uses. Secondary uses can fit this transitional, higher-activity location including the following: a. Parks and recreation b. Places of worship and assembly c. Civic uses d. Day care (adult and child) e. Offices and clinics f. Small businesses with low traffic and visibility needs such as service shops, studios, workshops, bed-and-breakfasts, and uses of similar intensity g. Neighborhood-serving retail uses PRINCIPLE MMN-2: The layout and design of a Medium Density Mixed-Use Neighborhood will form a transition and a link between surrounding neighborhoods and the Neighborhood Commercial Center, Community Commercial District, Employment District, or Industrial District. Policy MMN-2.1 Size. A Medium Density Mixed-Use Neighborhood should extend an average of about one-quarter (1/4) of a mile from the edge of the adjacent Neighborhood Commercial Center, Community Commercial District, Employment District, or an Industrial District, subject to adjustment for site-specific or pre-existing circumstances such as a major street, major drainageway, or existing development. Policy MMN-2.2 Relationships and Transitions at Edges. Non-residential uses and larger buildings of attached and multiple-family housing should be encouraged to be near the commercial core, with a transition to smaller buildings, such as duplex and detached houses, further from the core and closer to the surrounding lower density neighborhoods. Policy MMN-2.3 Building Orientation. Buildings will face public sidewalks or other public outdoor spaces that connect to streets, the commercial core and to transit stops. Parking lots must not be the primary focus of buildings. Examples of public outdoor spaces include parks, squares, gardens with walkways, and courtyards. Policy MMN-2.4 Block Pattern. A unifying pattern of streets and blocks, with buildings fronting the streets, will be strongly encouraged as an effective way to integrate housing with other uses to form a coherent, livable transitional area. Such a pattern incorporates attached housing types into the community fabric in a manner similar to detached houses, by facing buildings onto attractive neighborhood streets and sidewalks that are part of the community network. This block pattern will maximize other positive housing characteristics, including: New Medium Density Mixed-Use Neighborhoods 158 May 4, 2004

79 a. individual identity b. easy way-finding for visitors c. more and better accessibility and personal mobility d. human scale e. a defined transition from front to back, thus providing a logical, rear location to incorporate parking and garages, service functions, and outbuildings for storage f. the security that comes with visibility from and to public streets g. the sense of community that comes with dwellings sharing a neighborhood street Policy MMN-2.5 Block Characteristics and Street Layout. While blocks should generally be rectilinear or otherwise distinctly geometric in shape, they may vary in size and shape to avoid a monotonous repetition of a basic grid pattern, or to follow topography. In order to be conducive to walking, block size should be determined by frequent street connections, within a maximum range of about 300 to 700 feet. The street network should lead to the adjacent Neighborhood Commercial Center and extend out into the surrounding neighborhoods. Selected streets should extend into and through the adjacent commercial area, providing ready access from all sides of the Center. Traffic calming measures will be used to support a desirable living environment. Policy MMN-2.6 Block Standards. Descriptive block standards will be developed as a way for the City to convey local preferences for pedestrian scale, mixed uses, pedestrian access along pedestrian frontage, and treatment of parking lots, to potential developers, site planners, architects, builders and/or lenders. It is recognized that there may be ways to create an alternative unifying system of public spaces, such as by defining blocks with major walkway spines in lieu of a street. It is not the intent of the policies for blocks to limit such creative alternatives if the functional characteristics described in Policies MMN-2.3, -2.4, -2.5 and -2.6 (above) can still be maximized. Policy MMN-2.7 Overall Coordination. A unifying street and block pattern should be used to facilitate coordination between smaller parts of a neighborhood, providing places where small, individual development or construction projects can readily contribute to the evolution of the neighborhood. New Medium Density Mixed-Use Neighborhoods May 4,

80 PRINCIPLE MMN-3: A Neighborhood Commercial Center will provide uses to meet consumer demands from surrounding Residential Districts for everyday goods and services, and will be a pedestrianoriented place that serves as a focal point for the surrounding neighborhoods. Policy MMN-3.1 Land Uses/Grocery Store Anchor. A grocery store, supermarket, or other type of anchor (e.g., drugstore), should be the primary functional offering of these Centers. A mix of retail, professional office, and other services oriented to serve surrounding neighborhoods are the secondary offerings. The Neighborhood Commercial Center will provide locations for some limited auto-related uses. Policy MMN-3.2 Surrounding Neighborhoods. The Neighborhood Commercial Center should be integrated into the surrounding Medium Density Mixed-Use Neighborhood, contributing to the neighborhood s positive identity and image. Residents should be able to easily get to the Center without the need to use an arterial street. Policy MMN-3.3 Urban Design Character. Buildings will be placed to form active commercial street fronts and other connecting pedestrian spaces. The visual dominance of parking should be reduced by breaking large lots into smaller blocks of parking, forming interior-block locations for parking, locating employee parking in lessused areas, maximizing on-street parking, and using angled parking stalls. Parking lots should include generous shade tree planting and walkways that directly connect origins and destinations. Signs should be coordinated to reinforce unique identity and character. Policy MMN-3.4 Block Pattern. The pattern of streets and blocks in the surrounding neighborhood will be strongly encouraged to carry directly into and through a Neighborhood Commercial Center as a simple and sure way to achieve the urban design character described in MDN-3.3 (above) and integrate the Center with the surrounding neighborhood. Policy MMN-3.5 Building Height. Two- to three-story buildings are encouraged to reinforce the Neighborhood Commercial Center as a focal point of activity and increase the potential for mixing uses, such as locating dwellings or offices over shops. Onestory buildings will be permitted. Policy MMN-3.6 Central Feature or Gathering Place. A Neighborhood Commercial Center will include a comfortable, prominently located square, plaza, or other public gathering place with amenities such as benches, monuments, kiosks and public art. Other civic and recreation uses could be combined with the public gathering space. New Medium Density Mixed-Use Neighborhoods 160 May 4, 2004

81 Policy MMN-3.7 Transit Stop. A Neighborhood Commercial Center will be considered a major stop on the transit network. Transit stop facilities will be integrated into the design of the Center, located and designed with the kind of access, services, and facilities needed by residents who have walked, bicycled, driven, or been driven to the Center. The transit stop will be directly connected to transportation corridors that serve other districts and the rest of the city. The stop will be designed to include the means and comforts for passengers to connect with their final mode of transportation to get home. The stop is the critical connection between the walkable neighborhood and the rideable transit system. Policy MMN-3.3: Mix of residential and commercial uses. New Medium Density Mixed-Use Neighborhoods May 4,

82 New Medium Density Mixed-Use Neighborhoods 162 May 4, 2004

83 Existing Neighborhoods This includes the many, various residential developments existing within the City at the time of adoption of these City Plan. PRINCIPLE EXN-1: Most existing residential developments will remain largely unaffected by these City Plan. Policy EXN-1.1 Changes To Existing Residential Developments. No significant changes to the character of existing residential developments will be initiated by City Plan. Changes, if any, will be carefully planned and will result from initiative by residents or from a specific subarea plan prepared in collaboration with residents. Other changes may result from specific initiatives intended to improve the quality of existing neighborhoods, such as improving mobility and access to everyday activities and services, and the introduction of new neighborhood centers, parks, and small civic facilities. The character of stable residential neighborhoods should be protected through neighborhood planning, neighborhood organizations, and supportive regulatory techniques. Policy EXN-1.2 Collaboration with Surrounding Residents. The City will continue to ensure that neighbors will be advised of any changes and be requested to comment. Stated preferences of neighbors will be considered in determining acceptable intensity and character of infill and redevelopment. Policy EXN-1.3 Relationship to the Vicinity and the Broader Community. In determining the acceptability of changes to parcels of land adjacent to existing residential developments, the adjacent residents preferences will be balanced with community-wide interests. Policy EXN-1.4 Infill Development and Redevelopment. Infill/redevelopment policies, standards, and procedures will be developed to govern for such activity. Infill/redevelopment will be permitted only in designated areas of existing neighborhoods as determined in a subarea plan. Residential development on any parcels over twenty (20) acres will be subject to the density policies for new neighborhoods. Other policies for new neighborhoods should be taken into consideration, if applicable. For parcels under twenty (20) acres, such infill and redevelopment activity will be supported if designed to complement and extend the positive qualities of surrounding development and adjacent buildings in terms of general intensity and use, street pattern, and any identifiable style, proportions, shapes, relationship to the street, pattern of buildings and yards, and patterns created by doors, windows, projections and recesses. Compatibility with these existing elements does not mean uniformity. The City will follow specific design standards for infill Existing Neighborhoods May 4,

84 development and redevelopment with an emphasis on protecting existing residential neighborhood character. Forms of potential infill development include: a. The addition of new dwellings on vacant lots and other undeveloped parcels surrounded by existing residential development b. Dwelling units added to existing houses (e.g., basement or upstairs apartments) c. Small, detached dwellings added to lots of sufficient size with existing houses (e.g., alley houses or granny flats ) d. Redevelopment of properties e. Neighborhood-related, non-residential development Policy EXN-1.4: Infill on Whedbee Street and Grandview Avenue. Policy EXN-1.5 Introduction of Neighborhood-Related, Non-Residential Development. New services, conveniences, and/or gathering places will be supported in an existing neighborhood that lacks such facilities, provided they meet performance and architectural standards respecting the neighborhood s positive characteristics, level of activity, and parking and traffic conditions. Existing Neighborhoods 164 May 4, 2004

85 Related Plans & Policy Background Issues and Policy Plans Fort Collins Bikeway Program Plan: guides development of a City bikeway program and facilities (1995). Parks and Recreation Policy Plan: an inventory and assessment of needs, specific recommendations, and implementation options for parks, recreation and open space (1996). Pedestrian Plan: policies, design standards and guidelines for pedestrian facilities (1996). Subarea/Corridor Plans East Mulberry Corridor Plan: policies and recommendations for Highway 14 and surrounding neighborhoods (2002). East Side Neighborhood Plan: policies and recommendations to preserve and enhance quality of life of the neighborhood (1986). Fossil Creek Reservoir Area Plan: careful land use planning between Larimer County, the City of Fort Collins, and citizens (1998). Harmony Corridor Plan: provides a land use and urban design framework for future development of the area (1995). I-25 Subarea Plan: provides recommendations and polices for areas along I-25 (2003). Mountain Vista Subarea Plan: provides land use, design, environmental and transportation recommendations for vacant lands in the northeast (2001). West Central Neighborhoods Plan: policies and recommendations for areas south and west. (1999). West Side Neighborhood Plan: policies and recommendations to preserve and enhance quality of life of the neighborhood (1989). Existing Neighborhoods May 4,

86 Existing Neighborhoods 166 May 4, 2004

87 : Districts Residential Districts (RD) Downtown District (DD) Community Commercial Districts (CCD) Commercial Districts (CD) Campus Districts (CAMD) Employment Districts (ED) Industrial Districts (ID) Districts are larger than an individual neighborhood or a single development. They knit together the components of the community into places with unique identity and character. They are important destinations for living, working, shopping and playing, and thus become the focal points of the city. Districts represent the potential to work toward an ethic of community, rather than isolationism and individual subdivisions. Some districts currently exist (e.g., the Downtown and the CSU Campus), while others are planned for the future (see City Structure Plan Map). Some existing districts may redevelop over time. Districts, as referenced in this document, are more general in nature, and are not intended to precisely correspond to existing or future zoning districts. There are seven types of districts within Fort Collins: Residential Districts (RD): The main significance of a Residential District is its ability to support and benefit from district-serving schools, a grocery store, and other frequent destinations for its residents. Boundaries of individual Residential Districts are not formally designated as part of City Plan. Individual Residential Districts may be delineated in further planning for specific subareas. Otherwise, these City Plan should be considered to apply to general areas as applicable. Districts May 4,

