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Good evening, everybody, and welcome to the July or July. welcome to the July or July. Welcome to the September 17th, Welcome to the September 17th, 2026 hearing of the Planning 2026 hearing of the Planning and Zoning Commission. May I and Zoning Commission. May I have a roll call, please? have a roll call, please? Brooks Fort. here.

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Brooks Fort. here. Connolly here. Shealy. Here. Connolly here. Shealy. Here. Stackhouse here. Sasse. Stackhouse here. Sasse. Here. Here. Before we get started, and I Before we get started, and I want to briefly explain the want to briefly explain the role of planning zoning role of planning zoning commission and what the

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commission and what the audience can expect. First, audience can expect. First, this commission is made up of this commission is made up of citizens who volunteer our citizens who volunteer our time, talent and resources for time, talent and resources for this board because we do. We this board because we do.

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We love the community just as much love the community just as much as you do. We do not get paid. as you do. We do not get paid. We are not staff. Before each We are not staff. Before each meeting, city staff provides us meeting, city staff provides us with a comprehensive package of with a comprehensive package of information for each project.

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information for each project. That material is made publicly That material is made publicly available. And tonight we are available. And tonight we are here to gather additional here to gather additional information that your testimony information that your testimony provides. We'll listen provides.

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We'll listen carefully and consider all carefully and consider all information regarding each information regarding each project, including your project, including your valuable input. However, in the valuable input. However, in the end, the decisions of this end, the decisions of this Commission Commission must be Commission Commission must be based on our judgment of based on our judgment of compliance or noncompliance compliance or noncompliance with the city's land use code.

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with the city's land use code. That is pretty important to That is pretty important to understand. Finally, tonight's understand. Finally, tonight's hearing is a legal hearing. My hearing is a legal hearing.

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My role is to moderate for role is to moderate for standards of civility and standards of civility and fairness, to ensure that fairness, to ensure that everyone who wishes to speak everyone who wishes to speak can be heard. Can we have an can be heard. Can we have an agenda review and then we'll agenda review and then we'll talk some more? talk some more? Yes. Thank you.

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Chair Sasse and Yes. Thank you. Chair Sasse and members of the Planning Zoning members of the Planning Zoning Commission. We have one item on Commission. We have one item on the consent agenda this the consent agenda this evening, and that is evening, and that is consideration, approval of the consideration, approval of the minutes of the July 16th, 2026

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minutes of the July 16th, 2026 Planning Zoning Commission Planning Zoning Commission hearing, which I think were the hearing, which I think were the July date came from earlier. July date came from earlier.

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Uh, and then we have one Uh, and then we have one discussion item this evening, discussion item this evening, and that's consideration of the and that's consideration of the Strauss Lakes annexation and Strauss Lakes annexation and zoning. And just as a brief zoning. And just as a brief reminder, the Planning and reminder, the Planning and Zoning Commission will be Zoning Commission will be making a recommendation to City making a recommendation to City Council for that item.

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As City Council for that item. As City Council is the ultimate Council is the ultimate decision decision maker on decision decision maker on annexations and zoning. And annexations and zoning. And that concludes my overview of that concludes my overview of the agenda for this evening. the agenda for this evening. You stole my thunder.

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But yes, You stole my thunder. But yes, we are not the ultimate we are not the ultimate decision makers, so that will decision makers, so that will go to city council. Um, I would go to city council.

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Um, I would like to open up for citizen like to open up for citizen participation, both here in the participation, both here in the room and online, for anything room and online, for anything that is not on the agenda that that is not on the agenda that Clay mentioned. If you wish to Clay mentioned. If you wish to speak, come up to the podium speak, come up to the podium sign and state your name.

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sign and state your name. Again. This is for anything Again. This is for anything that's not on the agenda that's not on the agenda tonight. Nobody in the room is tonight. Nobody in the room is there anybody's hand raised there anybody's hand raised online and. online and. Seeing none. Seeing none.

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But at the time for citizen But at the time for citizen participation is closed. So now participation is closed. So now let's move on to the consent let's move on to the consent agenda, which includes the July agenda, which includes the July minutes. You are correct. minutes. You are correct.

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That's where that date came That's where that date came from. Was prepping for the from. Was prepping for the meeting. Um, anybody want to meeting. Um, anybody want to make a motion for me. make a motion for me. Mr. Chair? I'll move approval Mr.

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Chair? I'll move approval of the consent agenda for the of the consent agenda for the Planning and Zoning Commission Planning and Zoning Commission meeting of September 17th, meeting of September 17th, 2026. 2026. I'll second that. I'll second that. Roll call, please. Roll call, please. Read the consent agenda. Read the consent agenda. Connelly. Connelly. Yes. Yes. Stackhouse. Stackhouse. Yes. Yes. Brooks. Fort. Brooks. Fort. Yes. Yes. Shealy.

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Shealy. Yes. Yes. Says yes. With that, it passes. Says yes. With that, it passes. So, moving on to the discussion So, moving on to the discussion agenda. Um, we're going to have agenda. Um, we're going to have a brief overview from staff. a brief overview from staff.

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We're going to have the We're going to have the applicant presentation and then applicant presentation and then we'll ask clarifying questions, we'll ask clarifying questions, and we'll open it up for public and we'll open it up for public comment is kind of the run of comment is kind of the run of how this will go.

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Um, so this how this will go. Um, so this is the. Strauss Lakes is the. Strauss Lakes annexation and Zoning, a and annexation and Zoning, a and 240002. Can we have a brief 240002. Can we have a brief staff overview? staff overview? Yes. Yes. Thank you. Let me get this up.

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Thank you. Let me get this up. Um, make sure I'm sharing. Um, make sure I'm sharing. Good evening. Good evening. Um, I am Kim Meyer. I am a Um, I am Kim Meyer. I am a principal planner in our principal planner in our planning services department. planning services department.

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Um, tonight we are looking at Um, tonight we are looking at the Strauss Lakes annexation the Strauss Lakes annexation and zoning. Um, project. Maybe. and zoning. Um, project. Maybe. There we go. So, quick overview There we go. So, quick overview of this. We have 147.499 acres. of this. We have 147.499 acres.

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It's located in the northeast It's located in the northeast corner of Ziegler and Horse corner of Ziegler and Horse Tooth Roads. It is in our GMA. Tooth Roads. It is in our GMA. It does have contiguity with It does have contiguity with municipal boundaries and municipal boundaries and therefore meets the eligibility therefore meets the eligibility for annexation based on state

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for annexation based on state annexation requirements. annexation requirements. There's zoning that is proposed There's zoning that is proposed with this as well, proposed as with this as well, proposed as low density mixed use low density mixed use neighborhood district, which is neighborhood district, which is called LMN, and medium density called LMN, and medium density mixed use neighborhood

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mixed use neighborhood district. Mhm. And then just to district. Mhm. And then just to let you know, there is a let you know, there is a concurrent, overall development concurrent, overall development plan that has also been plan that has also been submitted with this and is in

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submitted with this and is in review, but is not on the review, but is not on the agenda for this evening. agenda for this evening. Tonight is just the annexation Tonight is just the annexation and zoning that would actually and zoning that would actually pull this property into the

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pull this property into the city's jurisdiction so that we city's jurisdiction so that we could make future decisions on could make future decisions on it. From a process standpoint, it. From a process standpoint, this is an owner initiated this is an owner initiated annexation meeting. They came annexation meeting.

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They came to us, uh, planning and zoning to us, uh, planning and zoning is making a recommendation to is making a recommendation to city council that is scheduled city council that is scheduled currently for initial readings, currently for initial readings, first readings of the first readings of the ordinances, both for annexation ordinances, both for annexation and zoning. On October 6th.

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So and zoning. On October 6th. So real quickly for, I guess, the real quickly for, I guess, the third time already this third time already this evening, we'll clarify process evening, we'll clarify process wise, um, our development wise, um, our development process, any development process, any development process, quite frankly, is

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process, quite frankly, is quite complex. There's lots of quite complex. There's lots of steps to it. And as I steps to it. And as I mentioned, this first step is mentioned, this first step is this annexation and this annexation and establishing the zoning. And establishing the zoning.

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And that does basically just extend that does basically just extend city limits and include that in city limits and include that in our jurisdiction. Um, the next our jurisdiction. Um, the next step is master planning, which step is master planning, which is going to be that overall is going to be that overall development plan.

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I will say development plan. I will say that each of these stages, uh, that each of these stages, uh, my, my sort of little cartoons my, my sort of little cartoons at the bottom show, uh, where at the bottom show, uh, where we are now, where we're just at we are now, where we're just at this annexation and zoning

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this annexation and zoning hearing, the next thing that hearing, the next thing that happens is that ODP that also happens is that ODP that also will go to hearing that will will go to hearing that will just come to planning and just come to planning and Zoning Commission, and then

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Zoning Commission, and then we're going to have lots of we're going to have lots of different phases of different phases of development. That is the point development.

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That is the point of having that overall of having that overall development plan is for larger development plan is for larger properties that we know are properties that we know are probably going to, um, develop probably going to, um, develop and construct in phases. Um, we and construct in phases.

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Um, we have that outline or overall have that outline or overall development plan that gives us development plan that gives us just that master plan idea of just that master plan idea of what's happening, and then we what's happening, and then we will see much more detailed will see much more detailed plans, um, engineering designs, plans, um, engineering designs, building designs, streets and building designs, streets and block layouts. All that stuff block layouts.

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All that stuff starts to happen when we're starts to happen when we're talking about those development talking about those development plans. Then we get into actual plans. Then we get into actual site improvement and site improvement and construction. Um, so not a lot construction.

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Um, so not a lot will happen out on that site will happen out on that site until we get through all of until we get through all of those processes. Before we ever those processes. Before we ever get to a building permit. We get to a building permit.

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We have had people say sort of have had people say sort of when houses will be out there when houses will be out there and it will be it'll be a and it will be it'll be a minute. So to clarify, this minute. So to clarify, this property, here's an vicinity property, here's an vicinity map showing where the site is. map showing where the site is.

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So Horse Tooth Road is on the So Horse Tooth Road is on the south side of that red polygon. south side of that red polygon. Uh, we have Ziegler Road that Uh, we have Ziegler Road that is on the west side of that. is on the west side of that.

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You can see, uh, sort of the You can see, uh, sort of the north and east. We've got the north and east. We've got the Laputa River, the powder River Laputa River, the powder River trail that has been completed trail that has been completed through there. Um, a future through there.

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Um, a future community park that we're community park that we're hoping happens there someday. hoping happens there someday. The city does, uh, has acquired The city does, uh, has acquired that property and the Rigdon that property and the Rigdon Reservoir. Um, and then, of Reservoir.

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Um, and then, of course, to the west, we've got course, to the west, we've got quite a few, uh, neighborhoods, quite a few, uh, neighborhoods, uh, a lot of single unit, uh, uh, a lot of single unit, uh, multi-unit townhomes, sort of a multi-unit townhomes, sort of a mix of different types of mix of different types of housing.

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Um, over in both housing. Um, over in both Rigdon Farms, we've got Stone Rigdon Farms, we've got Stone Ridge and then to the south and Ridge and then to the south and west, um, is English Ranch. And west, um, is English Ranch.

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And then when we're talking about then when we're talking about zoning, I mentioned that we zoning, I mentioned that we were looking at that low were looking at that low density and medium density, density and medium density, mixed use neighborhood, that mixed use neighborhood, that lemon yellow color is that L or lemon yellow color is that L or LMN zoning.

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So it's that is LMN zoning. So it's that is what the the newer what the the newer neighborhoods, the Rigdon Farms neighborhoods, the Rigdon Farms neighborhood is largely zoned. neighborhood is largely zoned. The RL is also a lower density The RL is also a lower density residential. It tended to be residential.

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It tended to be applied to existing um, applied to existing um, neighborhoods that were already neighborhoods that were already existing when our city plan and existing when our city plan and land use code was updated. When land use code was updated. When the big shift happened back in the big shift happened back in 97.

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And then here are a couple 97. And then here are a couple just shots showing. This is, just shots showing. This is, you know, an undeveloped parcel you know, an undeveloped parcel of land presently, um, Ziegler of land presently, um, Ziegler Road is fully constructed. It's Road is fully constructed.

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It's got a curb and gutter on both got a curb and gutter on both sides. I believe it has a sides. I believe it has a sidewalk even on that east side sidewalk even on that east side coming down to William Neale coming down to William Neale Parkway, at which point then Parkway, at which point then there would need to be some

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there would need to be some additional construction in the additional construction in the future. But just to give you a future. But just to give you a little bit of an idea there, little bit of an idea there, and then I will go ahead and and then I will go ahead and pause and let the applicant do

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pause and let the applicant do their presentation. Um, and I their presentation. Um, and I can continue after that. can continue after that. Are you ready? Okay. Are you ready? Okay. Good evening, Mr. Chair. Good evening, Mr. Chair. Members of the Commission. My Members of the Commission. My name is Claire.

