West End Neighborhood Project

The Community and Strategic Planning Division is looking into ways to adjust the land use allowances in the West End Neighborhood to help accommodate existing uses and structures that do not currently align with the zoning but are compatible with the neighborhood. One possibility is the use of an overlay zone that would allow flexibility in land uses without rezoning property. Information about overlay zones is provided below, and a survey link is included to collect neighborhood feedback on land uses in the neighborhood.

A Brief History

Earlier this year, City staff withdrew a rezoning application for several 6th and Douglas properties that would have rezoned the properties from low density residential to high density residential. Staff committed to exploring other options and finding a solution that would be more acceptable to the neighborhood while providing reasonable opportunities for the use and reuse of existing historical properties.

Goals of the Program

	Protect the neighborhood character. Preserve the unique character of the neighborhood, allowing existing structures and uses to coexist harmoniously with the neighborhood's identity.
	Acknowledge historic uses and determine appropriate future uses for the neighborhood. Honor its heritage while embracing its potential for modern vitality and relevance.
	Provide a variety of land use opportunities to meet the needs of the residents. Encourage inclusivity within the neighborhood, ensuring it remains a desirable place to live.

About Overlay Zones

An overlay zone is a planning tool that can be used to create special standards and adjust land use allowances within a defined boundary. The overlay does not rezone property but instead adds a layer of unique standards and criteria that apply only to properties included within the boundaries of the overlay zone.

Land uses not permitted in the standard zone district can be added in the overlay to complement and align with the goals of the neighborhood. For example, in the City’s low density residential zones, a memory care facility is not a permitted land use. But within an overlay zone, memory care could be added as an allowable use.

Special provisions, such as the requirement for a neighborhood meeting for specific land uses, could be included in the overlay parameters to ensure opportunities for the neighborhood to be informed and participate.

In this neighborhood, the overlay zone would not change the zoning of the property, and it would remain as low density residential.

Overlay Zones in Loveland

Overlay zones have been used to address development in specific areas of Loveland. The City currently has four overlay zones that are established in the Municipal Code:

1. Airport Influence Area Overlay – includes land use restrictions on property within the airport influence area to ensure compatibility with airport and FAA regulations.
2. Enhanced Corridor Overlay – provides alternatives and incentives for new development, redevelopment and infill development along Eisenhower Boulevard and Highway 287.
3. The Wildland Urban Interface Overlay – to align with the recently adopted Fire Code provisions that strengthen wildfire resiliency in areas of the City more prone to the risk of wildfires.
4. North Cleveland Overlay – provides opportunities for residential properties to convert to low intensity commercial and office uses while maintaining the historic residential character on Cleveland Avenue.

How an Overlay Zone is Created

Creating an overlay zone involves three basic steps:

• Define the purpose.
• Identify the boundaries of the overlay.
• Develop rules that will apply within the overlay.

Approval of an overlay zone would require public hearings before both Planning Commission and City Council.

Share Your Voice

Now through Oct. 20, please take a few moments to share your feedback and help us determine if there is neighborhood interest and support in establishing an overlay district.