88 Downtown District (DD): The essence of the Downtown District is diversity, with a range of choice in things to do and see, drawing people throughout the day and evening. The objective of this district is to embrace the fullest possible range of human interactions, from the simple buying and selling of goods and services to providing people with the widest spectrum of cultural, educational and entertainment experiences. Diversity means Downtown must include office, finance, civic, government, cultural, and entertainment functions in addition to retail shops, services and restaurants served by a local and regional transportation system that incorporates multiple modes of travel. To promote pedestrian activity and vitality, the Downtown should be compact and walkable. Development intensity, land use, building height and urban design should establish Downtown as the focal point of the community. Community Commercial Districts (CCD): These community-wide destinations are the hubs of a high-frequency transit system offering retail, offices, services, small civic uses and higher density housing. The physical environment will promote walking, bicycling, transit use and ridesharing, as well as provide a high quality urban life for residents. Vertical mixed-use (multi-story buildings) will be encouraged with housing and/or offices located above groundfloor retail and services. Commercial Districts (CD): Commercial Districts include a wide range of community and regional retail uses, as well as offices, business and personal services and to a lesser extent, residential uses. While these districts are typically the location for highway business and auto-related uses, they also offer opportunities to create new areas and transform existing developed areas, over time, from being exclusively auto-oriented places to being a series of mixed-use, multi-modal centers which relate better to the community as a whole and to surrounding residential neighborhoods. Campus Districts (CAMD): These Districts include the various campuses of Colorado State University and the campus of Front Range Community College, and are the centers of higher education in the city. In addition to being education, research and employment centers, these districts also include retail and residential areas. Because of their scattered locations throughout the community, each will need to address differing urban design and environmental concerns. Districts 168 May 4, 2004

89 Employment Districts (ED): Employment Districts are locations for basic employment uses, including light manufacturing, offices, corporate headquarters, and other uses of similar character. These districts will also include a variety of complementary uses, such as residential, business services, convenience retail, child care and restaurants. They will be designed to encourage non-auto travel, car- and van-pooling, and transit use, and have an attractive appearance allowing them to locate adjacent to residential neighborhoods. Industrial Districts (ID): These districts are intended to provide a location for a variety of work processes such as manufacturing, machine shops, warehouses, outdoor storage, and other uses of similar character (i.e., places with lower employee per acre ratios). Because of the types of uses and the community need for lower cost economic opportunities, the design features are not as extensive as Employment Districts. Therefore, Industrial Districts should be located away from, or adequately buffered from, residential neighborhoods. Restaurants, convenience services, child care, and shopping should be located within, or short walking distances from, these districts. Industrial Districts should be linked to the city-wide transit system. Districts May 4,

90 Districts 170 May 4, 2004

91 Residential Districts The main significance of a Residential District is its ability to support and benefit from district-serving schools, a grocery store, and other frequent destinations for its residents. Boundaries of individual Residential Districts are not formally designated as part of City Plan. Individual Residential Districts may be delineated in further planning for specific subareas. Otherwise, these City Plan should be considered to apply to general areas as applicable. PRINCIPLE RD-1: A Residential District will consist of several neighborhoods and, in some cases, urban estate subdivisions, that share facilities such as connecting streets, schools, parks, transit stops, civic facilities, and a Neighborhood Commercial Center or Community Commercial District. Policy RD-1.1 Size. A typical Residential District should be an area of two (2) to four (4) square miles, generally centered around a Neighborhood Commercial Center or a Community Commercial District. Principle RD-1: Fort Collins Mixed-Use Neighborhood Concept. Residential Districts May 4,

92 Policy RD-1.2 Pattern of Streets and Blocks. Multiple connecting streets in a Residential District should knit the neighborhoods together, not form barriers. Streets, bikeways and walkways must form a unifying network that provides convenient routes to destinations within the district without forcing trips onto arterial streets. Connecting streets should lead directly to or converge upon Neighborhood Commercial Centers or a Community Commercial District. Policy RD-1.3 Street Design. Prominent connecting streets in a Residential District should be enhanced by forming circles, squares, medians, or other special places to recall history, give identity, and calm traffic. Tree-lined streets and boulevards, with inviting, landscaped walkways, parkways and medians, will add to the image of these districts as safe and comfortable places to live. Policy RD-1.4 Landmarks and Views. View corridors to the mountains or other landmarks should be a basic consideration in the arrangement of streets, Neighborhood Commercial Centers and other shared spaces within a Residential District. Policy RD-1.5 Whole District Planning and Phasing. The City encourages and will participate in coordinated design and planning efforts among property owners in Residential Districts. Such efforts should identify locations for connecting streets, schools, parks, and civic buildings, edges, and other shared facilities and spaces. PRINCIPLE RD-2: Various Residential Districts will evolve or continue to evolve with their own defining characteristics. The City will support efforts to tailor development standards with respect to unique circumstances. Policy RD-2.1 Differences Among Residential Districts. Size and pattern of lots and blocks, building style, street design details, street and outdoor lighting, and landscape characteristics should be combined in ways unique to a given Residential District. Policy RD-2.2 Specific Subarea Plans. Tailored subarea plans will be prepared where needed to refine the general policies of City Plan to fit certain Residential Districts. Residential Districts 172 May 4, 2004

93 PRINCIPLE RD-3: Urban Estate development may be included in some Residential Districts for several purposes: 1) to acknowledge the presence of the many existing County subdivisions as part of the community; 2) to allow for choices of very low density and large-lot housing in the community; 3) to provide, in some cases, a physical transition between urban development and rural or open lands; and 4) to protect existing neighborhoods. Policy RD-3.1 Existing County Subdivisions. No significant changes to the existing character of County subdivisions will be initiated by the City as a result of City Plan. The purpose of their inclusion on the City Structure Plan is to acknowledge their presence as part of the Fort Collins community. Changes, if any, will be carefully planned and will result from initiative by residents or from a specific subarea plan prepared in collaboration with residents. Policy RD-3.2 Density and Lot Size in New Urban Estate Subdivisions. The overall average density should be lower than two (2) dwelling units per acre, with lot sizes of one-half (½) of an acre or greater for detached dwellings. Policy RD-3.3 Housing Types. Urban Estates developments include the following housing types: a. large-lot or clustered single-family detached b. attached dwellings with ground floor access c. mobile homes and manufactured housing d. accessory dwellings Policy RD-3.4 Development Standards and Urban Services. Regardless of jurisdiction at the time of development, new Urban Estate development will be similar to newer County subdivisions located inside the Growth Management Area in terms of development standards. The range and level of services, conveniences and amenities will typically be more limited in Urban Estate developments than in other city neighborhoods. Residential Districts May 4,

94 PRINCIPLE RD-4: Schools can become more integral parts of neighborhoods and the community. Coordination and consistency between the City s and the School Districts plans will be achieved. Policy RD-4.1 Design, Planning and Siting of Schools. The City should collaborate with the Poudre and Thompson School Districts in the design, planning, and siting of new schools, and re-use of existing schools, in accordance with the following: a. An elementary school should be located to serve every two to four neighborhoods, and be situated so students can easily walk or bike to school along safe routes with low traffic, and with direct walking connections from the neighborhoods served by the school. Forcing a child to walk along an arterial street to reach a new elementary or junior high school should be avoided. b. Junior high schools should be located to serve four to eight neighborhoods (e.g., a Residential District). Students of these schools should be able to walk or bike to school along safe streets and bikeways. c. Where appropriate, schools should be located in conjunction with Neighborhood Centers, Neighborhood Commercial Centers and/or small neighborhood parks. d. Schools should be placed at important, visual focal points, such as where street or open space vistas terminate. Policy RD-4.2 Travel Demand Management. The City will support travel demand reduction efforts that reduce automobile trips. Policy RD-4.3 Coordination. The City will continue to work with the School Districts to ensure that planning and siting of new schools and community facilities, such as libraries, parks, day care facilities, recreation facilities and programs, adult education, and cultural events, are coordinated. Policy RD-4.4 Neighborhood Gathering Place. The City will encourage and support efforts to make school facilities available to Fort Collins neighborhoods as gathering places for programs, services and meetings. Residential Districts 174 May 4, 2004

95 PRINCIPLE RD-5: New Residential Districts should be planned to include a wide range of open lands to provide linkages and recreation opportunities both for neighborhoods and the community as a whole. Policy RD-5.1 Interconnected System. Where environmentally appropriate, greenways with trails/paths should line riparian corridors, irrigation ditches and storm drainageways connecting to destinations such as schools, open lands, and Neighborhood Centers. Special attention will be paid to environmentally sensitive trail design, location and construction. Property owners will be encouraged to coordinate their efforts in order to use open lands efficiently and retain wildlife movement corridors. Policy RD-5.2 Parks. Several types of parks should be planned: a. Small Neighborhood Parks (about 1 to 2 acres): Small parks and outdoor spaces should be provided within walking distance (about 1/3 mile) of most residences to provide both informal recreation opportunities and neighborhood gathering places. These parks should typically consist of unprogrammed multi-use grassy areas, walking paths, plazas, picnic tables, benches, gardens, and other features for all ages to enjoy. b. Larger Neighborhood Parks (about 8 acres): In general, at least one park within a square mile that is mostly residential should be large enough to accommodate developed sports fields and other recreation facilities and amenities. Policy RD-5.3 Community Parks. Residential Districts are appropriate locations for full scale Community Parks as identified through a community-wide study or planning process, and in accordance with the Parks and Recreation Policy Plan (1996). Policy RD-5.4 Natural Features. Valuable natural features, including creeks, significant trees and wetlands, will be protected and accentuated as shared amenities. Residential Districts May 4,

96 Related Plans & Policy Background Issues and Policy Plans Campus West Community Commercial District Planning Study Report: explains issues and alternatives as a reference for future interest in redevelopment (2001). Parks and Recreation Policy Plan: an inventory and assessment of needs, specific recommendations, and implementation options for parks, recreation and open space (1996). Transportation Master Plan: document specifies the overall vision and policies for the City of Fort Collins Multimodal Transportation System (2004). Subarea/Corridor Plans East Mulberry Corridor Plan: policies and recommendations for Highway 14 and surrounding neighborhoods (2002). East Side Neighborhood Plan: policies and recommendations to preserve and enhance quality of life of the neighborhood (1986). Fossil Creek Reservoir Area Plan: careful land use planning between Larimer County, the City of Fort Collins, and citizens (1998). Harmony Corridor Plan: provides a land use and urban design framework for future development of the area (1995). I-25 Subarea Plan: provides recommendations and polices for areas along I-25 (2003). Mountain Vista Subarea Plan: provides land use, design, environmental and transportation recommendations for vacant lands in the northeast (2001). West Central Neighborhoods Plan: policies and recommendations for areas south and west. (1999). West Side Neighborhood Plan: policies and recommendations to preserve and enhance quality of life of the neighborhood (1986). Residential Districts 176 May 4, 2004

97 Downtown District The essence of the Downtown District is diversity, with a range of choice in things to do and see, drawing people throughout the day and evening. The objective of this district is to embrace the fullest possible range of human interactions, from the simple buying and selling of goods and services to providing people with the widest spectrum of cultural, educational and entertainment experiences. Diversity means Downtown must include office, finance, civic, government, and entertainment functions in addition to retail shops, services and restaurants served by a local and regional transportation system that incorporates multiple modes of travel. To promote pedestrian activity and vitality, the Downtown should be compact and walkable. Development intensity, land use, building height and urban design should establish Downtown as the focal point of the community. PRINCIPLE DD-1: The Downtown will provide a balanced mix of land use activities. While encouraging a mix of land uses throughout the Downtown, the predominant land use character of each sub-district will be maintained. Land use intensity should decrease as distance from the center of each sub-district increases establishing a transition between urban uses and adjacent neighborhoods. A mix of housing types for all income levels, family types, and age groups, with a variety of prices and rent levels, will be encouraged. Policy DD-1.1 Land Use. Basic land use activities will be clustered in distinct and compact sub-districts located to promote the movement of pedestrians between areas and to efficiently use public services and facilities, while preserving the historical buildings and character of the area. A mix of complementary and supportive land uses will be encouraged in each sub-district. Policy DD-1.2 After-Hour Activities. Uses that expand the range of activities, such as entertainment (cinema, music and live theater), restaurants, hotel/convention facilities and residential uses, will be encouraged for all segments of the population, including families, students, retirees, couples, and singles. By incorporating a mix of uses within the Downtown District, a more active environment will be created during working hours and at night. Downtown District May 4,