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I'm with the name is Claire. I'm with the law firm at Hyatt Farber and law firm at Hyatt Farber and Schreck. I am here on behalf of Schreck. I am here on behalf of the applicant, landowner, the applicant, landowner, Cottonwood Land and Farms, LLC. Cottonwood Land and Farms, LLC. In this annexation request.

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And In this annexation request. And can you hear me? Okay. I'm a can you hear me? Okay. I'm a very soft speaker. Okay, before very soft speaker. Okay, before we get started, I would just we get started, I would just ask that the slide deck that we ask that the slide deck that we have presented become

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have presented become officially part of the record, officially part of the record, along with the full application. along with the full application. I think we have the application, but the slide deck application, but the slide deck we just got tonight. we just got tonight. Yeah. Yeah.

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That's why I want to make sure That's why I want to make sure it makes it into the record. So it makes it into the record. So I want to point out just a I want to point out just a small point of clarification. small point of clarification.

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You'll notice our first picture You'll notice our first picture doesn't exactly match the doesn't exactly match the picture that staff had. And picture that staff had. And where that where you will see where that where you will see that is that little. Yes. Thank that is that little. Yes. Thank you. That little triangle. We you. That little triangle.

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We are actually asking that that are actually asking that that be part of the annexation too. be part of the annexation too. I think that was just a I think that was just a mismatch in the pictures, the mismatch in the pictures, the legal descriptions, I believe, legal descriptions, I believe, have always been consistent.

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So have always been consistent. So moving on, I would like to moving on, I would like to introduce our team. We have introduce our team. We have Bill McDowell here, the land Bill McDowell here, the land owner behind me. We have Kathy owner behind me.

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We have Kathy Mathis, um, Christy Myers from Mathis, um, Christy Myers from our planning team. Not all of our planning team. Not all of the members of our team will be the members of our team will be speaking this evening, but speaking this evening, but we're all here to answer we're all here to answer questions when we get to that

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questions when we get to that portion of the presentation. So portion of the presentation. So now we get to the why are we now we get to the why are we here? As you've heard, we here? As you've heard, we respectfully request the respectfully request the commission recommend approval commission recommend approval of the annexation of the

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of the annexation of the approximately 147.5 acres approximately 147.5 acres located located northeast of located located northeast of the corner of Fort Smith Road the corner of Fort Smith Road and Ziegler, and the zoning to and Ziegler, and the zoning to the property to LM and M, which

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the property to LM and M, which you heard, um, our next slide you heard, um, our next slide talks about the scope of talks about the scope of review. I will move through review.

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I will move through that very quickly, because I that very quickly, because I think you've now heard that think you've now heard that twice. Um, it is just to make a twice. Um, it is just to make a report and recommendation to report and recommendation to City Council. Um, I will walk City Council.

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Um, I will walk through all of the criterion through all of the criterion for you when we get to that for you when we get to that part of the presentation. Um, part of the presentation. Um, as we said, we do anticipate as we said, we do anticipate having a number of applications having a number of applications that will come through the ODP. that will come through the ODP.

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We're talking about metro We're talking about metro districts, which will have districts, which will have service plans, preliminary service plans, preliminary development plans, final plans, development plans, final plans, all of that. That's coming in all of that. That's coming in the future. So before I get to the future.

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So before I get to the legal criteria, I do think the legal criteria, I do think it's important that you hear it's important that you hear from the landowner about the from the landowner about the history of this property and history of this property and the families connection to our the families connection to our community.

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Um, I think that community. Um, I think that just gives it a very, very just gives it a very, very personal feel to the history. personal feel to the history. So I'm going to ask Bill So I'm going to ask Bill McDowell to come up and speak McDowell to come up and speak to you for a little bit.

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to you for a little bit. And I'm going to go up a little And I'm going to go up a little bit. Good evening. As Claire bit. Good evening. As Claire said, my name is Bill McDowell. said, my name is Bill McDowell.

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I'm the managing partner for I'm the managing partner for Cottonwood Land and Farms, Cottonwood Land and Farms, where the developer of the where the developer of the site, um, you know, it's site, um, you know, it's important for me to to give you important for me to to give you a brief history about all of a brief history about all of our wonderful interactions with

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our wonderful interactions with several northern Colorado several northern Colorado communities over the past 75 communities over the past 75 years. Uh, in the past 75 years.

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Uh, in the past 75 years, uh, we have given or years, uh, we have given or donated over a thousand acres donated over a thousand acres of open space to various of open space to various communities. Alongside these communities. Alongside these gifts, we've also developed gifts, we've also developed vital business parks, medical vital business parks, medical facilities, residential facilities, residential neighborhoods, and retail neighborhoods, and retail centers. We believe centers.

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We believe wholeheartedly that a very wholeheartedly that a very healthy environment can coexist healthy environment can coexist with a healthy economy. In Fort with a healthy economy. In Fort Collins, we have made several Collins, we have made several gifts. The first is the now 200 gifts.

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The first is the now 200 plus acre Riverbend Ponds, plus acre Riverbend Ponds, which was donated to a group which was donated to a group called the Southeast Fort called the Southeast Fort Collins Greenbelt Association, Collins Greenbelt Association, which was formed by a group of which was formed by a group of very forward thinking, uh very forward thinking, uh citizens. Uh, prior to the city citizens.

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Uh, prior to the city having created its Natural having created its Natural Areas Department. Later, we Areas Department. Later, we bargain sold an additional 200 bargain sold an additional 200 plus acres, uh, which is now plus acres, uh, which is now the Running Deer Natural Area the Running Deer Natural Area off of prospect and donated

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off of prospect and donated another 15 or so acres to the another 15 or so acres to the city, uh, which now houses the city, uh, which now houses the Hagerman Earth cycle Hagerman Earth cycle operations, or former Hagerman operations, or former Hagerman Earth cycle operations. In Earth cycle operations.

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In addition, we also preserved and addition, we also preserved and donated to Larimer County the donated to Larimer County the Strauss cabin. Um, we've been Strauss cabin. Um, we've been around a long time and take a around a long time and take a great deal of pride in that. great deal of pride in that.

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Um, originally, the Strauss Um, originally, the Strauss Lakes property was about 515 Lakes property was about 515 acres. Over the past 12 years, acres. Over the past 12 years, our ownership has shrunk as a our ownership has shrunk as a result of the city's needs result of the city's needs being ahead of ours.

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In 2014, being ahead of ours. In 2014, we completed the sale of the we completed the sale of the 185 acre Rigdon Reservoir so 185 acre Rigdon Reservoir so that water could build a water that water could build a water storage reservoir to meet storage reservoir to meet their, uh, federal water. their, uh, federal water.

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Water, federal water release Water, federal water release commitments. Uh, as part of commitments. Uh, as part of that process, we moved 700,000 that process, we moved 700,000 yards of clean, buildable fill yards of clean, buildable fill from the reservoir to the from the reservoir to the development site. Water was development site.

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Water was able to maximize the storage able to maximize the storage capacity of the reservoir, and capacity of the reservoir, and we were able to bring the we were able to bring the development site out of the 500 development site out of the 500 year floodplain. Towards the year floodplain.

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Towards the end of completing the reservoir end of completing the reservoir deal, I was approached by the deal, I was approached by the Parks Department. Parks wanted Parks Department. Parks wanted to acquire approximately 60 to acquire approximately 60 acres to build the future East acres to build the future East Community Park. We quickly came Community Park.

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We quickly came to agreement and bargain sold to agreement and bargain sold the Future Park site to Fort the Future Park site to Fort Collins, and in addition, we Collins, and in addition, we donated approximately $1.8 donated approximately $1.8 million worth of topsoil and million worth of topsoil and clean fill. Uh, so that parks clean fill.

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Uh, so that parks can eventually build what the can eventually build what the citizens of Fort Collins desire citizens of Fort Collins desire for this park. We began the for this park. We began the planning process for the planning process for the Strauss Lakes development in Strauss Lakes development in the early 2000. In 2003, we the early 2000.

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In 2003, we annexed the 17 acre corner annexed the 17 acre corner parcel at the intersection of parcel at the intersection of Ziegler and Horse Tooth, and it Ziegler and Horse Tooth, and it is zoned LM, um, and since is zoned LM, um, and since 2016, we informally started 2016, we informally started meetings with planning staff. meetings with planning staff. Uh.

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In 2019, we diligently Uh. In 2019, we diligently began pursuing our annexation, began pursuing our annexation, zoning and other entitlements. zoning and other entitlements. And I can't tell you how And I can't tell you how excited I am here to be here excited I am here to be here tonight to start that process.

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tonight to start that process. And with that note, I'm going And with that note, I'm going to pass it back to Claire. to pass it back to Claire. Thank you. Thank you. Thanks, Bill. Thanks, Bill. Is so much taller than. Is so much taller than. Me. Me. Okay.

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So now I want to get in Okay. So now I want to get in and make a good, clean record and make a good, clean record about the actual annexation about the actual annexation criteria. So the first criteria criteria.

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So the first criteria that we look at under article that we look at under article two, section 30 of the Colorado two, section 30 of the Colorado Constitution and Colorado Constitution and Colorado Revised Statute 31 2104, Revised Statute 31 2104, subsection one, is that the subsection one, is that the annexation petition must be annexation petition must be signed by persons comprising signed by persons comprising more than 50% of the landowners

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more than 50% of the landowners in the area and owning more in the area and owning more than 50% of the area proposed than 50% of the area proposed for annexation. This is an easy for annexation. This is an easy one for us. Cottonwood Land and one for us.

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Cottonwood Land and Farms LLC is the sole property Farms LLC is the sole property owner, and they have signed the owner, and they have signed the petition for annexation. So petition for annexation. So clearly we have met that clearly we have met that criterion. The next criterion criterion. The next criterion for annexation is the one six for annexation is the one six contiguity.

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And I'm always contiguity. And I'm always proud of myself when I say that proud of myself when I say that word correctly. Under 3112 1041 word correctly.

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Under 3112 1041 A at least one six of the A at least one six of the perimeter of the area proposed perimeter of the area proposed to be annexed must be to be annexed must be contiguous with the existing contiguous with the existing boundaries of the annexing boundaries of the annexing municipality. This property far municipality.

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This property far exceeds that we are right along exceeds that we are right along the city boundaries on the the city boundaries on the southern border with Horse southern border with Horse Tooth, and the western Tooth, and the western boundaries with Ziegler. Um, boundaries with Ziegler. Um, looking at the staff report, I looking at the staff report, I think staff estimated about think staff estimated about 40.5% contiguity, which is 40.5% contiguity, which is about 16.

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6% more than is about 16.6% more than is required by statute. Thus, we required by statute. Thus, we meet this criterion moving to meet this criterion moving to the next criterion. This is the the next criterion.

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This is the community of interest under community of interest under 3112, 141 B, and annexation 3112, 141 B, and annexation petition must demonstrate that petition must demonstrate that a community of interest exists a community of interest exists between the proposed annexation between the proposed annexation property and the municipality, property and the municipality, that the area is urban or will that the area is urban or will be urbanized in the near be urbanized in the near future, and that the area is

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future, and that the area is integrated with or capable of integrated with or capable of being integrated within the being integrated within the annexing municipality. The annexing municipality.

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The statute provides that statute provides that contiguity with the contiguity with the municipality is satisfied um or municipality is satisfied um or the community of interest is the community of interest is satisfied with the presumption satisfied with the presumption of contiguity unless there are of contiguity unless there are three items that are present three items that are present which are not present here, and which are not present here, and those are that the adult those are that the adult residents will not use city

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residents will not use city services. That is not the case services. That is not the case here. The land dedicated is to here. The land dedicated is to is for agricultural use for is for agricultural use for five years. Not the case here. five years. Not the case here.

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It is not physically It is not physically practicable to extend municipal practicable to extend municipal services. Again, not the case services. Again, not the case here. So the presumption stands here. So the presumption stands and we have a community of and we have a community of interest. We are also, as Kim interest.

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We are also, as Kim mentioned, located in the mentioned, located in the city's growth management area. city's growth management area. And this is a in this land is And this is a in this land is designated in the city's designated in the city's structure plan. So we have met structure plan. So we have met that criterion.

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So now I want that criterion. So now I want to move on to zoning because to move on to zoning because that's the other request we that's the other request we have here tonight is that you have here tonight is that you make a recommendation of zoning make a recommendation of zoning to city Council.

