Q&A with FoCo Government — Hughes Redevelopment
Getting the facts from an impartial source
In 2017, Colorado State University moved their football operations from Hughes Stadium to Canvas Stadium, newly built and conveniently located on campus. In 2018, after 50 years of service, the old Hughes Stadium was demolished.
Now, the future of the Hughes site is unclear. CSU plans to contract with Lennar Homes to build a relatively eco-friendly, affordable housing site in response to the heavily reported housing concerns of CSU employees. Many Fort Collins residents have something else in mind. Through the Planning Action to Transform Hughes Sustainably nonprofit organization, or PATHS, citizens are advocating for the Hughes site to be zoned by the City as public open space. Following a petition created by PATHS, a measure will appear on the April ballot for citizens to vote whether or not the City should be required to attempt to purchase the land at its fair market value.
After researching both sides of the issue and publishing a related opinion-piece, I reached out to Fort Collins Environmental Services Director Lucinda Smith for more answers. Although the City’s staff must refrain from publishing their personal opinions on the subject, here are some fact-based answers provided by Smith on behalf of the City of Fort Collins staff from Planning, Development, and Transportation Services Area and the Community Services Area.
Land Rehabilitation
Q: If the city takes over the land as open space, what resources would it take to rehabilitate the land?
A: “The Natural Areas Department staff did some rough numbers and estimate that to bring the site to native vegetation as much as possible would cost $1.5-$2 million. In addition, to open the site for public use — build a trail loop, vault toilet, parking lot, kiosk, fencing, etc. — would cost about $2 million.”
Q: If CSU maintains control of the land, what other areas might the city pursue for conservation or open space efforts?
A: Fort Collins’ Natural Areas Master Plan lists several priorities related to “conservation and wellbeing.” One of the “fundamental guiding principle(s)” of the plan is to remain focused on maintaining “biologically significant lands, or lands that have the potential to contribute to biological integrity and richness.” Among its goals are land and water conservation of the Cache la Poudre River and the Bellvue area and creating “wilderness in the City” through places within urban areas that “feel wild and remote.”
Redevelopment Logistics
Several logistical issues are being debated with contradictory information. Here are some answers regarding safety concerns and traffic.
Q: Has the fire department made any statements on whether or not the housing development would interfere with evacuations or other safety concerns?
A: “Yes, Poudre Fire Authority has found that the emergency access shown on the conceptual development plans for the former Hughes site exceeds the City’s adopted standards.”
Q: Has any traffic research been conducted in regard to development of the site?
A: “A Transportation Impact Analysis, TIA, must be submitted as part of the formal development review process. A TIA requires a performance evaluation for all modes of transportation, which would inform the degree to which street widening, turn lanes, intersection improvements, sidewalks and other associated transportation improvement would need to be constructed in conjunction with the development.
Since a development plan has yet to be submitted, the City staff has not received a TIA for the Hughes property.”
Site Plan Advisory Review (SPAR)
As I understand it, CSU entering the SPAR process moves the city to an advisory role rather than a decision-making entity. CSU claims that this is a perfectly reasonable move, while PATHS claims it is illegal on the basis that the housing development will be private and privately owned.
Q: Can you confirm that SPAR is meant for public buildings/structures and public ownership?
A: “Yes. … The Land Use Code specifies that the process is for a ‘public building or structure.’ … SPAR is a process for development of public buildings for use by public entities.”
Q: Is CSU’s entry into the SPAR process illegal or questionable in any way considering their intentions for the land?
A: “We don’t have an application and cannot opine on this at this time.”
City Involvement & Ballot Measure
Some sources claim that a majority yes vote on the Hughes measure of the April ballot means the Hughes land will be acquired by the City while others claim the City ultimately cannot force CSU to sell.
Q: In the event of a majority “yes” vote, what will happen if the City zones the land, but CSU does not agree to sell it?
A: “That is largely in CSU’s control and remains to be seen.”
Q: What are the limits to the City’s control over the land — including number and size of houses, the proposed commercial area, open space, etc. — without ownership?
A: “Generally, the City has authority to regulate land uses and development under the City’s Land Use Code, which addresses requirements including density, type and number of residences and many other aspects of aspects of development.
The property is presently zoned Transition (T), which does not afford any development rights for private use. In order for the property to be developed for private use, it must be rezoned to a specific zone district or districts.
A potential future rezone application would be evaluated relative to its compliance with the City’s Comprehensive Plan, known as City Plan.”
Relevant City Plan details can be found in divisions 4.2, 4.3, 4.5 and 4.6 of the Land Use Code.
Neither a formal development application nor a request to rezone have been submitted for the Hughes site as of March 4.