98 Policy DD-1.1: Sub-Districts within the Downtown District. Old City Center Sub-District Policy DD-1.3 Retail. The Old City Center will continue to be the primary specialty retailing concentration in the Downtown and will include a diverse mix of small- and medium- size retail uses. Retail will also be featured within the Civic Center area as identified in the Civic Center Master Plan (1996). The Downtown will also continue to attract other conventional retail businesses which meet the needs of adjacent residential neighborhoods and the community. Ground-level retail uses will be encouraged. Policy DD-1.4 Services. Consumer services will continue to be available within the Old City Center sub-district to meet the needs of employees and residents in the Downtown, residents of adjacent residential neighborhoods, and the community at large. Policy DD-1.5 Housing. The City will encourage apartments, loft units, single room occupancy (SRO) units, and uses of similar character, on upper floors of buildings in the Old City Center sub-district. Downtown District 178 May 4, 2004

99 Policy DD-1.6 Other Uses. Fine dining, entertainment, and cultural activities, which provide a unique destination for employees, students and visitors will be encouraged. Offices that have a high level of walk-in clientele, such as insurance brokers, travel agencies, and uses of similar character, should be allowed on the ground level, but will be secondary to retail. Upper-story space should accommodate offices and residential uses. Policy DD-1.7 Hotels. A high quality hotel(s) with space for large gatherings, conventions, etc., is encouraged in the Old City Center sub-district. Policy DD-1.8 Drive-Through Facilities. Drive-through facilities in the Downtown, except along Riverside Drive, will be discouraged. Drive-through facilities may be permitted as an accessory use to banks and financial institutions in the Canyon Avenue and Poudre River sub-districts -- if sufficient evidence is provided to demonstrate on a case-by-case basis, their compatibility with the urban design, pedestrian, and environmental policies of City Plan. Canyon Avenue Sub-District Policy DD-1.9 Land Use. The Canyon Avenue sub-district will be the primary employment area and government center in the Downtown with concentrated office activities. Policy DD-1.10 Service-Oriented Businesses. Service-oriented businesses, such as finance, insurance, government, real estate, medical, law firms, and uses of similar character, will be maintained and encouraged in the Canyon Avenue sub-district. Policy DD-1.11 Other Uses. Quality hotels, bed and breakfast establishments, health clubs, restaurants, cultural/entertainment facilities and multi-family housing will be permitted to add diversity and activity beyond the working day. Policy DD-1.12 Supportive Uses. Other uses that are supportive of the principal office uses will be permitted including day care facilities, personal service shops, and business service uses. Policy DD-1.13 Ground Floor Uses. Uses that generate high pedestrian activity will be encouraged on the ground level. Policy DD-1.14: Governmental administration complex with additional services facilities. Policy DD-1.14 Civic Facilities. The Downtown will continue to be the focus for government administration and service functions. Other civic facilities, such as a library, performing arts center, urban parks or plazas, and outdoor entertainment, will be encouraged. Downtown District May 4,

100 Policy DD-1.15 Housing. High density, multi-family residential uses will be allowed within the Canyon Avenue sub-district. Housing will be encouraged to locate in mixeduse buildings. Policy DD-1.15: Mixed-use building design. Poudre River Corridor Sub-District Policy DD-1.16 Land Use. Principal land uses adjacent to the Downtown include a mix of public conservation and recreation areas, retail, offices, residential and light manufacturing. Development and redevelopment opportunities, including both public and private activities, will enhance and extend the existing Downtown uses and character toward the river, provide an adequate buffer between new development and the natural riparian environment, and integrate cultural and recreational opportunities into this area. Neighborhood Fringe Sub-District Policy DD-1.17 Land Use. The Neighborhood Fringe sub-district includes neighborhood and convenience retail, business services, and auto-oriented businesses. The appearance of existing buildings and sites should be upgraded, as infill and redevelopment opportunities occur. Neighborhood Buffer Sub-District Policy DD-1.18 Transition of Land Uses. A mix of uses will provide a buffer between the more intensive, business-oriented areas in the Downtown and adjacent lowerintensity, residential neighborhoods. In the Neighborhood Buffer sub-district, the principal uses include residential, bed and breakfast inns, low-intensity professional offices, neighborhood service businesses, churches, child care centers, group homes, and uses of similar character. Downtown District 180 May 4, 2004

101 Policy DD-1.19 Housing. A mix of single-family and multi-family (four-plex maximum) will be permitted. Eastside/Westside Neighborhoods Policy DD-1.20 Neighborhood Compatibility. Encourage low intensity residential uses within the predominantly residential neighborhoods, including but not limited to, single-family, low density multi-family, and group homes. Other compatible uses will be allowed to the extent that they reinforce and do not detract from the primary low density, residential function of the neighborhoods. PRINCIPLE DD-2: Promote and expand facilities, programs and events that reinforce the Downtown as the center for cultural, recreation, and entertainment in the community and region, and expand educational opportunities in Downtown. Policy DD-2.1 Arts. The City will support performing and visual arts, and the display of public art in the Downtown. Policy DD-2.2 Cultural/Entertainment. Increase the number, diversity and clustering of public and private entertainment facilities such as a new performing arts center, open air amphitheater and stages. Policy DD-2.3 Education. The City will encourage a partnership between education, cultural, and business institutions to improve opportunities for learning and expanding Downtown s employment base. It will also work to expand opportunities for providing educational programs and facilities in the area. PRINCIPLE DD-3: The design of streets, parking areas, public spaces and buildings in the Downtown will reinforce the unique and distinctive character of Downtown. Policy DD-3.1 Character of Downtown. The visual distinctiveness of Downtown and its component sub-districts will be maintained and reinforced. Policy DD-3.2 Architectural Elements Based on Human-Scale. Human-scale design and architectural elements will be encouraged in Downtown. Such elements may include signage, awnings, storefronts, and proportional windows and other humanscale building details. Downtown District May 4,

102 a. Mixed-use buildings, interesting street-edge facades, and windows facing the street will be encouraged. New buildings will enhance and enliven streets and create safe, pleasant public environments. b. Blank walls should be avoided along streets, plazas and parks. If that is not possible, building facades lacking windows, and/or other architectural details facing or visible from these public spaces should be screened by landscaping to buffer the impacts of building mass, or designed to have architectural details that add visual interest to large walls. Policy DD-3.3 Architectural Elements to Maintain the Integrity of Downtown. New buildings and public spaces will respect and be sensitive to the design integrity of Downtown, such as: a. Enhancing visual continuity and sense of place through the use of building materials and design features sensitive to the character of Downtown. b. Reflecting excellence and high quality in their design. Policy DD-3.4 Building Height. Taller buildings (over 3 stories) will continue to be allowed downtown to support market vitality and reinforce downtown as the primary focal point of the community. Any such taller buildings should be carefully located and shaped to respond to the surrounding context. A framework of standards for height, mass, and design should be established to maintain a human scale and reflect defining historic characteristics in the different sub-districts. Policy DD-3.5 Public Safety. The design of buildings, parking areas and streets will provide a sense of security and safety for users. Adequate lighting, visibility and location of facilities collectively will add to a secure 24-hour environment for employees, students and visitors. Policy DD-3.6 Design of Streets and Public Spaces. Streets and public spaces within Downtown will be attractive, accessible, functional, and designed to enhance pedestrian and bicycle activity, such as: a. Using public art, landscaping, and other street features that will create a comfortable and pleasant environment for the pedestrian, while providing continuous and clearly-expressed pedestrian circulation linkages to interconnect the Downtown District with surrounding neighborhoods and districts. b. Ensuring that city streets and gathering spaces will link and provide connections between Old Town, the Civic Center, surrounding neighborhoods and the Poudre River. Downtown District 182 May 4, 2004

103 Policy DD-3.7 Street Pattern. The existing street pattern will retain the historic street grid system. To maximize pedestrian access and safety, physical features such as traffic-calming crosswalks may be added at mid-block passages. Policy DD-3.8 Public Spaces. New development and re-development opportunities will incorporate public spaces. A diversity of types and scale of public areas will ensure a wide range of pedestrian destinations throughout the Downtown, including large civic plazas, courtyards, fountains, urban pocket Policy DD-3.7: Walking will be a practical and enjoyable means of travel. parks and sidewalks. These public spaces will provide meeting and gathering points for people and will be within close proximity to work, shopping, civic, cultural, and entertainment activities. Policy DD-3.9 Landscaping. The effect of soft landscaping and shade trees in Downtown will be maintained in both existing and developing areas. Policy DD-4.1: Historic architectural details. PRINCIPLE DD-4: Historically and architecturally significant buildings in Downtown will be preserved and enhanced. Policy DD-4.1 Historic Buildings. Historically significant buildings, sites and structures will be preserved throughout Downtown. New building design will respect the existing historic and architectural character of the District. The utilization of compatible building materials, colors, scale, mass, and design detailing of structures will be required. Downtown District May 4,

104 Policy DD-4.2 Adaptive Reuse. The City will support and encourage the redevelopment and adaptive reuse of historically significant and architecturally important structures, including but not limited to, the Trolley Barn, Power Plant, and Northern Hotel. PRINCIPLE DD-5: The Downtown District will be served by a balanced transportation system designed for motor vehicle, bus transit, pedestrian, bicycle and, if feasible, passenger rail travel. Policy DD-5.1 Balanced Transportation Access. The City will lessen the effect of auto congestion by emphasizing other transportation means, including walking, bicycling, transit and rail. The efficiency of the Downtown, regional and community street systems will be maximized for access for all modes of transportation. Policy DD-5.2 Transit Center. The City will implement the recommendation of the Downtown Civic Center Master Plan for bus, timed bus transfer, park-and-ride, taxi, transit ticketing service, and (1996) to create a regional transit center future passenger rail -- within easy walking distance of the entire Downtown. Policy DD-5.3 Passenger Rail Service. Future opportunities to transform freight service to passenger rail service will be considered by the City. Interim solutions to full conversion should also be considered, including incorporation of shared track service and high-frequency bus service alongside the tracks or within the rail corridor. Policy DD-5.4 Parking. Parking is a critical factor in the future of Downtown. Parking will be convenient, economical, affordable and accessible to meet diversified parking demands. Reduced parking standards will be applied to Downtown in recognition of its proximity to high-frequency transit service, walkable environment, and mix of uses. In addition: a. On-street vehicular parking and off-street bicycle parking will continue to be incorporated into the street design. b. Shared parking allowances will be encouraged for nearby uses with staggered peak periods of demand, such as for retail, office and entertainment uses. A portion of any project s parking requirements will be considered satisfied by on-street parking. Policy DD-5.5 Parking Lots. Parking lots must be located to minimize their visibility from primary pedestrian streets, plazas and public spaces. Lots should be located behind buildings, in side yards, or in the interior of blocks throughout the Downtown District. Their visual impact can be softened and screened with a perimeter landscape buffer. Large-surface parking lots will be visually and functionally segmented to the extent practical. Land devoted to surface parking lots should be reduced, over time, through redevelopment and/or construction of structured parking facilities. Downtown District 184 May 4, 2004

105 Policy DD-5.6 Parking Structure Facilities. Parking structures will be encouraged and preferred over new surface parking lots. Parking structures will not be allowed to dominate the street frontage. Other parking structure considerations include: a. Parking structures fronting primary pedestrian streets with retail or other uses with a high level of walk-in clientele along the ground-level frontage, should minimize interruptions in pedestrian interest and activity. On other streets where a parking structure s ground level will be occupied by cars, a landscaped setback should be required to soften the visual impact on the street and sidewalk. b. Use architectural elements to establish human scale at the street level along the frontage of primary pedestrian streets, plazas and public spaces where practicable. c. Be compatible in architectural design with adjacent buildings. d. Locate auto entrances so as to minimize pedestrian/traffic conflicts. e. Provide a safe and secure environment for both pedestrians and Policy DD-5.6: Integration of parking facilities. vehicular traffic. Downtown District May 4,

106 Related Plans & Policy Background Issues and Policy Plans Historic Resources Preservation Program Plan: includes a process to identify resources eligible for protection, provide incentives, and legal techniques appropriate to accomplish historic preservation (1993). Pedestrian Plan: policies, design standards and guidelines for pedestrian facilities (1996). Transportation Master Plan: document specifies the overall vision and policies for the City of Fort Collins Multimodal Transportation System (2004). Subarea/Corridor Plans Fort Collins Downtown Plan: policy guidance for capital improvement projects, parking and land use (1989). East Side Neighborhood Plan: policies and recommendations to preserve and enhance quality of life of the neighborhood (1986). Mason Street Transportation Corridor Master Plan: Recommendations for this enhanced travel corridor (2002). Mountain Vista Subarea Plan: provides land use, design, environmental and transportation recommendations for vacant lands in the northeast (2001). North College Avenue Corridor Plan: policy guidance for revitalization, including basic public improvements, image and appearance, land use, and zoning (1995). West Side Neighborhood Plan: policies and recommendations to preserve and enhance quality of life of the neighborhood (1989). Downtown District 186 May 4, 2004