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And as Kim to city Council. And as Kim discussed, we are asking for discussed, we are asking for largely lemon that is the largely lemon that is the yellow area. And then in a yellow area. And then in a smaller portion of the smaller portion of the property.

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So looking at your property. So looking at your structure plan, which is our structure plan, which is our guiding document for this, this guiding document for this, this area is identified as a mixed area is identified as a mixed use neighborhood, which means use neighborhood, which means that it anticipates having that it anticipates having single family detached homes,

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single family detached homes, duplexes, townhomes, small duplexes, townhomes, small scale multifamily complemented scale multifamily complemented by small scale retail, by small scale retail, restaurants and cafes. The restaurants and cafes.

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The structure plan provides that structure plan provides that new neighborhoods should, new neighborhoods should, provide opportunities for a provide opportunities for a variety of attached and variety of attached and detached housing options and detached housing options and amenities in a compact amenities in a compact neighborhood setting, and neighborhood setting, and should include a mix of housing should include a mix of housing options. The element zoning is options.

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The element zoning is intended for a variety of intended for a variety of housing and complementary housing and complementary commercial institutional land commercial institutional land uses. This is consistent with uses. This is consistent with the structure plans, the structure plans, characterization. Looking at characterization. Looking at the Mhm zoning, which is also the Mhm zoning, which is also requested.

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This is intended for requested. This is intended for a diverse range of higher a diverse range of higher intensity housing and intensity housing and complementary services and complementary services and amenities. This is also amenities. This is also consistent with the structure consistent with the structure plans, characterization. The plans, characterization.

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The proposed zoning to LMN and M is proposed zoning to LMN and M is directly consistent with the directly consistent with the structure plans designation of structure plans designation of the mixed use neighborhood. the mixed use neighborhood. Therefore, we would pause it to Therefore, we would pause it to you that this requirement is you that this requirement is satisfied.

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We are also very satisfied. We are also very compatible with the surrounding compatible with the surrounding uses. I think Kim did a nice uses. I think Kim did a nice job of putting this property in job of putting this property in context, and the large scale context, and the large scale neighborhoods that are near it,

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neighborhoods that are near it, Rigdon farms, that sort of Rigdon farms, that sort of thing, and it very much serves thing, and it very much serves the purpose of the logical and the purpose of the logical and orderly development. It really orderly development. It really fits seamlessly into this area.

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fits seamlessly into this area. The other thing, I always think The other thing, I always think it's important and that we look it's important and that we look at as developer council, is at as developer council, is city council priorities. And we city council priorities.

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And we truly align with the 2026, 2027 truly align with the 2026, 2027 council priorities, both for council priorities, both for the annexation and zoning and the annexation and zoning and the future plans for this the future plans for this property. The first goal property.

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The first goal Council has is the promotion of Council has is the promotion of affordability and sustainable affordability and sustainable growth. A major goal of this growth. A major goal of this development is to increase development is to increase housing supply for Fort housing supply for Fort Collins, which we are in Collins, which we are in desperate need of, including an desperate need of, including an affordable housing component.

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affordable housing component. Um, the annexation and zoning Um, the annexation and zoning is the first step to getting us is the first step to getting us down the road for that more down the road for that more housing. The second city housing.

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The second city priority goal that I think is priority goal that I think is important to mention here is to important to mention here is to bolster a thriving economy with bolster a thriving economy with a focus on small businesses, a focus on small businesses, neighborhood centers, and neighborhood centers, and quality job creation. The quality job creation.

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The zoning chosen for this property zoning chosen for this property will allow the development of a will allow the development of a commercial center that will commercial center that will create jobs and serve the create jobs and serve the residential communities and residential communities and vision for the property. So in vision for the property.

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So in summary, we have met the summary, we have met the Colorado Municipal Annexation Colorado Municipal Annexation Act and the Fort Collins Land Act and the Fort Collins Land Use Development Code criteria. Use Development Code criteria. We have landowner consent one We have landowner consent one six contiguity. Community of six contiguity.

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Community of interest and the proper zoning interest and the proper zoning in that element and mhm. Thus, in that element and mhm. Thus, we respectfully request that we respectfully request that the Planning Commission the Planning Commission recommend approval of the recommend approval of the annexation of the property and annexation of the property and the zoning of element, and mhm

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the zoning of element, and mhm to City Council. We thank you to City Council. We thank you for your time and consideration for your time and consideration and are happy to answer any and are happy to answer any questions you may have. questions you may have. Perfect. Thank you.

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Um, so now Perfect. Thank you. Um, so now we're going to see if we have we're going to see if we have any clarifying questions from any clarifying questions from the commission. Um I have one the commission. Um I have one potentially too. Um, Kim, can potentially too.

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Um, Kim, can you potentially talk a little you potentially talk a little bit about the structure plan bit about the structure plan and how that decision you came and how that decision you came to, the conclusion, that women to, the conclusion, that women and men are appropriate? I and men are appropriate? I guess we'll start there. guess we'll start there. Absolutely.

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Thank you for Absolutely. Thank you for asking. That is my next slide asking. That is my next slide that I had queued up for us. that I had queued up for us.

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So, uh, yeah, I was going to So, uh, yeah, I was going to speak to Structure Plan, which speak to Structure Plan, which is part of our city plan, our is part of our city plan, our city's comprehensive plan. Um, city's comprehensive plan.

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Um, it largely speaks, and I it largely speaks, and I apologize that we're missing apologize that we're missing that little tail, uh, on that that little tail, uh, on that far east side. Um, there, I far east side. Um, there, I believe there's a parcel tax believe there's a parcel tax parcel line there. And I think parcel line there. And I think we just got got exuberant, uh, we just got got exuberant, uh, and chopped that thing off.

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So, and chopped that thing off. So, um, this area is shown in that um, this area is shown in that orange, which is that mixed orange, which is that mixed neighborhood place type. Um, neighborhood place type.

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Um, again, the principal land uses, again, the principal land uses, as Claire mentioned, are as Claire mentioned, are residential, generally with a residential, generally with a small, um, you know, small, um, you know, neighborhood center, uh, neighborhood center, uh, required as part of some of required as part of some of our, our mixed use our, our mixed use neighborhoods and therefore the neighborhoods and therefore the zoning that goes with that, uh,

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zoning that goes with that, uh, the densities meet that, but the densities meet that, but but basically that mixed but basically that mixed neighborhood place type really neighborhood place type really speaks to using our existing speaks to using our existing zoning districts of low zoning districts of low density, medium density, um,

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density, medium density, um, zoning for those areas. I will zoning for those areas. I will note that there are a couple of note that there are a couple of spots on there that have the spots on there that have the green and that is, uh, was it

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green and that is, uh, was it parks and protected and open parks and protected and open lands? Sorry, I don't have all lands? Sorry, I don't have all the words. It's a long one, but the words. It's a long one, but it's it's about basically it's it's about basically protecting natural features.

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protecting natural features. Um, and what I can say is on Um, and what I can say is on that north portion is largely that north portion is largely an open body of water. There's an open body of water. There's a pond there. Um, we anticipate a pond there. Um, we anticipate that pond to remain.

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We that pond to remain. We anticipate it to become a anticipate it to become a feature of the neighborhood. feature of the neighborhood. Um, and, uh, I believe they're Um, and, uh, I believe they're walking trails and things like walking trails and things like that.

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Even proposed as part of that. Even proposed as part of these sort of master overall, these sort of master overall, uh, development plans. Um, and uh, development plans. Um, and so staff did not feel like that so staff did not feel like that needed its own separate zoning needed its own separate zoning for that.

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That is not a piece for that. That is not a piece of land that either are natural of land that either are natural areas or parks. Um, departments areas or parks. Um, departments were interested in acquiring. were interested in acquiring. They've got land in that area. They've got land in that area.

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Um, and so looking at the Um, and so looking at the overall, uh, parcel putting a overall, uh, parcel putting a mixed use, uh, either low or mixed use, uh, either low or medium density zoning on that medium density zoning on that for the whole piece, um, will for the whole piece, um, will accomplish a similar, a similar

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accomplish a similar, a similar end result. I think the outcome end result. I think the outcome is going to be really is going to be really comparable. I will also mention comparable.

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I will also mention with this parcel, uh, we with this parcel, uh, we haven't gotten into the details haven't gotten into the details of the site itself because we of the site itself because we haven't really gotten into haven't really gotten into detailed development plans yet. detailed development plans yet.

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But there are also two ditches, But there are also two ditches, that, line this parcel, both that, line this parcel, both along Ziegler and Horse Tooth, along Ziegler and Horse Tooth, and then along the eastern side and then along the eastern side as well. So it's kind of pinned as well. So it's kind of pinned in by, uh, irrigation ditches. in by, uh, irrigation ditches.

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Those also, I believe, are Those also, I believe, are intended to remain in place and intended to remain in place and be treated as natural features be treated as natural features with buffer areas, buffer with buffer areas, buffer zones, things like that. So we zones, things like that.

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So we felt like when we looked at the felt like when we looked at the overall plan, um, for overall plan, um, for development in the future, uh, development in the future, uh, under the zoning that has been under the zoning that has been requested that the element and. requested that the element and. Mhm. Were appropriate for. Mhm. Were appropriate for. That. That.

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Do you have questions about Do you have questions about that or shall I continue. that or shall I continue. Just continue with you. Just continue with you. All right. All right. Yeah. We just got a couple more Yeah. We just got a couple more here. Um, feels like not a big here.

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Um, feels like not a big deal, but we've got a deal, but we've got a residential sign district in residential sign district in our land use code and just want our land use code and just want to identify that we would like to identify that we would like that in the residential side that in the residential side district as part of this zoning

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district as part of this zoning action. Um, and then the action. Um, and then the lighting context area, as well lighting context area, as well as for low ambient lighting as for low ambient lighting that is more appropriate for that is more appropriate for residential areas. And, um, residential areas.

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And, um, areas that are, you know, areas that are, you know, adjacent to some of the natural adjacent to some of the natural areas, things like that. So areas, things like that.

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So some other pieces, um, Claire some other pieces, um, Claire obviously chatted quite a bit obviously chatted quite a bit about The convert or the the about The convert or the the Colorado Revised Statutes and Colorado Revised Statutes and those requirements. We also those requirements.

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We also have criteria within the land have criteria within the land use Code that addresses zoning, use Code that addresses zoning, in particular being in general in particular being in general alignment with those principles alignment with those principles and policies of the city's and policies of the city's comprehensive plan, which is comprehensive plan, which is basically where that structure basically where that structure plan really comes into play and plan really comes into play and helps us guide decision making helps us guide decision making in that regard.

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And then in that regard. And then there's other factors that may there's other factors that may be considered, whatever that be considered, whatever that might mean from a code might mean from a code standpoint, but related to standpoint, but related to compatibility of existing and compatibility of existing and surrounding areas.

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Um, looking surrounding areas. Um, looking at what the natural environment at what the natural environment is around there and how that is around there and how that might accommodate that, and might accommodate that, and whether the rezoning results in whether the rezoning results in a logical and orderly a logical and orderly development pattern.

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And I development pattern. And I think when we look at that think when we look at that overall area of what's overall area of what's happening in that area and happening in that area and looking at those existing looking at those existing neighborhoods, having two neighborhoods, having two arterials, um, that that front

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arterials, um, that that front this property that starts to this property that starts to make a lot of logic in orderly make a lot of logic in orderly development pattern sense. So development pattern sense.

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So the findings that staff the findings that staff recommended were that the recommended were that the property does meet the state's property does meet the state's eligibility requirements to eligibility requirements to qualify for this annexation, qualify for this annexation, the requested placement for the the requested placement for the zoning is consistent with our zoning is consistent with our Fort Collins structure plan. Fort Collins structure plan.

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The annexation of the areas The annexation of the areas consistent with the policies consistent with the policies and agreements within our and agreements within our intergovernmental agreement intergovernmental agreement with Larimer County, and sort with Larimer County, and sort of how we treat urban of how we treat urban development.

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Um, that sort of development. Um, that sort of on our edge. Um, city Council on our edge. Um, city Council did adopt, uh, or accepted the did adopt, uh, or accepted the petition and began annexation petition and began annexation proceedings again, setting proceedings again, setting hearings, uh, for October and hearings, uh, for October and then placement in the

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then placement in the residential neighborhood side residential neighborhood side district and the lighting district and the lighting context area of LC one is context area of LC one is consistent with our codes and consistent with our codes and standards. So now I'll ask if standards. So now I'll ask if there's any questions.