107 Community Commercial Districts These community-wide destinations are the hubs of the City s high-frequency transit system offering retail, offices, services, small civic uses and higher density housing. The physical environment will promote walking, bicycling, transit use and ridesharing, as well as provide a high quality urban life for residents. Vertical mixed-use (multi-story buildings) will be encouraged with housing and/or offices located above ground floor retail and services. PRINCIPLE CCD-1: Community Commercial Districts will be community-wide destinations and act as hubs for a high-frequency transit system offering retail, offices, services, small civic uses, and higher density housing. The physical environment will promote walking, bicycling, transit and ridesharing, as well as provide a high quality urban life for residents. Vertical mixed-use will be encouraged. Policy CCD-1.1: Commercial core concept. Policy CCD-1.1 Primary Activity Centers. Community Commercial Districts will be uniquely distinct and identifiable places. These districts are primary activity centers within the community and should act as important destinations for living, working, and shopping. The urban fabric of streets and blocks, and the architectural character of individual buildings will be coordinated and contribute to a coherent identity and sense of place. Community Commercial Districts May 4,

108 Policy CCD-1.2 Subarea Plans for Future Development and Infill/Redevelopment. Future development and redevelopment activities in a Community Commercial District should be coordinated by a subarea plan prepared for each district that identifies general boundaries, integrates development proposals across property boundaries, establishes a primary street network, identifies appropriate design guidelines and provides strategies for financing construction of public improvements. Once a subarea plan has been developed and adopted for a Community Commercial District, each individual development or infill/redevelopment activity must show how the proposed project contributes to a coherent, continuous, visually-related and functionally-linked pattern within the district in terms of street layout, building siting, building scale and character, pedestrian access, and site design. Policy CCD-1.3 Key District Areas for Future Infill and Redevelopment. Several areas offer key opportunities to become transformed as redevelopment occurs in a manner that is more appropriate with the unique character and setting of each District. These areas will evolve over time to become more intense in development, attractive in appearance, and accessible by all transportation modes, with a mixture of land uses and activities. These areas will include: a. Campus West b. North College c. Foothills Mall Area d. Downtown Policy CCD-1.4 Mixed Land Uses and Blocks. Each Community Commercial District will contain a combination of uses, including residential, retail, offices, services, civic and open space. Infill and redevelopment activities within existing districts should attempt to increase pedestrian and transit orientation, and to screen parking. Uses located on ground floors that stimulate pedestrian activity are encouraged. Auto-related uses (e.g., gasoline stations and auto repair garages) will be allowed only if such uses are secondary in emphasis to the Policy CCD-1.4: Mixed-use building design. primary uses, and located in nonprominent locations. Large retail use establishments will support the pedestrian scale environment of the district and mixed-use block design. Community Commercial Districts 188 May 4, 2004

109 Policy CCD-1.5 Drive-Through Facilities. Drive-through facilities will be discouraged. Where such facilities are allowed, they should be secondary in emphasis to outdoor spaces for people, and relegated to secondary locations. Policy CCD-1.6 Civic Uses. Civic uses, such as satellite government offices, recreation centers, plazas, post offices, branch libraries, etc., should be placed in prominent locations as highly visible focal points. Where feasible, they should be close to major transit stops. Policy CCD-1.7 Day Care. Children s and adults day care facilities should be available in all Community Commercial Districts and conveniently located near transit, public parks and employment centers. Policy CCD-1.8 Pattern of Streets and Buildings. Streets will be scaled to the needs of pedestrians. Superblocks, dead-end streets, and cul-de-sacs should be avoided. Buildings should contribute to a cohesive fabric and reinforce the overall goal of creating a walkable district. Buildings should offer attractive pedestrian-scale features and spaces. Building placement, massing and entryways should relate to the street, nearby buildings, and to the urban context. Policy CCD-1.9 Streetscapes. Urban streetscape design will establish an attractive, safe and pedestrian-oriented framework throughout the Community Commercial District. Street trees incorporated into the sidewalk design, street furniture, pedestrian scale lighting, and mid-block planting areas for enhanced pedestrian crossings, should complement the buildings in a coordinated urban design pattern. Policy CCD-1.10 Placement of Commercial Activity. The configuration of businesses in the Community Commercial District will balance pedestrian and auto comfort, visibility and accessibility. Building setbacks from public streets should be minimized. Primary entrances to commercial buildings should orient to plazas, parks, or pedestrian-oriented streets, not to interior blocks or parking lots. Anchor retail buildings may also have entries from off-street parking lots. However, on-street entries are strongly encouraged. Policy CCD-1.11 Relationship of Building to Public Spaces. Buildings will reinforce and revitalize streets and public spaces, by providing an ordered variety of architectural features that may include entries, windows, bays and balconies along public ways. Buildings will have human scale in details and massing. While vertical mixed-use is encouraged, maximum building height will be limited to five (5) to six (6) stories. Community Commercial Districts May 4,

110 Policy CCD-1.12 Public Spaces. Public plazas will be used to create a prominent civic component in core commercial areas. Public open space areas should be between one-quarter (1/4) acre and one (1) acre in size; transit plazas may be smaller. They may be placed at the juncture between the commercial core and surrounding residential or office areas. Policy CCD-1.13 Balanced Transportation System. Community Commercial Districts will seek to create a balanced transportation system that encourages pedestrian, bicycle and transit use, as well as motor vehicle use. Community Commercial Districts will provide a system of connections to maximize choices for all modes of travel. Policy CCD-1.14 Pedestrian Activity. Streets and other public outdoor spaces within the Community Commercial District will be functional, attractive, and designed to enhance pedestrian activity. Policy CCD-1.15 Direct Pedestrian Connections. Local streets from surrounding neighborhoods will lead directly into the Community Commercial District, so visitors do not need to use arterial streets to gain access to the district. When existing developed areas are redeveloped or retrofitted, ensure that pedestrian and auto access from surrounding neighborhoods is provided. Policy CCD-1.15: Auto-oriented streetscape. Policy CCD-1.16 Arterial Streets as Edges. Arterial streets should be considered edges, unless substantial pedestrian improvements are made, traffic through the Community Commercial District is slowed, or alternate accesses/modes are provided. Policy CCD-1.15: Pedestrian-oriented streetscape. Policy CCD-1.17 Transit. Community Commercial Districts will be primary hubs of a high-frequency transit system. Whenever possible, transit stops should be centrally located and adjacent to the core commercial area. Commercial uses should be directly visible and accessible from the transit stop. Transfers to feeder buses (local bus network) should be provided for in the design and location of these stops. Comfortable waiting areas, appropriate for year-round weather Community Commercial Districts 190 May 4, 2004

111 conditions, should be provided at all transit stops. Passenger loading zones should be close to the stop, but should not interfere with pedestrian access. Policy CCD-1.18 Commercial Street Parking. Commercial streets should include angled or parallel on-street parking. Policy CCD-1.19 Parking. Reduced parking standards should be applied to Community Commercial Districts in recognition of their proximity to high-frequency transit service and their walkable environment and mix of uses. On-street parking should be maximized. Parking structures should be encouraged, including ground floor retail or service uses. All parking must provide for visibility, personal safety and security. Other parking considerations include the following: a. Shared parking is encouraged for nearby uses in quantities reflecting staggered peak periods of demand. Retail, office and entertainment uses should share parking areas and quantities. A portion of any project s parking requirements should be satisfied by on-street parking. b. Parking lots will not dominate the frontage of pedestrian-oriented streets or interrupt pedestrian routes. Lots should be located behind buildings, in side yards, or in the interior of blocks to the greatest extent practicable. c. Large-surface parking lots will be visually and functionally segmented into several smaller lots, if practical. Land devoted to surface parking lots should be reduced, over time, through redevelopment and/or construction of structured parking facilities. Community Commercial Districts May 4,

112 Related Plans & Policy Background Issues and Policy Plans Campus West Community Commercial District Planning Study Report: explains issues and alternatives as a reference for future interest in redevelopment (2001). Fort Collins Bikeway Program Plan: guides development of a City bikeway 9999program and facilities (1995). Pedestrian Plan: policies, design standards and guidelines for pedestrian facilities (1996). Transportation Master Plan: document specifies the overall vision and policies for the City of Fort Collins Multimodal Transportation System (2004). Subarea/Corridor Plans Mountain Vista Subarea Plan: provides land use, design, environmental and transportation recommendations for vacant lands in the northeast (2001). North College Avenue Corridor Plan: policy guidance for revitalization, including basic public improvements, image and appearance, land use, and zoning (1995). Community Commercial Districts 192 May 4, 2004

113 Commercial Districts Commercial Districts include a wide range of community and regional retail uses, as well as offices, business and personal services, and to a lesser extent, residential uses. While these districts are typically the location for highway business and auto-related uses, they also offer opportunities to create new areas and transform existing developed areas, over time, from being exclusively auto-oriented places to being a series of mixeduse, multi-modal centers which relate better to the community as a whole and to surrounding residential neighborhoods. PRINCIPLE CD-1: The size and scale of businesses within Commercial Districts will vary. New development and redevelopment will include a mix of uses -- avoiding large, single-use buildings and dominating parking areas. Policy CD-1.1 New Development. New development in Commercial Districts will be encouraged to locate and design buildings such that a percentage of the fronts of buildings that directly face adjacent streets, provide a mix of types and size of businesses, provide pedestrian-oriented site design, and incorporate convenient, safe and attractive parking areas into the block. Principle CD-1: Commercial corridor building frontage. Commercial Districts May 4,

114 Policy CD-1.2 Infill/Redevelopment Land Uses. Retail, office, restaurants, entertainment, residential, and other high pedestrian-generating uses, will be encouraged. Policy CD-1.3 New Large Big Box Retail Establishments. Large retail establishments will be permitted in Commercial Districts only in community or regional scale shopping centers. Large retail establishments will be required to meet a basic level of architectural variety, compatible scale, pedestrian and bicycle access, and mitigation of negative impacts. Principle CD-2: Commercial development comparisons Commercial Districts 194 May 4, 2004

115 PRINCIPLE CD-2: The design of Commercial Districts should provide for convenient access, efficient and cost effective pedestrian and vehicular circulation, and a comfortable pedestrian environment in selected nodes. Policy CD-2.1 Existing Strip Commercial Corridor Developments. The City will encourage and support the gradual evolution of existing, auto-dominated strip commercial areas to compact, multi-modal-oriented, mixed-use places with enhanced walking connections between destinations. Policy CD-2.2 Pedestrian Access. Pedestrian environments within Commercial Districts will be supported by connecting them to adjoining uses. Buildings should be oriented both to public streets and to internal streets, with parking areas located internally on the property, or behind buildings when possible. PRINCIPLE CD-3: Commercial Districts will be accessible by all modes of travel, including transit, bicycle, pedestrian, and automobiles. Policy CD-3.1 Transit Facilities. Transit stop facilities will be located at safe and convenient destinations -- strategically distributed within Commercial Districts to serve users in the area. Benches, shelters and other drop-off sites will be aesthetically designed and be located away from arterial street curb lines in order to provide a safe, accessible, secure and positive experience for transit users. Shuttle systems between adjacent shopping centers should be encouraged. Policy CD-3.2 Arterial Crossings. Improve pedestrian/bicycle linkages across arterial streets and along commercial corridors. Pedestrian travel routes should be clearly identified and distinguished from auto traffic through parking areas, across streets, and along building frontages. Policy CD-3.3 Linkage to Neighborhoods Adjacent to Commercial Districts. New models for retail development will be necessary to combine the needs of walkable neighborhoods with large-scale retail centers. Pedestrian and bicycle linkages from surrounding neighborhoods to Commercial Districts will be strengthened, particularly at key transit stop locations. Pedestrian access will be provided from nearby residential neighborhoods to the Commercial Districts from multiple directions, if practical. Walkways will be aesthetically pleasing, safe and convenient. Commercial Districts May 4,

116 Policy CD-3.4 Parking Improvements. Land devoted to surface parking lots in existing, developed areas should be reduced to the extent possible, over time, such as through construction of structured parking or provision of additional on-street parking facilities. Pedestrian/bicycle linkages through existing parking lots to commercial destinations should be improved when opportunities arise. Policy CD-3.4: Preferred parking locations. Policy CD-3.5 South College Avenue. The South College Avenue/Mason Street corridor should have the highest priority in terms of land use, streetscape and urban design improvements to promote its transition to a series of mixed-use commercial centers. A mixed-use commercial area may include just one side of College Avenue, rather than bridging both sides. Uses located along College Avenue and paralleling Mason Street to the west should have access between each corridor, at mid-block, and between uses for both pedestrian or vehicular circulation. Commercial Districts 196 May 4, 2004

117 Related Plans & Policy Background Issues and Policy Plans Transportation Master Plan: document specifies the overall vision and policies for the City of Fort Collins Multimodal Transportation System (2004). Subarea/Corridor Plans Fort Collins Downtown Plan: policy guidance for capital improvement projects, land use, urban design, historic preservation, transportation, parking, etc. (1989). East Mulberry Corridor Plan: policies and recommendations for Highway 14 and surrounding neighborhoods (2002). Harmony Corridor Plan: provides a land use and urban design framework for future development of the area (1995). Mountain Vista Subarea Plan: provides land use, design, environmental and transportation recommendations for vacant lands in the northeast (2001). North College Avenue Corridor Plan: policy guidance for revitalization, including basic public improvements, image and appearance, land use, and zoning (1995). Commercial Districts May 4,

118 Commercial Districts 198 May 4, 2004

119 Campus Districts These districts include the various campuses of Colorado State University and the campus of Front Range Community College, and are the centers of higher education in the city. In addition to being education, research and employment centers, these districts also include internal and/or surrounding retail and residential areas. Because of their scattered locations throughout the community, each will need to address differing urban design and environmental concerns. PRINCIPLE CAMD-1: Colorado State University and Front Range Community College should be integrated into the community structure and treated as prominent community institutions and major destinations served by the City s multi-modal transportation system. The Campus Districts should also contain, to the extent practical, an appropriate mix of housing and supporting services. Policy CAMD-1.1: Lory Student Center plaza concept. Campus Districts May 4,

120 Policy CAMD-1.1 Colorado State University (CSU) Master Plan. The City will support the finalization and implementation of CSU s Physical Development Master Plan for all of its campuses, as well as the development of other future master plans. The Physical Development Master Plan identifies the appropriate mix of land uses, including educational and research uses, residential, recreational, and supporting commercial uses, urban design characteristics, and emphasis on multimodal transportation. These plans detail locations for future infill opportunities and transition from an auto-focus to a multi-modal transportation focus. Policy CAMD-1.2 CSU Foothills Campus. The CSU Foothills Campus should be planned and designed in harmony with the foothills environment, consistent with the expressed values regarding the foothills as a special environment and scenic backdrop for the City. The development of the Campus should also consider its connection to transportation systems and utilities. Policy CAMD-1.3 Supporting Uses and Housing. All Campus Districts should, where feasible, include student-oriented retail, services and entertainment, and housing designed to function as part of the district. Streets and walkways should form strong pedestrian and bicycle linkages throughout the district and have connections to city systems beyond the campus. Policy CAMD-1.4 Campus District Edges. Development within Campus Districts should be compatible with surrounding uses and their design characteristics. Development within Campus Districts should mitigate negative impacts on surrounding areas. Policy CAMD-1.5 Transit Priority. As primary multi-modal destinations within the city, all Campus Districts should be served by high-frequency transit service. To the greatest extent possible, transit service should link campuses. Policy CAMD-1.6 Transit Stops. Transit stops should be developed as integral parts of the campus environment that serve as inviting gathering places for pedestrians, using materials of character and quality consistent with the desired image of the campus. Policy CAMD-1.7 Parking Structures. Where appropriate (as shown on campus master plans), parking structures should be used to reduce the areas covered by parking lots, thereby making space available for infill and redevelopment opportunities. Campus Districts 200 May 4, 2004

121 Related Plans & Policy Background Subarea/Corridor Plans East Side Neighborhood Plan: policies and recommendations to preserve and enhance quality of life of the neighborhood (1986). Mason Street Transportation Corridor Master Plan: Recommendations for this enhanced travel corridor (2002). West Central Neighborhoods Plan: policies and recommendations for areas south and west (1999). West Side Neighborhood Plan: policies and recommendations to preserve and enhance quality of life of the neighborhood (1989). Other Related Plans/Programs Colorado State University Master Plan: policies and recommendations for campus design, facilities expansion, parking, transportation, housing and transit (1996). Campus Districts May 4,

122 Campus Districts 202 May 4, 2004

123 Employment Districts Employment Districts are locations for basic employment uses including light manufacturing, offices, corporate headquarters, and other uses of similar character. These Districts will also include a variety of complementary uses such as residential, business services, convenience retail, child care and restaurants. They will be designed to encourage non-auto travel, car- and van-pooling, transit use and have an attractive appearance -- allowing them to locate adjacent to residential neighborhoods. PRINCIPLE ED-1: Employment Districts will be major employment centers in the community. These districts will also include a variety of complementary uses to meet the needs of employees, such as business services, convenience retail, lodging, child care, recreation, housing and restaurants. By design, they will encourage non-auto travel, car and van pooling, telecommuting and transit use. Their attractive appearance should allow them to locate adjacent to residential neighborhoods and along primary entryways into the community. Policy ED-1.1. Range of Employers. Employment Districts will vary in size and structure to meet the requirements of a range of employers, from small businesses to those that need relatively large parcels of land to accommodate their facilities. Policy ED-1.1: Varying size of employers. Employment Districts May 4,

124 Policy ED-1.2. Primary Uses. Primary uses in an Employment District will include: a. Research facilities, testing laboratories, offices and other facilities for research and development b. Light industrial uses c. Hospitals, clinics, nursing and personal care facilities d. Regional, national or international headquarters of a services-producing organization e. Vocational, business or private schools and universities f. Professional offices g. Finance, insurance and real estate services h. Other uses of similar character Policy ED-1.3. Secondary and Supporting Uses. Secondary and supporting uses will also be permitted in an Employment District, but should be secondary in magnitude to the primary use. Permitted secondary uses will be limited to: a. Hotels/motels b. Sit-down restaurants c. Convenience Shopping Centers d. Child care centers e. Athletic clubs f. Single-family and multi-family housing g. Other accessory buildings and uses Policy ED-1.4 Transitional Land Uses. A transition of lower-intensity land uses should be provided at the edges of Employment Districts, in areas adjacent to residential neighborhoods. Land use boundaries should be placed at mid-block locations, rather than along streets, so that buildings facing each other are compatible and transitions between uses are gradual. Policy ED-1.5 Walkable Destinations. Secondary and supporting uses in an Employment District will be accessible to and located within easy walking distance of major employment concentrations. Policy ED-1.6 District Design. Developments will form a coherent, attractive business park setting in each District. The organizing element of a District will either be a clear, unifying network of streets and sidewalks, or a system of campus-like outdoor spaces with connecting walkway spines. The pattern will focus on common destinations, particularly transit stops, day care facilities, and convenience shopping centers. Employment Districts 204 May 4, 2004

125 A District will not evolve in isolation from the surrounding community. The seam between a District and the larger community may be a boundary of natural features or landscaped grounds, but with connections to adjacent neighborhoods. If possible, uses which can be shared with adjoining areas, such as day care, outdoor spaces, and convenience shopping centers, should locate on connecting streets or at a boundary of the District. Policy ED-1.7 Redevelopment/Infill. There will be future infill and redevelopment of existing employment centers. As non-compatible businesses vacate, new development planned for Employment Districts should be designed to complement the character of the surrounding area. Policy ED-1.8 Site Design. The design character of employment facilities should be reflective of a business park or campus setting, compatible with adjoining uses, with full landscaping of parking, perimeter and building edges to buffer the impacts of large facilities. Recreation, parks and open space areas should be incorporated into the design, as well as pedestrian linkages to City trails. PRINCIPLE ED-2: Employment Districts will be accessible to the community s multi-modal transportation system. Policy ED-2.1 Access. Street access to and within Employment Districts should be designed to serve multi-modes of transportation, and provide multiple entry and exit points to disperse traffic. Policy ED-2.2 Parking. Parking and other vehicle use areas will be located in the interior of blocks, or in other secondary areas, so that they do not interfere with pedestrian connections. Trees and other landscaping will be provided within parking lots, along with pedestrian paths connecting buildings. Parking areas will be screened from adjacent streets with berming and landscape planting. Policy ED-2.3 Walkways and Bikeways. Sidewalks and pedestrian paths will be provided within Employment Districts. Streets will be connected to the bikeway system. Policy ED-2.4 Links to Transit. Employment Districts will be connected to the citywide transit system. Transit stops and ride-sharing facilities will be designed for each area and linked to high-frequency service. Shopping areas will be conveniently located and designed so as to encourage walking by employees. Employment Districts May 4,

126 Related Plans & Policy Background Issues and Policy Plans Transportation Master Plan: document specifies the overall vision and policies for the City of Fort Collins Multimodal Transportation System (2004). Subarea/Corridor Plans Fort Collins Downtown Plan: policy guidance for capital improvement projects, land use, urban design, historic preservation, transportation, parking, etc. (1989). East Mulberry Corridor Plan: policies and recommendations for Highway 14 and surrounding neighborhoods (2002). Harmony Corridor Plan: provides a land use and urban design framework for future development of the area (1995). Mountain Vista Subarea Plan: provides land use, design, environmental and transportation recommendations for vacant lands in the northeast (2001). West Central Neighborhoods Plan: policies and recommendations for areas south and west. (1999). Employment Districts 206 May 4, 2004

127 Industrial Districts Industrial Districts are intended to provide a location for a variety of work processes such as manufacturing, machine shops, warehouses, outdoor storage yards, and other uses of similar character. Because of the types of uses and the community need for lower cost economic opportunities, the design features are not as extensive as Employment Districts. Therefore, Industrial Districts will be located away from, or adequately buffered from, residential neighborhoods. Restaurants, convenience services, child care and shopping should be located within, or short walking distances from, these districts. Industrial Districts will be linked to the city-wide transit system. PRINCIPLE ID-1: Industrial Districts will provide places for a wide range of industrial and commercial uses that do not need or are not suited to high public visibility. Policy ID-1.1. Land Uses. Industrial land uses such as manufacturing, assembly plants, primary metal and related industries, vehicle-related commercial uses such as auto repair, maintenance and storage, other types of commercial operations, warehouses, outdoor storage yards, and distribution facilities, are appropriate for an Industrial District. Industrial Districts should include a variety of flexible sites for small, local, and startup business and industry, as well as large national or regional enterprises. Generally, the characteristics that differentiate an Industrial District from an Employment District are: a. relatively smaller workforces than Employment Districts b. emphasis on commercial truck or rail traffic c. characteristics such as outdoor work and storage Policy ID-1.2 Supporting Uses. Supporting uses, such as restaurants, day care, convenience retail, services and housing, will be located internally or immediately adjacent to and within walking distances of Industrial Districts. Policy ID-1.3 Land Use Transition. Lower intensity land uses, that can help form a transition between an Industrial District and adjacent districts and residential neighborhoods, should be located at the edges of the district. Certain types of supporting uses (See Policy ID-1.2.) could help achieve this transition. Policy ID-1.4 Design Character and Image. Buildings and site improvements in Industrial Districts may be simple, practical, and more vehicle-oriented than in other districts and may lack a uniform design theme or character. Development standards should allow for metal buildings, tilt-up buildings, and similar large-span construction, and aprons of pavement for work and storage. Parking lots and outside storage will be Industrial Districts May 4,

128 screened from streets and other public spaces with fencing and/or landscaping. Outdoor spaces and amenities for pedestrians may be relatively simple, to meet the practical needs of workers. However, perimeter streetscape design standards will be consistent with those in other parts of the community. Policy ID-1.5 Transportation Improvements. Transportation improvements should support the efficient movement of commercial truck traffic from Industrial Districts to the arterial street system via an internal connector (or collector) street system. Transportation improvements may include rail access in some districts. Policy ID-1.6 Public and Multi-Modal Transit. Industrial Districts will be served by the City s transit system and be accessible via bike routes. Businesses will be encouraged to have employees carpool or vanpool, or work staggered hours in attempts to reduce traffic congestion. Related Plans & Policy Background Subarea/Corridor Plans East Mulberry Corridor Plan: policies and recommendations for Highway 14 and surrounding neighborhoods (2002). Harmony Corridor Plan: provides a land use and urban design framework for future development of the area (1995). Mountain Vista Subarea Plan: provides land use, design, environmental and transportation recommendations for vacant lands in the northeast (2001). Industrial Districts 208 May 4, 2004