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there's any questions. Thanks, Kim. Um, yeah. So Thanks, Kim. Um, yeah. So thanks for going through that. thanks for going through that. Um, we saw this a few years Um, we saw this a few years ago. ago. We did? Um, yeah. I want to say We did? Um, yeah. I want to say December of 23, perhaps.

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That December of 23, perhaps. That sounds right. Yeah, yeah, I sounds right. Yeah, yeah, I think at that point it was just think at that point it was just sort of a conceptual sort of a conceptual discussion. discussion. Of what if we did this. Of what if we did this.

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The PDR, right? The PDR, right? It was a it was a conceptual, It was a it was a conceptual, um, proposal for a PUD, um, proposal for a PUD, actually, at the time, this actually, at the time, this originally came in as a planned originally came in as a planned unit development concept.

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Um, unit development concept. Um, and just has morphed over time, and just has morphed over time, as we've had conversations as we've had conversations with, with the um development with, with the um development team. So it is no longer being team. So it is no longer being proposed as a PUD.

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proposed as a PUD. Yeah, it was a preliminary. Yeah, it was a preliminary. Yep. Yep. Yeah. Review that. Yeah. Review that. Conceptual meeting with with Conceptual meeting with with planning and Zoning commission. planning and Zoning commission. Um. Um.

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Is it the same is the the are Is it the same is the the are there any are there any pieces there any are there any pieces of this general area that are of this general area that are not being annexed as part of not being annexed as part of this annexation application, this annexation application, like is are all three of the

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like is are all three of the not ours? Is that triangle not ours? Is that triangle right with the little thing right with the little thing going up and then parks is next going up and then parks is next to it.

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And then there's a lot to it. And then there's a lot just to the north of the park. just to the north of the park. Is that annexed? Is that annexed? Let me bring, uh, this is the Let me bring, uh, this is the edge of what would be annexed edge of what would be annexed on our east eastern portion

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on our east eastern portion there. I'm going to see if I there. I'm going to see if I can get to our aerial map, can get to our aerial map, because that may help us a because that may help us a little bit. little bit. Yeah. Yeah.

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I should have been city limits I should have been city limits on that. Apologies. Um. on that. Apologies. Um. The future community park. You The future community park. You can see the the left to right can see the the left to right or east to west northeast or east to west northeast running pathway.

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And then that running pathway. And then that triangle to the northwest of triangle to the northwest of that is that in the city limits that is that in the city limits currently. currently. I believe it is the Rigdon farm I believe it is the Rigdon farm stormwater. Is that the one stormwater.

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Is that the one you're talking about here? Let you're talking about here? Let me see if I can point to it. me see if I can point to it. Nope. No. Nope. No. Come across the road up. Come across the road up. Yep. Yep. Nope. To the right of the of Nope.

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To the right of the of the site, but to the left of the site, but to the left of the yellow line. the yellow line. Here. Here. There? Yes. Is that property There? Yes. Is that property and extend currently. and extend currently. That is not annexed in. That is not annexed in. Currently is the park annex Currently is the park annex den. den. It is not.

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It is not. Why is that not part of this Why is that not part of this application? application? Um, it is a city parcel. They Um, it is a city parcel. They don't. don't. Both of them. Both of them.

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That parcel, um, the the That parcel, um, the the northern piece that you asked northern piece that you asked that Northern Triangle I that Northern Triangle I believe is, is part of the believe is, is part of the Cottonwood property assemblage Cottonwood property assemblage up in that area. But the the up in that area.

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But the the park area is actually owned by park area is actually owned by the city, um, and is will the city, um, and is will probably get annexed someday, probably get annexed someday, but just wasn't part of this but just wasn't part of this particular annexation. particular annexation. Okay. Okay. And Rigdon Reservoir is not And Rigdon Reservoir is not annex.

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We're not required to annex. We're not required to annex things just because we annex things just because we own them. It's cleaner. I own them. It's cleaner. I suppose, in the end, but suppose, in the end, but unnecessary. unnecessary. Go ahead. Go ahead.

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So I am I can't even read this So I am I can't even read this with my reading glasses. That's with my reading glasses. That's pretty bad, huh? Fair. Um, the pretty bad, huh? Fair. Um, the red parcel is just interested red parcel is just interested because I can't read it. Is because I can't read it. Is that. that. That's the little.

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That's the little. That is the M.M.M. Zone That is the M.M.M. Zone proposal. So that is about 7.66 proposal. So that is about 7.66 acres. If I'm remembering acres. If I'm remembering correctly. That is. So it correctly. That is. So it allows a higher density. Um, it allows a higher density.

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Um, it allows some different building allows some different building types. And so I think that the types. And so I think that the concept for that and you all concept for that and you all can speak to that if I, if I can speak to that if I, if I misspeak, but um, would be for

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misspeak, but um, would be for the ability to do some a the ability to do some a larger, more a denser product larger, more a denser product that would also allow for some that would also allow for some affordable housing. affordable housing.

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Yeah, that would have been my Yeah, that would have been my guess. But I guess what I'm guess. But I guess what I'm seeing here is that that's a seeing here is that that's a small piece that most of this small piece that most of this is not. is not. It is a small piece.

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Um, it is It is a small piece. Um, it is intentional. It was intentional. It was intentionally placed sort of in intentionally placed sort of in the sort of central to the the sort of central to the property. It's immediately property.

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It's immediately adjacent to what will be that adjacent to what will be that extension of William Neill extension of William Neill Parkway. Um, so that it's got Parkway. Um, so that it's got access to, to good access to, to good transportation. Okay. Um, yeah. transportation. Okay. Um, yeah. Thank you. Thank you.

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Um, can you confirm for me if Um, can you confirm for me if that's owned by the city, that that's owned by the city, that little triangle I was talking little triangle I was talking about, or if it's owned by the about, or if it's owned by the applicant? applicant? Yes. Thank you. Yes. Thank you. I mean, I mean, I think Bill I mean, I mean, I think Bill Clare, correct me if I'm wrong.

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Clare, correct me if I'm wrong. That triangle that you were That triangle that you were referencing above the community referencing above the community park is owned by Cottonwood. park is owned by Cottonwood. Yeah, I can actually. Yeah, I can actually. Yeah, yeah. Let's make it easy. Yeah, yeah. Let's make it easy. Yeah. Thank you.

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Yeah. Thank you. Uh, yeah, we own that piece. Uh, yeah, we own that piece. Uh, at the time we presented in Uh, at the time we presented in front of, um, planning and front of, um, planning and Zoning in December 2023, we Zoning in December 2023, we were working with CSU at the

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were working with CSU at the time, and, uh, the city on a time, and, uh, the city on a three way deal that was going three way deal that was going to allow the city to purchase. to allow the city to purchase.

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Purchase? Hughes and the city Purchase? Hughes and the city or the me. CSU was going to or the me. CSU was going to purchase that piece for purchase that piece for affordable housing for their affordable housing for their employees. Um, because that employees.

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Um, because that deal went a different way at deal went a different way at this time, we have chosen not this time, we have chosen not to annex that piece. Uh, and to annex that piece.

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Uh, and we'll revisit it down the road we'll revisit it down the road as the park plans happen more as the park plans happen more and, and, uh, we see some of and, and, uh, we see some of those other things. those other things. Great. Thanks. I remember that Great. Thanks.

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I remember that was a big part of our was a big part of our discussion and part of what we discussion and part of what we were trying to do at that were trying to do at that preliminary hearing was the way preliminary hearing was the way this is what I asked about this is what I asked about structure plan and the zoning structure plan and the zoning that we are considering because

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that we are considering because it was, if I remember right, it it was, if I remember right, it was infeasible to develop that was infeasible to develop that without it being just a park. without it being just a park.

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It needs to be a part because It needs to be a part because there's no way to really get to there's no way to really get to it right now is what I remember it right now is what I remember hearing at the last hearing. hearing at the last hearing. And maybe I'm maybe I'm And maybe I'm maybe I'm remembering a little wrong.

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And remembering a little wrong. And that's why we shoved everything that's why we shoved everything to the South. Or that's why you to the South. Or that's why you were planning to shove were planning to shove everything to the south. Um, my everything to the south. Um, my my only reason I'm asking.

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Let my only reason I'm asking. Let me get to my point is this is a me get to my point is this is a very small amendment piece in very small amendment piece in relationship to the rest of it. relationship to the rest of it.

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Can you, I guess, maybe go into Can you, I guess, maybe go into a little detail on why we think a little detail on why we think that is okay? Like, shouldn't that is okay? Like, shouldn't this be a combination of both? this be a combination of both? And why is only 7.

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5 acres out And why is only 7.5 acres out of it? Seems like a small of it? Seems like a small percentage, and then there's no percentage, and then there's no natural areas designated as natural areas designated as part of this. I get it, there's part of this.

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I get it, there's a park right next that you guys a park right next that you guys have donated, essentially, or have donated, essentially, or that's what I heard, that the that's what I heard, that the city now owns. Are we taking city now owns.

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Are we taking that into consideration in our that into consideration in our and why we are okay with only and why we are okay with only seven acres of. Mhm. That seven acres of. Mhm. That doesn't make sense I guess doesn't make sense I guess maybe. Can you go into a little maybe. Can you go into a little more detail on that. more detail on that. Got it.

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So you're asking Got it. So you're asking basically why did we push for basically why did we push for more density in the area. more density in the area. Yeah. Yeah. Why is seven or is that an Why is seven or is that an appropriate number. Should it appropriate number.

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Should it be ten acres or should it be be ten acres or should it be two. And why do we land on two. And why do we land on seven. Maybe give me some more. seven. Maybe give me some more. Yeah. Seven is what was Yeah. Seven is what was proposed by the applicant. proposed by the applicant. Right. Okay.

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Um, I will say Right. Okay. Um, I will say that even within the Elm that even within the Elm zoning, it is, you know, zoning, it is, you know, there's it's an overall there's it's an overall density. Um, calculation. And density. Um, calculation.

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And so I think it gives us still so I think it gives us still some flexibility within that some flexibility within that space, um, up to 12 units per space, um, up to 12 units per acre is easily townhomes or acre is easily townhomes or even, like three story even, like three story apartment buildings. I think apartment buildings. I think there's some different options there's some different options for, um, what could happen.

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We for, um, what could happen. We do require mixes of housing. So do require mixes of housing. So we have talked quite a bit we have talked quite a bit about the variety of housing. about the variety of housing.

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Um, I know the applicants have Um, I know the applicants have talked with a lot of different talked with a lot of different builders and looking at builders and looking at different styles of housing, different styles of housing, things like that. Um, but I things like that.

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Um, but I don't know that we had any don't know that we had any specific number in mind for specific number in mind for what that. Mhm. Area should be. what that. Mhm. Area should be. Okay. Yeah. Okay. Yeah. Go ahead. Go ahead. Thank you. So if you will. Thank you. So if you will. Take a look at the why we were Take a look at the why we were here, slide in your packet.

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The here, slide in your packet. The Mhm is under kind of the word Mhm is under kind of the word here. This is where the here. This is where the affordable product is going to affordable product is going to go. And so there's been a lot go.

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And so there's been a lot of math and calculations and of math and calculations and figuring out how to make that figuring out how to make that work, how to make sure it's work, how to make sure it's viable I think and I don't want viable I think and I don't want to speak out a term bill.

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You to speak out a term bill. You can stop me if I'm wrong. I, I can stop me if I'm wrong. I, I was with the city attorney's was with the city attorney's office when you all updated office when you all updated your land use code, and I think

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your land use code, and I think I very much believe in housing I very much believe in housing and that we need more housing. and that we need more housing. I have a 18 year old. I just I have a 18 year old. I just launched that.

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I'm worried is launched that. I'm worried is not going to be able to come not going to be able to come back here and afford to live, back here and afford to live, but I think the reality is you but I think the reality is you have to have it within the

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have to have it within the context of the neighborhood, or context of the neighborhood, or you get a lot of neighborhood you get a lot of neighborhood pushback. And we saw that with pushback.

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And we saw that with the land use code when we tried the land use code when we tried to make big strides towards to make big strides towards density, towards getting rid of density, towards getting rid of that single family housing, the that single family housing, the pitchforks really came out. So pitchforks really came out.

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So we are trying to keep this in we are trying to keep this in the context of the the context of the neighborhood, to have this be neighborhood, to have this be something that everyone could something that everyone could support and really make sure support and really make sure that we can have a viable, that we can have a viable, affordable product and a lot of affordable product and a lot of variety in the product

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variety in the product throughout. Um, the development throughout. Um, the development build, is that. build, is that. Okay? Okay? Yeah. Thanks. I think mhm, mhm Yeah. Thanks. I think mhm, mhm mhm. Is to provide more housing mhm. Is to provide more housing variety essentially is what variety essentially is what that's what the code.