129 : Corridors Transportation Corridors (TC) Enhanced Travel Corridors (ETC) Water Corridors (WC) Poudre River Corridor (PRC) Corridors are the linking elements of the City. They provide mobility to our citizens between and among districts. Corridors provide connections between different areas, destinations, and the edges of Fort Collins, as well as to regional destinations. Some corridors exist naturally for water and drainage purposes and have value for habitat, recreation, and educational opportunities, while some are man-made -- streets and railroutes with access for all means of travel. There are four types of corridors: Transportation Corridors; Enhanced Travel Corridors; Water Corridors; and the Poudre River Corridor, described as follows: Transportation Corridors (TC): developed primarily to increase mobility, provide transportation options, enhance the efficiency and aesthetics of the pedestrian/transit interface, and accommodate the flow of goods and people. Enhanced Travel Corridors (ETC): developed to provide multi-modal connections between two or more major activity centers. ETCs promote safe, convenient, and comfortable access to high frequency transit service and bicycle and pedestrian facilities. ETCs are multi-modal in nature and emphasize wide sidewalks, bike lanes on designated routes, transit stops, and parking facilities. Where feasible, ETCs should integrate features of adjacent land uses to encourage transit ridership and the ability to walk or ride a bicycle. Water Corridors (WC): developed primarily to contain natural and man-made drainageways, maintain appropriate wildlife habitat and provide trails/paths for recreation use, where environmentally appropriate. The Poudre River Corridor (PRC): designated to preserve, protect and restore the natural features of the Cache la Poudre River while providing mixed-use activity areas in the Downtown District and recreation opportunities. May 4,

130 210 May 4, 2004

131 Transportation Corridors Transportation Corridors are developed primarily to increase mobility, provide transportation options, enhance efficiency, improve the aesthetics of the pedestrian/transit interface, and accommodate the flow of goods and people. PRINCIPLE TC-1: Transportation Corridors will be developed to provide efficient mobility and cost-effective transport of people and goods between the various districts of the City. Policy TC-1.1 Locating Transportation Corridors. Transportation Corridors will include the 4- and 6-lane arterials shown on the Master Street Plan. Criteria for locating future Transportation Corridors, such as connections from the Community Commercial District at Summit View/Mountain Vista Drives, will be based on multimodal routes, and the size and location of Neighborhood Commercial Centers; Employment, Industrial, Community Commercial and Campus Districts; and future Residential Districts, in order that Transportation Corridors provide the most efficient linkages and use the most cost-effective resources. Policy TC-1.2 Balanced Network of Transportation Corridors. The development of a balanced Transportation Corridor network, comprised of a multi-modal transportation system, with access and connectivity to and through corridors, and efficiency and mobility -- will be key in determining future street requirements. Policy TC-1.3 Integrated Transportation Systems. A network of Transportation Corridors will connect to regionally significant facilities in cooperation with neighboring and regional transportation systems, as indicated in adopted regional transportation plans. Policy TC-1.4 Use of Existing Railroad Rights-of-Way. The City will support efforts to explore the use of existing rail right-of-way for interregional transit service including passenger rail service and for other means of transportation such as bicycling, walking, and transit. Transportation Corridors May 4,

132 Policy TC-1.5 High Frequency Transit Service. High frequency transit service will be implemented on Transportation Corridors as shown in adopted transit plans and encouraged on Transportation Corridors with supportive land uses, providing links between activity centers and districts, recognizing target markets within the City. Policy TC-1.6 Transit Supportive Policy TC-1.5: Downtown Transit Center. Design. The City will implement and integrate Transit Oriented Design strategies with respect to new develop, redevelopment and infill development opportunities along multi-modal Transportation Corridors where feasible and practical. Policy TC-1.7 Interface Between Transportation Corridors and Open Lands. Transportation corridors that are adjacent to open lands and community separators will be designed in a manner that avoids negative impacts on resources. Where avoidance is not possible, impacts will be minimized and mitigated while still maintaining the intended function of the Transportation Corridor. PRINCIPLE TC-2: The structure and function of each corridor will assure the highest composite Level of Service (LOS) among the modes of transportation in the corridor. Policy TC-2.1 Efficient Transportation Flow. The Master Street Plan will support Transportation Corridors by providing efficient multi-modal service. Policy TC-2.2 Automobile Congestion. When automobile congestion decreases the composite LOS of a Transportation Corridor, it will be a trigger so that the City will strengthen and direct efforts towards ensuring an increase in LOS that gives priority to alternative modes within the Corridor, possibly including the use of dedicated right-ofway for future transit use. PRINCIPLE TC-3: The essential element in a Transportation Corridor is the pedestrian/transit interface. Convenience, access, safety, and aesthetics should be of priority when designing for pedestrian access. Policy TC-3.1 Pedestrian Plan. The safety and security of the pedestrian will be a fundamental consideration in the design of a Transportation Corridor. The five principles of the City s adopted Pedestrian Plan -- directness, continuity, street Transportation Corridors 212 May 4, 2004

133 crossings, visual interest and amenity, and security -- as well as the standards, policies and regulations of the Plan, will be implemented in Transportation Corridors. PRINCIPLE TC-4: Transportation Corridors will be developed, and existing ones improved, as densities and demand for services increase. Policy TC-4.1 Integrated Planning. The important relationship between land use and transportation will be reflected in policy decisions, management strategies, and investments that are coordinated, complementary and support the City Structure Plan. The City may provide transit service in advance of demonstrated demand to support development of key districts on high-frequency lines. Such service will be coordinated through future subarea plans. Policy TC-4.1: Timberline Road. Policy TC-4.2 Transportation Corridor Development. The implementation of new Transportation Corridors will be phased to coincide with new development. Policy TC-4.3 Transportation Corridor Improvement. Strategic improvements to existing facilities, such as the addition of bike lanes, increased transit service and pedestrian access, will be implemented to respond to existing deficiencies and to maintain adopted level of service standards. Policy TC-4.4 Density of Development. A compact land use pattern will guide development of Transportation Corridors by providing densities necessary to support alternative modes of travel, such as transit, walking and bicycling -- as well as efficient automobile use. Policy TC-4.5 Infill and Redevelopment. The City will encourage infill and redevelopment in corridors that complement and support the efficiency of the Transportation Corridor. Policy TC-4.6 Facility Design. Facility design will support all modes of transportation and be matched to appropriately support the surrounding development. Transportation Corridors May 4,

134 Related Plans & Policy Background Issues and Policy Plans Fort Collins Bikeway Program Plan: guides development of a City bikeway program and facilities (1995). Pedestrian Plan: policies, design standards and guidelines for pedestrian facilities (1996). Transportation Master Plan: transportation recommendations closely linked to City Plan (2004). Subarea/Corridor Plans East Mulberry Corridor Plan: policies and recommendations for Highway 14 and surrounding neighborhoods (2002). Harmony Corridor Plan: provides a land use and urban design framework for future development of the area (1995). I-25 Subarea Plan: provides recommendations and polices for areas along I-25 (2003). Mason Street Transportation Corridor Plan: Recommendations for this enhanced travel corridor (2002). Mountain Vista Subarea Plan: provides land use, design, environmental and transportation recommendations for vacant lands in the northeast (2001). North College Avenue Corridor Plan: policy guidance for revitalization, including basic public improvements, image and appearance, land use, and zoning (1995). Related Planning/Policy Documents North Front Range 2025 Regional Transportation Plan: travel demand analysis, goals and objectives, including bicycle, transit, roadway, aviation and rail systems (1994). North Front Range Transportation Demand Management Program & 2025 Regional Transportation Plan: analysis of Vehicle Miles Traveled (VMT) reduction (1995). Transit Plan: documents a seven-year Transit Development Plan (TDP) for public and specialized transit services in Fort Collins, Loveland and rural Larimer County (1996). Transportation Corridors 214 May 4, 2004

135 Enhanced Travel Corridors The purpose of an Enhanced Travel Corridor (ETC) is to provide multi-modal connections between two or more major activity centers. ETCs promote safe, convenient, and comfortable access to high frequency transit service and bicycle and pedestrian facilities. ETCs are multi-modal in nature and emphasize wide sidewalks, bike lanes on designated routes, transit stops, and parking facilities. Where feasible, ETCs should integrate features of adjacent land uses to encourage transit ridership and the ability to walk or ride a bicycle. PRINCIPLE ETC-1: Enhanced Travel Corridors will be established strategically within the City as specialized Transportation Corridors and will contain amenities and designs that specifically promote walking, the use of mass transit, and bicycling. Enhanced Travel Corridors will provide high-frequency/high efficiency travel opportunities linking major activity centers and districts in the city. Policy ETC-1.1 Locating Enhanced Travel Corridors. Enhanced Travel Corridors include Harmony Road (east of College Avenue), the Mason Transportation Corridor (downtown to ½ mile south of Harmony Road), the College/Conifer Corridor (north and east of Downtown), and the Timberline Road/Powers Trail from Harmony to Conifer. Mason Street corridor in Policy ETC-1.1: Photo simulation of Mason Street as an Enhanced Travel Corridor. Enhanced Travel Corridors May 4,

136 Criteria for locating future Enhanced Travel Corridors will be based on the following: a. the feasibility of high-frequency transit or rail service b. the level of activity in connecting districts c. the integration of appropriate land use and development patterns d. the availability of right-of-way e. the need to counteract decreasing automobile levels of service Policy ETC-1.2 Integrated Transportation Systems. A network of Enhanced Travel Corridors will connect to other Transportation Corridors and to regionally significant facilities in cooperation with neighboring and regional transportation systems as indicated in adopted regional transportation plans. Policy ETC-1.3 Facility Design. Facility design will support pedestrians, transit, and bicycles, and will be matched to appropriately support the surrounding development to create a substantially focused pedestrian scale urban design. Policy ETC-1.4 Pedestrian/Bicycle and Transit Interface. Enhanced Travel Corridors will have the highest level of service with respect to the interface of pedestrians, bicyclists, and transit. A fundamental consideration in the design of an Enhanced Travel Corridor will be to make the character of the corridor -- and access to transit -- safe, secure, and convenient for pedestrians and bicyclists. Policy ETC-1.2: Mason Street corridor. Policy ETC-1.5 Efficient Transportation Flow. Enhanced Travel Corridors will have the highest level of transit service. Improvements such as signal preemption, High Occupancy Vehicle (HOV) lanes, and curb extensions at transit stops may be used to enhance bus flow and pedestrian access to transit. Special consideration will be made in the Master Street Plan for transportation flows into and out of Enhanced Travel Corridors. Policy ETC-1.6 Economic Opportunity and Development. Enhanced Travel Corridors will support expanded economic opportunity and development generally, and particularly on infill sites and targeted redevelopment areas within the City. Policy ETC-1.7 Corridor Development. The implementation of new Enhanced Travel Corridors may be phased to coincide with new development. Enhanced Travel Corridors 216 May 4, 2004

137 Policy ETC-1: Alternative models of enhanced travel corridors. Enhanced Travel Corridors May 4,

138 Related Plans & Policy Background Issues and Policy Plans Fort Collins Bikeway Program Plan: guides development of a City bikeway program and facilities (1995). Pedestrian Plan: policies, design standards and guidelines for pedestrian facilities (1996). Transportation Master Plan: transportation recommendations closely linked to City Plan (2004) Subarea/Corridor Plans East Mulberry Corridor Plan: policies and recommendations for Highway 14 and surrounding neighborhoods (2002). Harmony Corridor Plan: provides a land use and urban design framework for future development of the area (1995). Mason Street Transportation Corridor Plan: Recommendations for this enhanced travel corridor (2002). Mountain Vista Subarea Plan: provides land use, design, environmental and transportation recommendations for vacant lands in the northeast (2001). Related Planning/Policy Documents North Front Range Transportation Demand Management Program & 2025 Regional Transportation Plan: analysis of Vehicle Miles Traveled (VMT) reduction (1995). Transit Plan: documents a seven-year Transit Development Plan (TDP) for public and specialized transit services in Fort Collins, Loveland and rural Larimer County (1996). Enhanced Travel Corridors 218 May 4, 2004