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That's that's what the code. That's what our code says it's what our code says it's supposed to do. Right. Um do we supposed to do. Right. Um do we have any concerns about transit have any concerns about transit connections or connections to connections or connections to the commercial district.

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Should the commercial district. Should this be further closer to the this be further closer to the streets or the fact that it's streets or the fact that it's buried? Why? I guess maybe buried? Why? I guess maybe because this isn't a ODP. This because this isn't a ODP.

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This is a PUD was like, it's I'm is a PUD was like, it's I'm having trouble getting my head having trouble getting my head wrapped around it because I wrapped around it because I just don't want to handcuff us just don't want to handcuff us because we're being very because we're being very specific with where this is

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specific with where this is going. Without an overall going. Without an overall development plan. I just it's development plan. I just it's kind of cart before the horse a kind of cart before the horse a little bit. little bit. Yeah. And I. Yeah. And I.

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Think my zoning it they're on Think my zoning it they're on because we know what's coming. because we know what's coming. Is that why we're allowing that Is that why we're allowing that as opposed to looking at the as opposed to looking at the structure plan and saying this structure plan and saying this is where it should be.

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is where it should be. Sure. Sure. What I guess would I would say What I guess would I would say is that we are working on and is that we are working on and with the applicant and the the with the applicant and the the overall development plans.

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With overall development plans. With that, sometimes we get into a that, sometimes we get into a little bit more detail. Exactly little bit more detail.

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Exactly how is this going to work? Are how is this going to work? Are you sure this is going to work? you sure this is going to work? Show us. Um, and then to that Show us. Um, and then to that end, we then back out into end, we then back out into like, okay, then this is the like, okay, then this is the area for that zoning to happen.

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area for that zoning to happen. Um, and so in that regard, I Um, and so in that regard, I would say, um, I mean, like would say, um, I mean, like that particular parcel, just to that particular parcel, just to be frank, could extend all the be frank, could extend all the way out to Ziegler.

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Right? way out to Ziegler. Right? Because it's sort of like an Because it's sort of like an island in the middle, but island in the middle, but you're not going to get you're not going to get actually any more housing in actually any more housing in that space, right? That is

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that space, right? That is development space. That is development space. That is buffers, that is sidewalks. buffers, that is sidewalks.

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That is so, so I think, um, in That is so, so I think, um, in terms of the location of it, terms of the location of it, that part was really that part was really intentional. Um, and, you know, intentional. Um, and, you know, we're very much working on the we're very much working on the feedback from the applicants feedback from the applicants and their actual request. Uh, and their actual request.

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Uh, in terms of does it meet our in terms of does it meet our structure plan? Does it fall in structure plan? Does it fall in line with our desire for mixes line with our desire for mixes of housing and affordable of housing and affordable housing? housing? And, Mr.

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Chair, my my memory And, Mr. Chair, my my memory may be bad. Um, but if I recall may be bad. Um, but if I recall the discussion some years ago, the discussion some years ago, it was, um, brought out that it was, um, brought out that the affordable would be the affordable would be integrated into the overall

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integrated into the overall development, not placed at an development, not placed at an end, for lack of a better way end, for lack of a better way to say it. So it was the to say it. So it was the affordable units. So when I saw affordable units.

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So when I saw this, other than not being able this, other than not being able to read it, that actually, um, to read it, that actually, um, made my mind think it was made my mind think it was consistent. consistent. I. I. I guess let me be very clear. I I guess let me be very clear.

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I agree, and I think it's agree, and I think it's wonderfully done, given the wonderfully done, given the fact that that's where that fact that that's where that community center and this community center and this affordable is going to be. I'm affordable is going to be.

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I'm wondering if we're using an wondering if we're using an unapproved development plan, unapproved development plan, unapproved overall development unapproved overall development plan to justify putting zoning plan to justify putting zoning where we're putting it, as where we're putting it, as opposed to using the structure opposed to using the structure plan to guide the zoning, like, plan to guide the zoning, like, that's what.

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And maybe I'm that's what. And maybe I'm looking at this. looking at this. Wrong. Wrong., so I might jump in here and , so I might jump in here and just remind the commission that just remind the commission that the the structure Plan map the the structure Plan map provides guidance.

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And within provides guidance. And within those different place types, a those different place types, a number of different zone number of different zone districts can apply. So for the districts can apply.

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So for the mixed neighborhood place type mixed neighborhood place type in city plan, it contemplates in city plan, it contemplates things like element and and the things like element and and the within that area. And so let's within that area. And so let's say yeah let's say seven acres say yeah let's say seven acres is enough. Mhm. Fine. Great. is enough. Mhm. Fine. Great.

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But the applicant could also do But the applicant could also do is let's say many years down is let's say many years down the road we need more density the road we need more density here. They could come back and here. They could come back and adjust their zoning and rezone adjust their zoning and rezone a portion of it to. Mhm. To a portion of it to. Mhm.

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To accommodate additional dwelling accommodate additional dwelling units if that's what they need. units if that's what they need. So these these things can be So these these things can be adjusted over time. And that adjusted over time.

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And that that structure plan place type that structure plan place type for mixed neighborhood really for mixed neighborhood really contemplates a mix of element contemplates a mix of element and. Mhm. Which is why staff is and. Mhm. Which is why staff is recommending approval of this recommending approval of this particular. Uh yeah. Scheme for particular. Uh yeah. Scheme for zoning and annexation. zoning and annexation. Thanks, Clay.

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I, I just, I just Thanks, Clay. I, I just, I just want to make sure we're not want to make sure we're not getting out of order with getting out of order with things. And that's why I want things.

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And that's why I want to understand because structure to understand because structure plan also talks about plan also talks about neighborhood parks and neighborhood parks and protected lands and things of protected lands and things of that nature too, that I don't that nature too, that I don't see in this zoning overlay that see in this zoning overlay that we're doing here. But as long we're doing here.

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But as long as we have some lateral, I as we have some lateral, I think I'm okay with that. Any think I'm okay with that. Any other questions? All right. other questions? All right. Well, with that, we can, uh, Well, with that, we can, uh, slide into our public comment slide into our public comment section of the meeting.

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If at section of the meeting. If at this time, if you've got this time, if you've got comments you would like to comments you would like to give, come up to the podium and give, come up to the podium and you'll have three minutes, you'll have three minutes, please state your name and

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please state your name and address. If you're online, address. If you're online, raise your hand and then we'll raise your hand and then we'll get you pulled up. M has there get you pulled up.

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M has there been any comments that we've been any comments that we've received since the packet? received since the packet? Yes, we received one comment Yes, we received one comment after the packet was published. after the packet was published. In these situations, we usually In these situations, we usually read them aloud for the record. read them aloud for the record. Yeah.

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If we can do that before Yeah. If we can do that before we get started here, that would we get started here, that would be great. be great. This is a comment from Robert This is a comment from Robert Lopez at 3156 Brice Drive, the Lopez at 3156 Brice Drive, the Strauss Lakes development Strauss Lakes development proposal will be detrimental to

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proposal will be detrimental to the surrounding communities the surrounding communities well-being. If approved, Fort well-being. If approved, Fort Collins residents will suffer Collins residents will suffer from negative impacts to the from negative impacts to the local economy. Traffic local economy. Traffic patterns, environment and water patterns, environment and water resource supply.

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There is resource supply. There is currently an excessive amount currently an excessive amount of development in the area, of development in the area, including the in progress Union including the in progress Union Park development, 457 apartment Park development, 457 apartment units and 79 townhomes, only units and 79 townhomes, only 0.

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7 miles from the Strauss Lake 0.7 miles from the Strauss Lake site. This doesn't include the site. This doesn't include the surrounding areas of Loveland, surrounding areas of Loveland, Johnstown, Greeley, severance, Johnstown, Greeley, severance, Berthoud, and other cities Berthoud, and other cities that, like the city of Fort that, like the city of Fort Collins, are developing at a

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Collins, are developing at a rate that is now outpacing rate that is now outpacing demand. And the long term water demand. And the long term water resource supply. The Avenue resource supply. The Avenue South development project broke South development project broke ground in 2026 and is adding ground in 2026 and is adding nearly 2000 residents.

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33 nearly 2000 residents. 33 retailers and over 150,000ft retailers and over 150,000ft of office space within ten of office space within ten minute drive. The proposed minute drive.

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The proposed Strauss Lakes area migration Strauss Lakes area migration into the City of Fort Collins into the City of Fort Collins Metropolitan Statistical Area Metropolitan Statistical Area was 13% lower in 2025 when was 13% lower in 2025 when compared to 2020 levels. Net compared to 2020 levels.

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Net migration into the Fort Collins migration into the Fort Collins MSA is projected to fall 42% to MSA is projected to fall 42% to 3659 by 2050, which tracks 3659 by 2050, which tracks Colorado's broader slowdown. Colorado's broader slowdown. Yet the city continues to Yet the city continues to approve development projects in approve development projects in wildlife habitat, while wildlife habitat, while commercial buildings, commercial buildings, apartments and residences apartments and residences vacant over 180 commercial vacant over 180 commercial properties and over 1500

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properties and over 1500 residential properties for sale residential properties for sale or lease. Also consider that or lease. Also consider that the US fertility rate hit a the US fertility rate hit a historic low this year and historic low this year and continues the declining trend continues the declining trend since 2007, while declining

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since 2007, while declining immigration compounds the issue immigration compounds the issue of decreasing demand into the of decreasing demand into the future. Property prices peaked future. Property prices peaked in 2022 and have been declining in 2022 and have been declining for over three years in Fort for over three years in Fort Collins.

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While inflation has Collins. While inflation has averaged well over 3% every averaged well over 3% every year since 2020, this decline year since 2020, this decline in demand for housing and in demand for housing and commercial property, both commercial property, both present and projected, indicate present and projected, indicate that approving this development

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that approving this development proposal is no longer needed proposal is no longer needed or, in the best long term or, in the best long term interest of the city. We can interest of the city.

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We can see other zoning and see other zoning and development proposals approved development proposals approved by the City of Fort Collins by the City of Fort Collins that anticipated further Covid that anticipated further Covid area growth, but no longer area growth, but no longer benefit the city or its benefit the city or its residents. For example, the residents. For example, the bloom development was approved, bloom development was approved, which included a new school.

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which included a new school. The project is now being The project is now being developed as our school developed as our school district is simultaneously district is simultaneously grappling with declining grappling with declining enrollment, and now the need to enrollment, and now the need to close and consolidate existing close and consolidate existing schools.

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The Strauss Lake schools. The Strauss Lake development proposal includes development proposal includes commercial zoning for a grocery commercial zoning for a grocery store and other retailers. store and other retailers. There are now at least three There are now at least three other grocery stores within a other grocery stores within a 1.

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5 miles of the site, 1.5 miles of the site, including target, which is less including target, which is less than a one mile walk away. than a one mile walk away. Numerous commercial properties Numerous commercial properties sit vacant within a mile, sit vacant within a mile, including the large failed gym including the large failed gym by target if existing vacant

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by target if existing vacant properties aren't filling, and properties aren't filling, and numerous grocery stores exist numerous grocery stores exist in the neighborhood. Further in the neighborhood. Further development in the same area is development in the same area is clearly unwarranted. Continuing clearly unwarranted.

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Continuing to build at this scale and to build at this scale and speed. While property values speed. While property values decrease, will push property decrease, will push property tax payers under further tax payers under further underwater on their mortgages. underwater on their mortgages.

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As inflation eats away at their As inflation eats away at their paycheck, we can learn from the paycheck, we can learn from the mistakes made by those mistakes made by those approving, approving approving, approving overdevelopment in Denver. They overdevelopment in Denver. They overbuilt in response to the overbuilt in response to the temporary influx of people temporary influx of people during Covid. Now, tens of during Covid.

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Now, tens of thousands of residential and thousands of residential and commercial properties sit commercial properties sit vacant on the market, unable to vacant on the market, unable to sell even with double digit sell even with double digit price reductions. Denver now price reductions. Denver now leads the nation in declining leads the nation in declining property values.

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Another issue property values. Another issue the development poses is the development poses is traffic delays. Currently, traffic delays. Currently, without the proposed additional without the proposed additional residences, traffic backs up residences, traffic backs up over a half mile, bumper to over a half mile, bumper to bumper down Ziegler from Horse

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bumper down Ziegler from Horse Tooth to beyond north of Tooth to beyond north of William Neill Parkway, the William Neill Parkway, the traffic light being installed traffic light being installed at William Neal will not at William Neal will not address the fact that traffic address the fact that traffic volume already exceeds the

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volume already exceeds the capacity of the area, and capacity of the area, and adding hundreds of residents adding hundreds of residents will drastically worsen the will drastically worsen the existing problem. The proposed existing problem.

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The proposed commercial area is a valuable commercial area is a valuable wildlife habitat for many wildlife habitat for many federally protected, migratory federally protected, migratory and resident birds, including and resident birds, including bald eagle, bald eagles, bald eagle, bald eagles, pelicans, blue herons, and pelicans, blue herons, and numerous migratory waterfowl. numerous migratory waterfowl.

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The Migratory Bird Treaty Act The Migratory Bird Treaty Act and Bald and Golden Eagle and Bald and Golden Eagle Protection Act protect these Protection Act protect these species that would be directly species that would be directly impacted by the development. impacted by the development. Fledgling bald eagles have used Fledgling bald eagles have used the commercial area to learn the commercial area to learn crucial skills such as hunting crucial skills such as hunting and flying.

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Every year for the and flying. Every year for the past three years, the city past three years, the city could protect those species and could protect those species and their irreplaceable habitat by their irreplaceable habitat by redirecting the development. redirecting the development. The proposed development to The proposed development to areas already developed but areas already developed but currently abandoned or vacant.

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currently abandoned or vacant. There are several boarded up There are several boarded up motels on College Avenue, just motels on College Avenue, just north of Old Town, repurposing north of Old Town, repurposing those areas would increase the those areas would increase the appeal and visual aesthetic of appeal and visual aesthetic of the city, while also preserving

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the city, while also preserving wildlife habitat, wildlife, and wildlife habitat, wildlife, and natural resource conservation natural resource conservation are not only valued by the Fort are not only valued by the Fort Collins residents, but are Collins residents, but are defining characteristics of the defining characteristics of the city's identity.

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The City city's identity. The City Planning and Zoning Committee Planning and Zoning Committee and City Council have the and City Council have the opportunity and integrity to opportunity and integrity to maintain this wildlife habitat, maintain this wildlife habitat, while also providing closer while also providing closer bike access to campus for bike access to campus for residents.

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If residents can't residents. If residents can't bike, can bike to work on bike, can bike to work on campus. This would eliminate campus. This would eliminate the need to drive to campus and the need to drive to campus and promote the city's promote the city's sustainability, mission and sustainability, mission and climate action plan.

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The climate action plan. The Strauss Lake development Strauss Lake development proposal continues contributes proposal continues contributes to unsustainable strain on our to unsustainable strain on our water resources. Colorado is water resources.

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Colorado is facing increasing and facing increasing and Record-Breaking Drought and Record-Breaking Drought and Heat with Climate Change 2026 Heat with Climate Change 2026 marked the worst snowpack on marked the worst snowpack on record for the state, which we record for the state, which we rely on for drinking water. rely on for drinking water.

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These effects are projected to These effects are projected to worsen in coming years and worsen in coming years and decades. The Colorado River decades. The Colorado River basins water is already over basins water is already over allocated, yet unsustainable allocated, yet unsustainable development continues. The development continues. The Colorado River has been Colorado River has been shrinking over the past 27 shrinking over the past 27 years.

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Its flows have dropped years. Its flows have dropped 20% compared to the 20th 20% compared to the 20th century average. Since 2020, century average. Since 2020, the river's flow has declined the river's flow has declined by 33% regardless of Colorado by 33% regardless of Colorado River negotiations, drought and River negotiations, drought and low water years result in

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low water years result in farmers and ranchers having farmers and ranchers having their water cut off early, as their water cut off early, as was the case this year. Please was the case this year.

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Please consider how approving this consider how approving this project and the city's rapid project and the city's rapid pace of development will harm pace of development will harm our city in the long term, our city in the long term, responsible development responsible development requires careful consideration requires careful consideration of our economic stability and of our economic stability and non-renewable resource non-renewable resource availability for future availability for future generations. generations. Go ahead. Go ahead. Right.

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Right. My name is Jenny Kiesling. I My name is Jenny Kiesling. I live at 2727 Chace Drive in live at 2727 Chace Drive in Rigdon Farm. And I wish I'd Rigdon Farm.

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And I wish I'd written that letter, but I'm written that letter, but I'm going to have to ad lib, so going to have to ad lib, so don't expect anything nearly don't expect anything nearly that coherent. Uh, one of the that coherent.

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Uh, one of the great things about living in great things about living in Rigdon Farm is that my husband Rigdon Farm is that my husband and I can ride our bikes in and I can ride our bikes in five minutes from our house to five minutes from our house to the powder trail, and we really the powder trail, and we really appreciate everything that your appreciate everything that your corporation has done to make corporation has done to make that trail better, to increase

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that trail better, to increase the open space, all of that. the open space, all of that. That's terrific. But we also we That's terrific.

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But we also we might ride for, you know, 2 or might ride for, you know, 2 or 3 hours the most dangerous five 3 hours the most dangerous five minutes of a three hour drive minutes of a three hour drive is crossing Ziegler Road. And, is crossing Ziegler Road.

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And, you know, I will sometimes go you know, I will sometimes go ten minutes out of my way to ten minutes out of my way to avoid it. I see no reason to avoid it. I see no reason to think that any development is think that any development is going to make that road safer. going to make that road safer.

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It's going to make it much more It's going to make it much more dangerous. And I thought that dangerous. And I thought that the the picture of Ziegler that the the picture of Ziegler that they showed, which showed they showed, which showed Ziegler absolutely barren of Ziegler absolutely barren of traffic, was extremely traffic, was extremely misleading as our articulate

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misleading as our articulate letter pointed out, that that letter pointed out, that that road is a major thoroughfare. road is a major thoroughfare. There is no traffic calming. There is no traffic calming. And it's it's it is very And it's it's it is very dangerous.

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And I don't know dangerous. And I don't know what the procedure is. You what the procedure is. You know, what a great thing about know, what a great thing about Fort Collins is how well you Fort Collins is how well you manage. We manage cycling. It's manage. We manage cycling. It's a very safe city.

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But I have a very safe city. But I have concerns that the people who concerns that the people who are developing this don't share are developing this don't share that awareness of the impact of that awareness of the impact of what they're going to do on what they're going to do on cycling.

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And I'd like to know cycling. And I'd like to know who's responsible for making who's responsible for making sure that whatever they do, sure that whatever they do, will will fit the general will will fit the general culture of safe cycling in the culture of safe cycling in the city, because as the developers

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city, because as the developers of the property, that's not, I of the property, that's not, I think their problem. Somebody think their problem. Somebody in the I am assuming in the in the I am assuming in the roads department has to do roads department has to do that.

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I don't know, I'm just a that. I don't know, I'm just a citizen, but I'm deeply citizen, but I'm deeply concerned that we're going to concerned that we're going to end up with a development that end up with a development that isn't coherent with our safe isn't coherent with our safe cycling policies. Thank you cycling policies. Thank you very much.

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very much. Thanks, Jenny. Anyone online? Thanks, Jenny. Anyone online? Seeing one hand up. Seeing one hand up. Please. Please. Stephanie, you should be able Stephanie, you should be able to speak now. to speak now. State your name and address and State your name and address and you have three minutes.

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you have three minutes. Can you hear me now? Can you hear me now? Yes, ma'am. Yes, ma'am. Okay. Hi. My name is Stephanie Okay. Hi. My name is Stephanie Spalding, and I live at 3027 Spalding, and I live at 3027 Bryce Drive. Um, I do want to Bryce Drive. Um, I do want to echo concerns around traffic.

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echo concerns around traffic. Um, specifically Ziegler Road, Um, specifically Ziegler Road, but also Horse Tooth Road. Um, but also Horse Tooth Road.

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Um, horse tooth east of the traffic horse tooth east of the traffic circle has gotten, um, either circle has gotten, um, either repay I, I shouldn't say repay I, I shouldn't say repaved because it wasn't paved repaved because it wasn't paved previously, but it has been, previously, but it has been, um, paved to a certain extent. um, paved to a certain extent.

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But, um, I've noticed there is But, um, I've noticed there is significant more traffic on significant more traffic on horse tooth, and I am concerned horse tooth, and I am concerned around increased development of around increased development of this area not being supported this area not being supported by the existing infrastructure. by the existing infrastructure. Um, both Ziegler Road and Horse Um, both Ziegler Road and Horse Tooth.

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Um, I do appreciate the Tooth. Um, I do appreciate the new light coming in at William new light coming in at William Neal, which I think will help Neal, which I think will help with access to the the powder with access to the the powder trail that the previous trail that the previous gentleman just talked about.

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gentleman just talked about. But I think without widening But I think without widening any of these roads, it it means any of these roads, it it means that we're just going to have that we're just going to have much increased volume of much increased volume of traffic on streets that are

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traffic on streets that are already heavily burdened. already heavily burdened. Thank you. Stephanie. Any other Thank you. Stephanie. Any other hands raised? All right. hands raised? All right. There are none. There are none. Yeah. Come on down. If you're Yeah. Come on down.

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If you're in the room, come down and you in the room, come down and you can come up to this one. If can come up to this one. If someone else. someone else. Is okay. Is okay. My name is Peter Law. I'm also My name is Peter Law. I'm also at 27, 27, 27 Chase drive.

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I at 27, 27, 27 Chase drive. I just have a question. You said just have a question. You said this land is within the growth this land is within the growth management area of the city. management area of the city.

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What does that generally imply What does that generally imply about providing water and about providing water and energy services to such energy services to such developments? Thanks. developments? Thanks. Thank you. Thank you. With that. With that. Any other anybody else in here Any other anybody else in here we will though staff will we will though staff will address your comments address your comments momentarily.

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Anyone else? All momentarily. Anyone else? All right. Well, with that we'll right. Well, with that we'll close public participation. So close public participation. So now if staff can respond. now if staff can respond. Certainly I'm going to start Certainly I'm going to start with the GMA. The growth with the GMA.

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The growth management area question, management area question, because that one seems because that one seems relatively simple. So we have a relatively simple. So we have a growth management area. It is growth management area.

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It is our growth boundary that we our growth boundary that we would expect urban development would expect urban development and city limits to expand out and city limits to expand out to over the course of time, to over the course of time, which is again where the which is again where the structure plan comes in. Sort structure plan comes in. Sort of some of those policies in of some of those policies in city plan.

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And I believe our city plan. And I believe our growth management area was growth management area was established in the 80s and has established in the 80s and has not changed significantly since not changed significantly since that time. Um, so what that that time.

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Um, so what that says is that sort of that's our says is that sort of that's our area of influence, if you will. area of influence, if you will. Right. We might expect, um, Right. We might expect, um, contiguous growth to occur, um, contiguous growth to occur, um, from a water and electricity from a water and electricity etc. standpoint, we have etc.

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standpoint, we have several different districts several different districts that serve both water and sewer that serve both water and sewer within the city. It is not all within the city. It is not all the city of Fort Collins the city of Fort Collins utilities. Um, and so we work utilities.

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Um, and so we work with our other water districts, with our other water districts, um, and, and everybody does it um, and, and everybody does it a little bit differently is a little bit differently is unfortunately, the answer to unfortunately, the answer to that one. Um, the city has a that one.

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Um, the city has a fairly healthy water portfolio fairly healthy water portfolio from a standpoint of our water from a standpoint of our water department, and that is always department, and that is always taken into account anytime we taken into account anytime we are reviewing development. Um, are reviewing development.

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Um, whenever we review development, whenever we review development, that might be in a different that might be in a different district. Um, we also work with district. Um, we also work with those districts to make sure those districts to make sure that we get what's called a that we get what's called a will serve letter that they are will serve letter that they are willing to serve that site and

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willing to serve that site and have that that capacity, um, on have that that capacity, um, on the other, uh, energy fronts, the other, uh, energy fronts, whether that be electric or whether that be electric or gas, um, I'm not sure I'm able gas, um, I'm not sure I'm able to speak to that intelligently.

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to speak to that intelligently. Certainly. Again, because our Certainly. Again, because our city utilities are within our city utilities are within our city organization. We work city organization. We work really closely with our light really closely with our light and power group as well on on and power group as well on on development.

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But what Excel development. But what Excel knows, I'm not sure. knows, I'm not sure. Um, I guess address Jenny's Um, I guess address Jenny's comments regarding multimodal comments regarding multimodal and this this decision tonight and this this decision tonight and the applicability of that. and the applicability of that. If you could go into that a.

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If you could go into that a. Little bit. Little bit. And that's what I was going to And that's what I was going to say. And when, when we start say.