139 Water Corridors Water Corridors contain natural and man-made drainageways, maintain appropriate wildlife habitat and wildlife corridors, and provide trails/paths for recreation use, where appropriate. Water Corridors collectively comprise a network to link larger open lands, residential districts, and other land uses. PRINCIPLE WC-1: Water Corridors are natural and man-made waterways and open space -- serving the needs for drainage and water conveyance, as well as recreational, educational and environmental uses. Policy WC-1.1 Functions of Water Corridors. The functions of Water Corridors are to provide adequate drainage to maintain the safety of lives and property, and to provide corridors for recreation, habitat conservation and wildlife movement. Policy WC-1.2 Natural Environment and Wildlife. The City will preserve, protect, enhance, and restore important natural areas, wildlife habitat, riparian areas, and wildlife corridors within Water Corridors. (See sections ENV and OL for additional policies.) Policy WC-1.3 Buffering. The City will continue to maintain and develop standards for adequate buffers to maintain channel stability, water conveyance, flood protection, and wildlife habitat values. PRINCIPLE WC-2: Water Corridors and the trail/path systems, where environmentally appropriate, will be coordinated with Transportation Corridors to provide a functional network with many access points. Policy WC-2.1 Recreation and Trails/Paths. The Water Corridor system may be designed to include a trail/path system, excluding motorized vehicles (except emergency and maintenance vehicle access). Special attention will be given to environmentally sensitive trail design, location, and construction. Policy WC-2.2 Junctions and Access Points. The trail/path system within Water Corridors will have multiple points of safe, easy access, joining or crossing the transportation network with a minimum of conflict points, and will have connections to regional waterways and trail systems. Water Corridors May 4,

140 Policy WC-2.3 Connections. Connections between Water Corridors and nearby open lands should be developed, including trails/paths. Special attention will be given to environmentally sensitive trail design, location, and construction. Policy WC-2.4 Edges. Water corridors, such as Boxelder Creek, will help define the edges of our community, form parts of community separators and other open lands, in addition to serving their primary function as drainage corridors. Policy WC 2.5 Boxelder Storm Drainage. Storm drainage and detention ponds will be developed in compliance with the Storm Drainage Master Plan for the Boxelder drainage basins, and wherever appropriate, should be designed to create permanent natural habitat areas incorporating native vegetation. Policy WC 2.6 Boxelder Greenway. A primary off-street greenway will be located along Boxelder Creek establishing an important connection between neighborhoods, employment areas, an activity center, and other areas. This trail facility will be designed and located in accordance with both the City s Parks and Recreation Policy Plan and Natural Areas Policy Plan. Policy WC 2.7 Boxelder Natural Features Protection. The Boxelder Creek will be enhanced, restoring the native vegetation, providing wildlife habitat, and restoring the channel s topography to naturally meandering plains stream corridor protected by natural features buffer zone adequate for preserving the drainage as a natural feature. Water Corridors 220 May 4, 2004

141 Related Plans & Policy Background Issues and Policy Plans Natural Areas Policy Plan: identifies and evaluates important natural areas within the Growth Management Area regarding ecological significance, sensitivity to impact, and the need for conservation (1992). Parks and Recreation Policy Plan: an inventory and assessment of needs, specific recommendations, and implementation options for parks, recreation and open space (1996). Related Planning/Policy Documents Framework for Environmental Action: policies, management, program development, and recommendations for the natural environment (1992). Stormwater Master Plan: comprehensive plan for stormwater and floodplain management including drainage system and flood activity projections. The Plan also includes floodplain regulations recommendations ( ongoing). Water Corridors May 4,

142 Water Corridors 222 May 4, 2004

143 Poudre River Corridor The Poudre River Corridor is highlighted in City Plan because of its special significance to the entire Fort Collins community. The Poudre River Corridor bisects the northern third of the City, from LaPorte in the northwest, for approximately eight (8) miles to Timnath in the southeast. The width of the corridor varies from less than one-quarter (1/4) mile to nearly one and one-half (1½) miles, depending on natural features and existing land uses. The special significance of the Poudre River Corridor has been recognized in a series of planning documents adopted by the City Council over many years. Among the consistent findings of past planning studies, are the following: The riparian ecosystem of the Poudre River Corridor has outstanding natural values and is vital to the maintenance of biodiversity, wildlife habitats, and native plant communities in Fort Collins. Lands within the Poudre River Corridor are important components of the City s parks system and recreation programs. The Cache la Poudre River is a dynamic river system and is subject to flooding, bank erosion, channel movement, and other natural hydrologic processes. The Poudre River Corridor offers outstanding opportunities as a laboratory for the community to learn about and celebrate our historic, cultural, and natural heritage. The Poudre River Corridor has always been a central focus in the history and development of the Fort Collins community. The highest rated positive image in the Visual Preference Survey TM, conducted by the City in 1995, was a scene of the natural setting in the riparian corridor along the Poudre. This was confirmed with the development of characteristics that define the future of our City, as described in Appendix D. The Poudre River Corridor bisects the community and is intricately interwoven within the urban fabric of the City. Gravel mining and reclamation are an important determinant of the landscape within the Corridor. The principles and policies for the Poudre River Corridor are intended to maintain a mixed-use corridor in which the river and surrounding lands are carefully managed to: (1) protect and enhance a diverse set of public values; and (2) allow appropriate private uses within the corridor. The public values that are important within the corridor include: Natural areas, wildlife habitat, environmental and water quality Recreation, parks, trails, and designated public access areas Rural character and agricultural use Floodplain and flood hazard management Poudre River Corridor May 4,

144 Scenic and aesthetic resources Education, research, and interpretation Historic landmarks and cultural landscapes Private values within the Poudre River Corridor include: Agriculture Gravel extraction and reclamation Residential, cultural, commercial, and business development PRINCIPLE PRC-1: To assure that the diverse community values of the Poudre River Corridor are protected and enhanced, land uses must be carefully managed. Policy PRC-1.1 River Segments. The Poudre River Corridor has distinct segments containing unique characteristics, opportunities, and constraints as defined below. a. Rural Open Lands Segment (from the community of LaPorte to Shields Street). This segment offers the opportunity for large scale open lands conservation to maintain the predominantly rural character of the area, preserve and protect the natural habitat and floodplain values of the river, and restore natural, scenic and recreational opportunities after gravel Principle PRC-1.1: Riverbend Ponds Natural Area. mining. b. Community River Segment (Shields Street to College Avenue). In this segment, existing neighborhoods are located in close proximity to existing public parks, natural areas, and the recreational trail along the river. This segment should emphasize convenient access for residents to the river corridor for both active and passive recreational and leisure opportunities. Natural habitat and floodplain values will be preserved and protected. Poudre River Corridor 224 May 4, 2004

145 Policy PRC-1.1: Poudre River Segments c. Historic and Cultural Core Segment (College Avenue to Lemay Avenue). This segment of the river includes many of the community s oldest and most significant historic and cultural features, the Old Town Historic District, and the Downtown. Land uses in the area should be more flexible than in other river segments and emphasize connecting the river to Downtown, providing multi-purpose spaces that celebrate the historic relevance of the river to the community, continue the important and unique relationship between the waterway and surrounding urban environment, and maintain those natural elements of the river as it passes through the Downtown. To the extent feasible, the floodplain will be protected and natural habitat, wildlife movement, floodplain and recreational values will be maintained. Redevelopment opportunities will be permitted. Poudre River Corridor May 4,

146 d. Science and Education Segment (Lemay Avenue to Drake Road). Due to increasing public use, development pressure, gravel mining, and complex flood management issues, there is substantial focus on innovative ways of managing water and land resources along this section of the river. Land uses in this area should focus opportunities for cooperative floodplain and natural area management by the City and CSU, emphasize scientific research, and provide environmental education and interpretation opportunities. e. Conservation Open Lands (Drake Road to Harmony Road). This river segment possesses significant natural and historic resources. Land uses in this area should emphasize natural areas protection, historic structures preservation, and open lands conservation to assure protection of significant resources. Policy PRC-1.2 Intergovernmental and Private Cooperation. The City will cooperate with county, state, Federal, and private agencies or organizations to protect and enhance the Poudre River Corridor. Significant portions of the Poudre River Corridor are under the jurisdiction of Larimer County, or are owned by Colorado State University. Many organizations and private entities also have significant interests that warrant their involvement in future land use planning within the corridor. Policy PRC-1.3 Regional Collaboration. Because the reach of the Poudre River Corridor within the City is only a portion of a larger river system and watershed, the City will collaborate with other public and private entities throughout Northern Colorado to enhance river protection and stewardship efforts. PRINCIPLE PRC-2: The City will protect, enhance and restore the wildlife habitats, native riparian plant communities, aquatic habitats, and other natural area values of the Poudre River Corridor. Policy PRC-2.1 Conservation. The City will conserve and protect important natural areas and natural values within the Poudre River Corridor. This will include acquiring land for public natural areas and conservation easements to protect privately-owned lands; establishing appropriate cooperative agreements with adjacent landowners; developing and applying development regulations and design guidelines; and promoting public education and outreach programs, and other techniques as appropriate. Poudre River Corridor 226 May 4, 2004

147 Policy PRC-2.2 Natural Area Protection Buffers. Natural area protection buffers will be maintained along both banks of the Poudre River to protect natural features and scenic qualities, and to account for the natural instability of the river channel. Wherever possible, the buffer should be a minimum of three hundred (300) feet wide, beginning at the outer limits of the river bank, or areas of riparian vegetation. One known exception to this general policy is the stretch of the river between North College Avenue and Lincoln Avenue, where a narrower minimum buffer distance is more appropriate due to the constraints of existing development and the area s proximity to downtown. Policy PRC-2.3 Restoration and Enhancement. The City will restore or enhance degraded or disturbed areas of the Poudre River Corridor to improve natural habitat conditions, aesthetic and recreational values. Restoration and enhancement projects may be performed cooperatively with adjacent private landowners and volunteer community groups. Policy PRC-2.4 Instream Flows. The City will coordinate with appropriate agencies, when possible, to provide adequate instream flows to maintain the ecological, recreational, and scenic values of the river in the Poudre River Corridor. PRINCIPLE PRC-3: The City will provide enhanced recreation opportunities within the Poudre River Corridor, with an emphasis on scenic values, heritage education, and interpretation. Policy PRC-3.1 Environmental Sensitivity. Recreational features within the Poudre River Corridor will be located and designed in a way to avoid or minimize impacts to natural areas, wildlife habitats, water quality, and other environmental values. Policy PRC-3.2 Parks and Recreation Sites. In addition to existing facilities such as Lee Martinez Park, the Parks and Recreation Policy Plan includes new recreation facilities in the Poudre River Corridor. Emphasis will be placed on integrating natural, historic, cultural, and environmental values within new public recreation sites. Policy PRC-3.3 Poudre River Trail. The Poudre River Trail system will be extended upstream to Overland Trail Road and downstream to Harmony Road. The regional trail system should be extended to Greeley. This will be done in conjunction with Larimer County, Weld County, and other northern Colorado interests, and will be designed and located to avoid or minimize impact to environmentally sensitive areas. Policy PRC-3.4 Trail/Path Linkages. Additional trails or paths will be developed, as appropriate, to link the Poudre River Corridor to adjacent city neighborhoods and districts and provide adequate public accessibility to public areas within the Poudre River Corridor. These trail/path connections will be located and designed to avoid or minimize impacts to environmentally sensitive areas. Poudre River Corridor May 4,

148 PRINCIPLE PRC-4: The City will manage the Poudre River floodplain to minimize potentially hazardous conditions associated with flooding, erosion, and channel movement; recognize and manage for the preservation of floodplain values; and adhere to all local, State, and Federal laws and regulations. Policy PRC-4.1 Poudre River Master Drainageway Plan. The City will complete the Poudre River Master Drainageway Plan to identify alternative methods to ease the risks of flood damage to existing structures and property and minimize risks to public safety. Floodplain management will recognize and manage floodplains with the intent to provide a balance between environmental protection and development of floodplain lands. To the extent feasible, the 100-year floodplain of the Poudre River will be protected to maintain, restore, and enhance the natural resources and the beneficial functions of floodplains. Policy PRC-4.2 Watershed Approach to Stormwater Management. In addition to flood control and drainage functions, stormwater systems will be designed to minimize the introduction of human-caused pollutants. Educational programs and demonstration projects will be pursued to enhance public understanding of pollution prevention efforts. Policy PRC-4.3 Channel Stability. New development and redevelopment will consider channel stability to assure adequate setbacks are provided to account for the inherent instability of the channel and recognize that river movement across the landscape is a natural process that may be accelerated by development. Policy PRC-4.4 Development in the Floodplain. To the extent feasible, the Poudre River 100-year floodplain will be protected by acquiring land or conservation easements, implementing existing floodplain regulations, and other appropriate conservation techniques. New development will not be allowed within the floodway and product corridor of the 100-year floodplain. New residential or mixed use development will not be allowed in the 100-year floodplain, however, commercial development will be allowed outside of the floodway or product corridor. Existing developed areas may be permitted to change uses and redevelop property consistent with the floodplain regulations. Where new development or redevelopment is allowed within the 100-year floodplain, structures and facilities will be designed to be consistent with the National Flood Insurance Program, City of Fort Collins floodplain regulations, and locally adopted requirements for building design, setbacks, buffers, and other development regulations. Any new development or redevelopment in the 100-year floodplain will be designed in such a way so as to not cause any adverse effects to the development or to surrounding properties from either increased flood heights, flow velocities, flow duration, rate of rise of floodwaters, channel stability, or sediment transport. Poudre River Corridor 228 May 4, 2004

149 PRINCIPLE PRC-5: Historic landmarks and cultural landscapes will be protected within the Poudre River Corridor. Policy PRC-5.1 Historic Landmarks and Cultural Landscapes. Historic landmarks and significant cultural landscapes will be protected to the extent reasonably feasible. This will be accomplished using land acquisition, local landmark designation, conservation easements, land use policies, and development and design standards. Policy PRC-5.2 Heritage Area Designation. The City will support National Heritage Area designation within the Poudre River Corridor using the Federal proposal for the Cache la Poudre National Water Heritage Area, or a State designation that may be developed through the Colorado Heritage Area Partnership Program. PRINCIPLE PRC-6: Scenic and aesthetic qualities within the Poudre River Corridor will be protected and enhanced. Policy PRC-6.1 Visual Resources. Development within the Poudre River Corridor will be located and designed to best maintain or enhance views of the river, its natural setting, the protected corridor features, and the foothills and mountains. Policy PRC-6.2 Landscapes. The City will develop guidelines for landscape treatment and streetscapes within the Poudre River Corridor that include the use of materials that are native to the Poudre River Corridor and will integrate developed areas within the natural context of the river corridor. Policy PRC-6.3 Restoration and Enhancement. Degraded or disturbed areas of the Poudre River Corridor will be restored or enhanced to improve aesthetics, recreational values and natural habitat conditions. Restoration and enhancement projects may be performed cooperatively with private landowners and volunteer community groups. PRINCIPLE PRC-7: The City will encourage integrated heritage and environmental learning opportunities about the Poudre River Corridor and its historic, cultural, and natural heritage. This should be accomplished by integrating education with interpretation, which may include interpretive trails, educational facilities, outdoor laboratories for lessons on wildlife habitat, gravel extraction and reclamation, floodplain management, rural heritage, farming, pollution prevention, and conservation/reconstruction of historic sites and structures. Policy PRC-7.1 Environmental Learning Opportunities. The City will continue to be supportive of environmental learning opportunities in the Poudre River Corridor. Poudre River Corridor May 4,

150 PRINCIPLE PRC-8: The City will work with gravel mining interests to review opportunities so that continued gravel mining operations are maintained and managed within the Poudre River Corridor consistent with State law, and that gravel mine reclamation is completed to meet community values. Policy PRC-8.1 Gravel Mined Land Purchases. The City will continue to evaluate areas that have been mined for gravel and are identified as desirable for public open lands, to determine if they should be acquired for use as natural areas or other open lands along the Poudre River Corridor. Policy PRC-8.2 Gravel Mine Reclamation. The City will collaborate with gravel mining interests to develop innovative approaches to gravel mine reclamation that will provide wildlife habitat, restoration of native landscapes, recreational opportunities, limited development, and other public values. PRINCIPLE PRC-9: The City will permit a variety of land uses within the Poudre River Corridor that are consistent with the protection of ecological, floodplain, historic, scenic, recreational and other public values. Appropriate land uses may include public conservation and recreational sites, mixed-use commercial areas, rural/agricultural estate, urban estate, residential, employment, industrial, educational, and utilities. Policy PRC-9.1 Development Standards and Design Guidelines. Appropriate development standards and design guidelines will be applied to land uses in the Poudre River Corridor. The City Structure Plan will reflect such uses on its maps and within appropriate zoning districts and development regulations. Poudre River Corridor 230 May 4, 2004

151 Related Plans & Policy Background Issues and Policy Plans Historic Resources Preservation Program Plan: includes a process to identify resources eligible for protection, provide incentives, and legal techniques appropriate to accomplish historic preservation (1993). Natural Areas Policy Plan: identifies and evaluates important natural areas within the Growth Management Area regarding ecological significance, sensitivity to impact, and the need for conservation (1992). Parks and Recreation Policy Plan: an inventory and assessment of needs, specific recommendations, and implementation options for parks, recreation and open space (1996). Related Planning/Policy Documents Framework for Environmental Action: policies, management, program development, recommendations (1992). Watershed Approach to Stormwater Quality Management Update: defines programs to control and protect the City from floodwaters, and promote clean water in creeks, lakes, and wetlands. Other objectives include citizen participation, trail access and management of natural areas and recreation opportunities (1995). Poudre River Corridor May 4,

152 Poudre River Corridor 232 May 4, 2004

153 : Edges Community Separators (CS) Foothills (FE) Rural Lands (RUL) Edge elements define the extent of the community and assure its unique individuality. In keeping with the City Plan vision, the edges of the city will be well-defined boundaries, promoting a compact land use pattern to avoid sprawling development. Edges will contribute to preserving environmentallysensitive areas and rural lands and to distinguishing between what is city and what is not. Agricultural lands. The geographic area of Fort Collins is defined by a boundary line containing the Growth Management Area. The location of the boundary forming the Growth Management Area is determined primarily by the following considerations: Preservation of unique natural elements, such as the foothills, ridgeline, and open lands, for the enjoyment of future generations Separation from neighboring communities --Timnath, Wellington, LaPorte, Loveland, and Windsor -- so as to preserve the unique character of each municipality Cooperation with Larimer County to conserve resources by containing urban sprawl and managing the adverse effects of urbanization Economic delivery of urban level public services and facilities Edges May 4,

154 Fort Collins will have different types of edges to reflect different transitions between the developed areas of Fort Collins and the areas beyond. They may take many forms, such as the foothills, agricultural and rural/open lands, and urban estate development. In some areas, edges may be privately owned and developed at lower densities. This will provide a blending effect so that there is a Grasslands. transition between higher, urban-level densities and rural development. Other edges may be acquired and managed by the City or other governmental entities as open lands that preserve habitat and native landscapes, while other rural/open lands will remain privately-owned under agricultural use or clustered residential development with protected open space. Edges in some areas may be more permanent so as to achieve community separators. These City Plan identify different forms that provide edges to Fort Collins, including: Community Separators (CS): Community separators will preserve the rural and natural landscape between our communities, maintaining separation between cities and towns. These community buffers will be used as a long-term tool to preserve a permanent physical and visual separation between Fort Collins and surrounding communities. Foothills (FE): The foothills are defined as the western ridgeline, forming an edge to our community. Rural Lands (RUL): Rural lands consist of agricultural and residential lands that form our community s edge. Edges 234 May 4, 2004

155 Community Separators Community separators will be used as a long-term tool to preserve a permanent physical and visual separation between Fort Collins and surrounding communities. PRINCIPLE CS-1: Community separators will provide physical and visual separation between Fort Collins and surrounding communities to maintain and enhance the separate identities of each community. Policy CS-1.1 Community Separators. Strategic open lands that serve as community separators inside and outside the Growth Management Area will be identified for either public ownership or other land conservation measures. Community separators should be as large as possible and could include low intensity residential development, undeveloped lands, and natural or rural landscapes including open lands, natural areas, farmland, clustered residential development and recreational areas such as golf courses. Policy CS-1.1: Area northeast of GMA depicting a community separator. Policy CS -1.2 Transitions. When possible, rural/open lands will provide the transition between urban level development and areas beyond the Growth Management Area boundary to help form community separators. Policy CS-1.3 Northern Colorado Community Separator Studies. The physical and visual separation between Fort Collins, Laporte, Loveland, Wellington, Timnath, and Windsor should be preserved and Policy CS-1.2: Area northeast of GMA depicting development. maintained in general accordance with approved community separator plans and studies and community comprehensive plans. Policy CS-1.4 Sense of Rural Character. Open lands between communities should reflect a sense of rural character by incorporating the protection and preservation of natural areas, agricultural uses, appropriate residential development, and other types of open lands. Incentives, zoning and other techniques should be used to encourage alternative development patterns, such as clustered development, that retain natural, rural and agricultural lands. Clustered residential development encourages the close grouping of units, so that large portions of the parcel may remain as undeveloped open Community Separators May 4,

156 lands -- thus preserving a sense of openness and maintaining important visual and natural resources. Policy CS-1.6 Open Lands Protection. Open lands should be preserved, and protected through purchase of land, development rights, or conservation easements and/or other measures such as land use planning or development regulations. Policy CS-1.7 Collaboration With Other Communities. The City will cooperate with adjacent governmental entities to ensure contiguity and clustering of development that limits sprawl and forms community separators. Community Separators 236 May 4, 2004

157 Foothills The foothills and the ridgeline form a natural western edge to the community. The principles and policies in this section highlight to what extent future development may occur in the foothills so as to preserve the unique environment of the area. PRINCIPLE FE-1: The foothills and the ridgeline provide the western edge to Fort Collins. It is imperative that these natural amenities be preserved -- for aesthetic purposes (to maintain the mountain backdrop vista), as wildlife habitat, as open space, and as contributing to the unique character and urban form of Fort Collins. Policy FE-1.1 Intergovernmental Agreement (IGA). As part of ongoing efforts between Fort Collins and Larimer County, the Intergovernmental Agreement between the two will continue to address appropriate and effective regulation on future development in the foothills. The IGA will continue to demonstrate the commitment to ensure that all development will be consistent with standards and guidelines that preserve the unique environment, limit potential human and wildlife conflicts, and ensure that the area remains the western edge to the city. Policy FE-1.2 Preservation of the Foothills. The City will continue to consider appropriate measures to preserve and protect the natural features and views of the foothills, such as conservation easements, purchase of land or development rights, and Zoning. Policy FE-1.3 View Corridors and Access. Special efforts will be undertaken to protect view corridors and public access to the foothills. Policy FE-1.4 Standards and Guidelines for Development. All development will continue to be subject to design and landscaping standards and guidelines, including the use of recommended native plants that serve to: protect the unique environment; assure the protection of wildlife habitat values; reduce the chance of future conflicts between humans, wildlife species, and their ecosystems; and minimize visual impacts. Policy FE-1.5 Recreational Development. Appropriate recreational opportunities that provide for the diverse recreational needs and interests of the community may be provided so long as they are designed and located to minimize negative impacts on wildlife, native plant communities, aesthetics and other visitor s enjoyment of public open lands. Foothills May 4,

158 Foothills 238 May 4, 2004

159 Rural Lands Rural lands consist of agricultural and residential lands that form our community s edge. Key rural lands will be protected as community separators. Other areas may have land uses such as clustered residential development, large lot residential and agriculture. PRINCIPLE RUL-1: Where appropriate and when possible, rural lands will create an edge to the community. Policy RUL-1.1 Protecting Rural Lands. The City will continue to work with the County to protect rural lands including agricultural and low intensity residential areas that could form part of a community separator. New residential development adjacent to the Growth Management Area should be planned in conjunction with the County. Clustered residential development should be encouraged so that large areas of land remain free of development. Policy RUL-1.2 Partnerships. The City will continue to develop effective partnerships with the County, other governmental organizations and jurisdictions, and the private sector for the preservation and protection of the rural landscape. Principle RUL-1: Rural development patterns. Rural Lands May 4,