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And when, when we start talking about like the traffic talking about like the traffic and we talk about, um, bike ped and we talk about, um, bike ped multimodal, um, those are all multimodal, um, those are all things that we take into things that we take into account when we talk about account when we talk about development. We do not consider development.

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We do not consider just annexing and zoning to be just annexing and zoning to be specific development specific development applications. As such, from a applications. As such, from a standpoint of it does not standpoint of it does not entitle anybody to do any entitle anybody to do any specific thing. Um, no. specific thing. Um, no.

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Construction is is happening Construction is is happening because of this. Um, so we because of this. Um, so we don't we do have a traffic don't we do have a traffic study, but that was submitted study, but that was submitted with the overall development with the overall development plan, and we have not even

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plan, and we have not even gotten through that entire gotten through that entire process yet. So we are still process yet. So we are still working with them on that. All working with them on that.

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All of those pieces are taken to an of those pieces are taken to an into account by our, um, into account by our, um, traffic and transportation traffic and transportation planning folks, but it does not planning folks, but it does not necessarily bear on this necessarily bear on this particular application. We do particular application.

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We do not require that information not require that information for an annexation or a zoning for an annexation or a zoning application in the city. application in the city. And what I might add to is, I And what I might add to is, I think when we get to the phase think when we get to the phase where there is site specific where there is site specific development proposed, you'll

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development proposed, you'll see things like bike lanes on see things like bike lanes on streets and things like that to streets and things like that to connect to the trail, because connect to the trail, because obviously the Buda River trail obviously the Buda River trail is right next door, and there's

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is right next door, and there's going to be a city park right going to be a city park right next door to. So that's those next door to. So that's those are the sorts of details that are the sorts of details that you'll see later when we get you'll see later when we get further into the development

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further into the development process. So I just wanted to process. So I just wanted to assure you that there will be assure you that there will be accommodations for active modes accommodations for active modes as part of new development on as part of new development on this site and others.

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So this site and others. So anyway, I just wanted to make anyway, I just wanted to make sure that was clear to. sure that was clear to. Any other clarifying questions Any other clarifying questions for the applicant or staff that for the applicant or staff that you've thought of? I guess I'll

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you've thought of? I guess I'll ask because I think it's ask because I think it's appropriate. Um, may not be. appropriate. Um, may not be.

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Tell me if it's not, um, Tell me if it's not, um, Ziegler and, uh, Horse tooth Ziegler and, uh, Horse tooth going east are two lane going east are two lane arterials on our master street arterials on our master street plan. plan. Correct. Correct. And is that. appropriate? Has And is that. appropriate? Has traffic confirmed that that's traffic confirmed that that's appropriate for such density to appropriate for such density to be built here? be built here? Again, we haven't.

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That is not Again, we haven't. That is not a particular, um. a particular, um. This was. This was. Criteria that we look at when Criteria that we look at when we're talking about this. At we're talking about this.

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At this point it is absolutely a this point it is absolutely a big piece of a really big piece big piece of a really big piece of what we look at when we of what we look at when we start looking at actual start looking at actual development plans, road plans, development plans, road plans, traffic improvement traffic improvement requirements, things like that. requirements, things like that. Okay. Okay.

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So no, it's not appropriate at So no, it's not appropriate at this time to think of that. I, this time to think of that. I, I suppose I'm hesitant a little I suppose I'm hesitant a little bit because we're creating an bit because we're creating an island and we're not addressing island and we're not addressing a potential issue that wasn't

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a potential issue that wasn't annexed in when this was when annexed in when this was when that master street plan was put that master street plan was put in place. So I just yeah, I'm in place. So I just yeah, I'm sneaking into the deliberation sneaking into the deliberation a little bit, but okay.

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a little bit, but okay. Anything So let's. Let's do. Anything So let's. Let's do. It. It. Who wants to. Who wants to. Start? Start? Well. I'll start. I support the Well. I'll start. I support the annexation and zoning. Um, annexation and zoning.

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Um, first of all, it's consistent first of all, it's consistent with what I think we expect at with what I think we expect at second. Just. I'm not sure our second. Just. I'm not sure our community fully appreciates community fully appreciates that we are looking. We have a that we are looking.

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We have a little narrow box tonight that little narrow box tonight that we're looking at, and that's we're looking at, and that's called annexation and zoning. called annexation and zoning. We're not looking at any We're not looking at any development plans. We're not development plans.

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We're not looking at any infrastructure looking at any infrastructure that will come in a later time that will come in a later time in the city is actually set up in the city is actually set up a website to so citizens can a website to so citizens can follow along with that. And I follow along with that.

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And I really encourage everyone here really encourage everyone here tonight to sign up for that so tonight to sign up for that so that you can follow it. Um, but that you can follow it. Um, but I think what we're seeing I think what we're seeing tonight is consistent with tonight is consistent with expectations and consistent expectations and consistent with the requirements of code.

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with the requirements of code. So I would support it. I also So I would support it. I also make one last comment for city make one last comment for city staff. I just am picking up a staff.

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I just am picking up a lot of need for a lot of lot of need for a lot of education, and I hope that city education, and I hope that city staff finds an opportunity for staff finds an opportunity for it might not be a neighborhood it might not be a neighborhood meeting, but just a Q&A session meeting, but just a Q&A session or something like that to walk

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or something like that to walk through how this stuff works. through how this stuff works. It's hard, like water. Great It's hard, like water. Great example. We all are worried example. We all are worried about water, but guess what? about water, but guess what? Development won't occur unless Development won't occur unless water is available.

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Um, water is available. Um, likewise, there's some trade likewise, there's some trade offs. Utilities are being offs. Utilities are being provided by the county, then provided by the county, then they're provided by the city. they're provided by the city.

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How does that work? How does How does that work? How does that trade off work? I think that trade off work? I think some of that is murky, but some of that is murky, but important to understand, important to understand, because that is what we will because that is what we will consider in future hearings. consider in future hearings.

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Oh, traffic to try and work Oh, traffic to try and work with our traffic folks here, with our traffic folks here, understanding how our traffic understanding how our traffic study works and what's study works and what's required, what levels of required, what levels of service there are, the service there are, the standards that are out there.

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I standards that are out there. I think citizens really need to think citizens really need to understand that as we move into understand that as we move into the real hard phases of this the real hard phases of this development proposal, but for development proposal, but for what we have here tonight, the

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what we have here tonight, the annexation and zoning, I'm very annexation and zoning, I'm very supportive. supportive. Yeah. Yeah. I'll be supporting for the same I'll be supporting for the same reason. I don't need to repeat reason.

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I don't need to repeat it, but we are considering it, but we are considering annexation and zoning under the annexation and zoning under the criteria both state and local, criteria both state and local, um, by which we consider um, by which we consider annexation and zoning. And the annexation and zoning.

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And the applicant has demonstrated that applicant has demonstrated that the proposed annexation and the proposed annexation and zoning are appropriate and meet zoning are appropriate and meet criteria. criteria. I'm going to be supporting I'm going to be supporting this. this. As well. It's very early in the As well.

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It's very early in the process, but the applicant has process, but the applicant has showed that all of the relevant showed that all of the relevant criteria are satisfied, and criteria are satisfied, and that's essentially what we're that's essentially what we're here to decide tonight. We're here to decide tonight. We're not going beyond that at this not going beyond that at this point. So I, I will be voting point. So I, I will be voting in support of this.

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in support of this. Me too. I just want to say Me too. I just want to say thanks to staff. Good thorough thanks to staff. Good thorough job as always, and appreciate job as always, and appreciate the detailed presentation by the detailed presentation by the applicant as well.

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the applicant as well. Yeah, I think I want to be very Yeah, I think I want to be very clear. My questions are not clear. My questions are not coming from a place of I don't coming from a place of I don't appreciate everything that's appreciate everything that's gone into this and everything

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gone into this and everything that you've done to help get us that you've done to help get us to this point. Both the to this point. Both the developer and staff, um, I just developer and staff, um, I just want to make sure we're dotting want to make sure we're dotting our eyes and crossing our T's,

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our eyes and crossing our T's, for lack of a better, a better for lack of a better, a better word. Um, we have a lot. This word. Um, we have a lot. This area is one of the pretty big area is one of the pretty big area.

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Um, I'm still hung up a area. Um, I'm still hung up a little bit on one thing. If you little bit on one thing. If you can. Maybe help me understand, can. Maybe help me understand, we. I look back at the December we.

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I look back at the December from December of 23, and we from December of 23, and we were considering a structure were considering a structure plan amendment as part of that. plan amendment as part of that. Did that north spot that we're Did that north spot that we're no longer annexing. Is that why no longer annexing.

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Is that why we're not needing a structure we're not needing a structure plan amendment at this point? plan amendment at this point? We needed it then. We needed it then. Yeah. I believe the Yeah.

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I believe the conversation at that time, conversation at that time, because it did extend north of because it did extend north of the the pond area, effectively the the pond area, effectively the natural area of the site, the natural area of the site, and was going to look at and was going to look at development. We were talking development.

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We were talking about, um, an entertaining a about, um, an entertaining a structure plan amendment that structure plan amendment that would allow more of a mixed use would allow more of a mixed use neighborhood as well, a mixed neighborhood as well, a mixed neighborhood in that space. Um, neighborhood in that space. Um, that was one of the that was one of the conversations that was conversations that was happening.

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So when that whole happening. So when that whole piece got pulled out, um, and piece got pulled out, um, and the only remaining area sort of the only remaining area sort of in that, uh, protected lands, in that, uh, protected lands, um, green part of the the um, green part of the the structure plan was the pond

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structure plan was the pond itself. Um, it felt less itself. Um, it felt less required to do a whole required to do a whole structure plan amendment as structure plan amendment as well. well.

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I guess that gets me to my I guess that gets me to my point of we don't have any point of we don't have any natural protected lands in this natural protected lands in this specific piece we're annexing, specific piece we're annexing, and we're leaving the piece and we're leaving the piece out. That was going to be the out. That was going to be the natural and protected lands.

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natural and protected lands. Why are we not annexing that as Why are we not annexing that as part of this? So that we can part of this? So that we can have the natural protected have the natural protected lands that's shown on structure lands that's shown on structure plan that we need in this area?

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plan that we need in this area? I mean, I think one of the, uh, I mean, I think one of the, uh, responses I would have to that responses I would have to that is within our development is within our development standards, we require a fair standards, we require a fair amount of both open spaces, you

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amount of both open spaces, you know, areas for people and know, areas for people and areas for natural features to areas for natural features to happen and, and to, to be happen and, and to, to be buffered. Um, and we don't zone buffered.

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Um, and we don't zone every single lot for every every single lot for every single piece. A lot of times single piece. A lot of times you will find those city parks you will find those city parks are not necessarily zoned pol. are not necessarily zoned pol. They will be zoned LMN. They're They will be zoned LMN.

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They're in there in that overall zoning in there in that overall zoning area. Um, that we don't zone area. Um, that we don't zone each site for really specific each site for really specific uses. Um, if that makes sense. uses. Um, if that makes sense.

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And then with within that area And then with within that area of zoning, then we apply our of zoning, then we apply our development standards within development standards within the land use code, um, and the land use code, um, and still end up with parks and still end up with parks and some natural areas and natural some natural areas and natural features and stormwater areas. features and stormwater areas.

364
01:05:03,660 --> 01:05:16,510
All those things still have to All those things still have to happen within that zoning area. happen within that zoning area. Okay. Okay. I like I said, I'm just making I like I said, I'm just making sure that I understand why we sure that I understand why we are where we are, and I do are where we are, and I do like.

365
01:05:16,510 --> 01:05:27,760
like. I do. echo what. I do. echo what. Everyone up here said, that Everyone up here said, that it's not the appropriate time it's not the appropriate time to talk about traffic. And is to talk about traffic.

366
01:05:27,760 --> 01:05:38,970
And is it appropriate that these are it appropriate that these are zoned I and I would encourage zoned I and I would encourage council to consider this to be council to consider this to be annexed into this, into the annexed into this, into the community? I'm questioning why community? I'm questioning why we're not doing the whole we're not doing the whole thing.

367
01:05:38,970 --> 01:05:47,880
We're going to end up thing. We're going to end up with an island here. Let's be with an island here. Let's be honest. honest. Mr. Chair. If I might just Mr. Chair. If I might just offer my perspective. I think offer my perspective.

368
01:05:47,880 --> 01:05:56,920
I think if it's not being offered for if it's not being offered for annexation, then we would be annexation, then we would be looking at an involuntary looking at an involuntary annexation, which would be a annexation, which would be a different process. different process.

369
01:05:56,920 --> 01:06:03,220
I completely agree, and I think I completely agree, and I think we acknowledge that that we acknowledge that that portion was kind of difficult portion was kind of difficult to develop when we were to develop when we were developing another 150 acres. developing another 150 acres. It's not going to be easier It's not going to be easier when it's 20 sitting on its own when it's 20 sitting on its own in the middle of this area.

370
01:06:03,220 --> 01:06:14,300
in the middle of this area. And I appreciate that. I And I appreciate that. I without boring everyone on the without boring everyone on the involuntary annexation process, involuntary annexation process, I suspect it'd be a larger I suspect it'd be a larger swath if it ever went through swath if it ever went through involuntary annexation, given

371
01:06:14,300 --> 01:06:24,180
involuntary annexation, given the process involved in the process involved in involuntary annexation. But the involuntary annexation. But the city staff can comment. city staff can comment. Yeah. I mean, what you're Yeah.

372
01:06:24,180 --> 01:06:34,420
I mean, what you're talking about is almost sort of talking about is almost sort of like an enclave kind of like an enclave kind of annexation. If there's if it's annexation. If there's if it's not fully surrounded by the not fully surrounded by the city and not just right of way city and not just right of way or something like that, then, or something like that, then, um, even involuntary annexation

373
01:06:34,420 --> 01:06:43,430
um, even involuntary annexation in that regard is not in that regard is not permitted. We have to have that permitted. We have to have that enclave piece. Um, so once the enclave piece.

374
01:06:43,430 --> 01:06:52,770
Um, so once the city is completely surrounding city is completely surrounding an area, something like we're an area, something like we're dealing with up in East dealing with up in East Mulberry, that area over there Mulberry, that area over there has multiple enclave areas. Um, has multiple enclave areas.

375
01:06:52,770 --> 01:07:02,380
Um, and, you know, that is, again, and, you know, that is, again, to your point, probably a to your point, probably a larger piece that's going to be larger piece that's going to be annexed at any one time. Um, annexed at any one time.

376
01:07:02,380 --> 01:07:12,190
Um, and certainly if the city owns and certainly if the city owns it, like in the case of the it, like in the case of the parks or the, the Rigdon parks or the, the Rigdon reservoir, those could be reservoir, those could be annexed as well, effectively as annexed as well, effectively as a, as an owner initiated a, as an owner initiated annexation. I think there's a annexation.

377
01:07:12,190 --> 01:07:27,480
I think there's a different process when when different process when when government annexes its own government annexes its own property and. but yeah, there property and. but yeah, there are there are some specific are there are some specific requirements about all the requirements about all the different flavors of annexation different flavors of annexation that exist. that exist. Yeah, I just. Yeah, I just. Just an observation. Just an observation. That's all. Thank you.

378
01:07:27,480 --> 01:07:36,120
That's all. Thank you. And I'll make an observation And I'll make an observation that at the time of that at the time of development, we look at the development, we look at the detail, one of the details that detail, one of the details that planning and traffic will look

379
01:07:36,120 --> 01:07:46,630
planning and traffic will look at is connectivity. So if there at is connectivity. So if there is adjacent property, we is adjacent property, we consider um, connectivity consider um, connectivity standards to ensure that standards to ensure that development in an orderly development in an orderly fashion can occur.

380
01:07:46,630 --> 01:07:59,110
We don't fashion can occur. We don't consider it an annexation, but consider it an annexation, but at the time of ODP and PDB, PDP at the time of ODP and PDB, PDP and beyond, connectivity is and beyond, connectivity is important. important. I completely agree. As long as I completely agree.

381
01:07:59,110 --> 01:08:16,190
As long as it's the right zoning next door it's the right zoning next door and not public open space or and not public open space or on.. on.. I agree. I agree. That is the time to consider That is the time to consider those for what the development those for what the development is not. is not. Yeah. Yeah.

382
01:08:16,190 --> 01:08:22,030
I like I said, I think this is I like I said, I think this is a wonder. I think this is a a wonder. I think this is a wonderful thing to help wonderful thing to help continue to grow this area of continue to grow this area of our community, to give us a our community, to give us a housing need that we have, that

383
01:08:22,030 --> 01:08:39,280
housing need that we have, that we have. We have a need. we have. We have a need. So. Any other deliberation is So. Any other deliberation is that I'll entertain a motion. that I'll entertain a motion.

384
01:08:39,280 --> 01:08:53,960
Well, it's who can read the Well, it's who can read the fastest, I think because fastest, I think because there's a lot of words we have there's a lot of words we have to cover tonight. Um, I, um, to cover tonight. Um, I, um, move that the Planning and move that the Planning and Zoning Commission recommend Zoning Commission recommend that city Council approved the that city Council approved the proposed annexation.

385
01:08:53,960 --> 01:09:09,180
Annex proposed annexation. Annex 240002, consistent with staff 240002, consistent with staff recommendation. Um, I started recommendation. Um, I started at the wrong place of at the wrong place of approximately 147.499 acres at approximately 147.

386
01:09:09,180 --> 01:09:16,780
499 acres at the northeast corner of Horse the northeast corner of Horse Tooth Road and Ziegler Road, Tooth Road and Ziegler Road, southwest of the powder River, southwest of the powder River, and bordered on the west, and bordered on the west, south, and northeast by the south, and northeast by the Fossil Creek Reservoir, Inlet Fossil Creek Reservoir, Inlet ditch, and the Box Elder Ditch. ditch, and the Box Elder Ditch.

387
01:09:16,780 --> 01:09:28,130
Finding that the proposed Finding that the proposed annexation is voluntary with annexation is voluntary with landowners consent and by landowners consent and by landowners request, the landowners request, the proposed annexation complies proposed annexation complies with state law by meeting the with state law by meeting the one. Sixth consent, contiguity, one.

388
01:09:28,130 --> 01:09:36,770
Sixth consent, contiguity, and community of interest and community of interest eligibility requirements. The eligibility requirements. The proposed annexation is proposed annexation is consistent with the policies consistent with the policies and agreements between Larimer and agreements between Larimer County and the City of Fort County and the City of Fort Collins, contained in the Collins, contained in the intergovernmental agreement for

389
01:09:36,770 --> 01:09:44,340
intergovernmental agreement for the Fort Collins Growth the Fort Collins Growth Management Area. The proposed Management Area. The proposed annexation does not include any annexation does not include any use that is not legally use that is not legally permitted by Larimer County and permitted by Larimer County and by the city.

390
01:09:44,340 --> 01:09:54,520
The proposed by the city. The proposed annexation is complied with all annexation is complied with all state and city land Use Code state and city land Use Code filing and procedure filing and procedure requirements, including on requirements, including on September 1st, 2026. City September 1st, 2026.

391
01:09:54,520 --> 01:10:04,560
City Council have accepted the Council have accepted the annexation petition to begin annexation petition to begin annexation proceedings, and on annexation proceedings, and on September 17th, 2026, holding September 17th, 2026, holding this hearing before the this hearing before the Planning and Zoning Commission. Planning and Zoning Commission.

392
01:10:04,560 --> 01:10:13,640
This annexation complies with This annexation complies with all the Land Use Code all the Land Use Code procedures and requirements, procedures and requirements, and the Commission adopts the and the Commission adopts the information analysis, findings information analysis, findings of fact and conclusions of fact and conclusions contained in the staff report contained in the staff report included with the agenda included with the agenda materials for this hearing. materials for this hearing.

393
01:10:13,640 --> 01:10:33,590
This decision is based upon the This decision is based upon the agenda materials, the agenda materials, the information and materials information and materials presented during the work presented during the work session and this hearing and session and this hearing and the Commission discussion on the Commission discussion on this item. this item. Second. Roll call. Please. Second. Roll call. Please. Shealy. Yes.

394
01:10:33,590 --> 01:10:52,550
Shealy. Yes. Connelly. Connelly. Yes. Yes. Stackhouse. Stackhouse. Yes. Yes. Brooks. Brooks. Fort. Yes. Fort. Yes. Sasse. Sasse. Yes. With that are the Yes. With that are the recommendation carries, um, and recommendation carries, um, and that closes our discussion. that closes our discussion. We've got one more. We've got one more. Oh. Oh, that was the end. Yeah.

395
01:10:52,550 --> 01:11:00,290
Oh. Oh, that was the end. Yeah. You're right. Go ahead. Yeah. You're right. Go ahead. Yeah. You're right. You're right. Would you like me to. Would you like me to. Read that? Yes, please. Read that? Yes, please. Okay. I move that the Fort Okay.

396
01:11:00,290 --> 01:11:12,030
I move that the Fort Collins Planning and Zoning Collins Planning and Zoning Commission recommend that city Commission recommend that city Council approved the proposed Council approved the proposed Strouse Lake Zoning annex, Strouse Lake Zoning annex, 240002, to be zoned as low 240002, to be zoned as low density mixed use neighborhood density mixed use neighborhood elm and medium density, mixed

397
01:11:12,030 --> 01:11:21,840
elm and medium density, mixed use neighborhood MMN. Finding use neighborhood MMN. Finding that one the requested that one the requested placement into the low density placement into the low density mixed use neighborhood and elm mixed use neighborhood and elm and medium density mixed use and medium density mixed use neighborhood. Mhm.

398
01:11:21,840 --> 01:11:28,910
And Stone neighborhood. Mhm. And Stone districts is in general districts is in general alignment with the principles alignment with the principles and policies of city plan, and and policies of city plan, and is consistent with the City of is consistent with the City of Fort Collins. Structure. Plan Fort Collins. Structure.

399
01:11:28,910 --> 01:11:37,320
Plan map to the zoning would be map to the zoning would be compatible with existing and compatible with existing and proposed uses surrounding the proposed uses surrounding the property, and comprises the property, and comprises the appropriate zoning districts appropriate zoning districts for the property. Three the for the property.

400
01:11:37,320 --> 01:11:46,630
Three the zoning would not result in zoning would not result in significant adverse impacts on significant adverse impacts on the natural environment, for the natural environment, for the zoning would result in a the zoning would result in a logical and orderly development logical and orderly development pattern. Five the proposed pattern.

401
01:11:46,630 --> 01:11:55,010
Five the proposed zoning will promote the public zoning will promote the public welfare and be consistent with welfare and be consistent with the vision, goals, and the vision, goals, and principles and policies of City principles and policies of City Plan and the elements thereof. Plan and the elements thereof.

402
01:11:55,010 --> 01:12:03,220
Six the placement into the Six the placement into the residential neighborhood side residential neighborhood side district as well as the LCI district as well as the LCI lighting context areas, is lighting context areas, is consistent with the City of consistent with the City of Fort Collins sign and lighting Fort Collins sign and lighting standards as it relates to low standards as it relates to low density, mixed use neighborhood density, mixed use neighborhood and medium density, mixed use

403
01:12:03,220 --> 01:12:11,320
and medium density, mixed use neighborhood zoning. The zoning neighborhood zoning. The zoning complies with all applicable complies with all applicable land use Code procedures and land use Code procedures and requirements, and the requirements, and the Commission adopts the Commission adopts the information analysis, findings, information analysis, findings, and facts and conclusions

404
01:12:11,320 --> 01:12:19,430
and facts and conclusions contained in the staff report contained in the staff report included with the agenda included with the agenda materials for this hearing. materials for this hearing.

405
01:12:19,430 --> 01:12:41,390
This decision is based upon the This decision is based upon the agenda materials, the agenda materials, the information and materials information and materials presented during the work presented during the work session and this hearing and session and this hearing and the Commission discussion on the Commission discussion on this item. this item. Second. Second. Ready to go? Roll call please. Ready to go? Roll call please. Breck. Support. Breck. Support. Yes. Yes. Shelly. Shelly. Yes. Yes. Connolly. Connolly. Yes. Yes. Stackhouse. Stackhouse. Yes. Yes. Sasse.

406
01:12:41,390 --> 01:12:54,700
Sasse. Yes. And that carries. Sorry, Yes. And that carries. Sorry, team. I forgot that there were team. I forgot that there were two pieces of that. Zoning and two pieces of that. Zoning and annexation. Annexation and annexation. Annexation and zoning. So now that closes our zoning. So now that closes our discussion agenda.

407
01:12:54,700 --> 01:13:06,480
Is there any discussion agenda. Is there any other business to be discussed, other business to be discussed, Mr. Kelly. Mr. Kelly. I don't believe so. I don't believe so. That concludes our September That concludes our September 17th hearing for the Planning 17th hearing for the Planning and zoning for Council's and zoning for Council's Planning Zoning Commission.

408
01:13:06,480 --> 01:13:06,480
Planning Zoning Commission. Good night.