On this Page
- About the Hughes Development Process
- Annexation Status
- Request for Qualifications, Request for Proposals
- Community Feedback
- Frequently Asked Questions (FAQs)
- Online Form: Provide Your Feedback or Ask Questions
About the Hughes Development Process
Read more: CSU System Selects Lennar to Develop Hughes Property (updated Feb. 7, 2019)
Hughes Stadium, where the Rams played football from 1968-2016, sits on a 160-parcel three miles west of CSU’s main campus in Fort Collins. The CSU System Board of Governors has determined the property will be sold or leased, and Hughes Stadium will be demolished prior to development. CSU also committed to a process that considers community and public input before a developer is selected. The CSU System engaged CAA ICON to facilitate the gathering of community feedback which will be used to help inform potential developers during the Request for Qualifications (RFQ) and Request for Proposals (RFP) process.
The Board of Governors who owns the land holdings will make the final decision as to the highest, best use of the property in consideration of what benefits both CSU and the greater community.
The annexation of the Hughes Stadium property into the Fort Collins city limits was approved by City Council on October 16, 2018 and recorded with Larimer County on October 30, 2018 (Reception No. 20180066468). The annexation was coordinated with Larimer County, and required a Planning and Zoning hearing and two readings before City Council. The development of Hughes will be subject to the city review process, and that requires its own various steps for community involvement and input.
Request for Qualifications, Request for Proposals
Colorado State University Research Foundation issued the RFQ for the Hughes development project on behalf of the CSU System in early January 2018. The RFQ and related documents are available for download at:
Interested parties had until Tuesday, Jan. 23, 2018 to register their interest and until Friday, Feb. 16, 2018 to submit a response to the RFQ. A complete timeline of specific deadlines is included with the RFQ document. The RFQ was the first step in a two-step process to select a master developer. A short list of qualified respondents was invited to submit detailed responses to the RFP which began in early March.
The timeline for the RFQ and RFP analysis is intentionally lengthy in order to ensure the process is informed by perspectives from the community, the market, and all stakeholders.
The CSU System engaged CAA ICON to facilitate the gathering of community feedback to help inform potential developers during the RFQ/RFP process. CAA ICON facilitated three community listening sessions – one in September 2017 and two in October 2017 – to collect feedback that will be provided to developers to help them understand the community’s concerns and values.
Community members provided hundreds of comments reflecting a diversity of ideas and competing community values. Preserving trails and natural space, either in whole or as part of a mixed-use option for the land, was the most common theme. Other suggestions included creating attainable/affordable housing, avoiding high density housing, establishing/not establishing a music venue, building a recreation and art center, constructing a public pool, and other ideas for what should be or should not be done with the property. Many people also expressed concerns over traffic, transit and noise impacts of development be taken into consideration.
The documents below list the feedback received at the listening sessions and through the online feedback form at the bottom of this page.
All sessions followed an open house format where attendees could visit various stations to provide feedback and ask questions in the following subject areas:
- Existing Site Context: This station informed community members about the extent of the property and existing site features. The station allowed community members to provide feedback on the planned demolition of Hughes Stadium, and get a better understanding of the existing site features.
- Land Use Context: This station allowed community members to provide feedback on potential uses of the land such as residential, commercial, mixed-use or recreational use and/or open space.
- Community Needs & Values: This station allowed community members to provide feedback on community needs and values that impact livability and quality of life such as walkability, multigenerational planning, affordable housing, low-density housing, overall community culture and sustainability.
- Traffic, Multimodal Access: This station allowed community members to provide feedback on traffic impacts and flow, and accessibility by various forms of transportation (i.e., foot, bike, vehicle and mass transit).
- Redevelopment Process: This station provided information about the intent to annex the property into the City, and the phases of development planning which begins with the solicitation of community feedback and continues through the selection of a buyer/developer through the RFQ and RFP process.
Click on the image below to see exhibits on display at the stations:
Neighborhood Listening Session – Sept. 20, 2017
CAA ICON facilitated a listening session intended primarily for those residents who live in neighborhoods in close proximity to the Hughes property and other interested community members who could not attend the general public meeting. Hughes-area residents were invited via letters and email correspondence, and were asked to RSVP interest in attending the session.
Everitt Real Estate Expo Listening Session – Oct. 18, 2017
CAA ICON facilitated a listening session for the attendees of this expo with an interest in the development of Hughes.
General Public Listening Session – Oct. 18, 2017
CAA ICON facilitated a listening session for the general public and all stakeholders with an interest in the development of Hughes.
For those who could not attend a listening session, all interested members of the community are encouraged to provide their feedback or submit questions about the development process at any time using the online form at the bottom of this page.
Frequently Asked Questions (FAQs)
Answers to some of the most common questions regarding the future of Hughes and the development process:
Does CSU plan to sell or maintain ownership of the Hughes Stadium property?
The property is not needed for any current or future needs and is not critical to the mission of Colorado State University. Monetizing the real estate value of the property and putting those financial resources to work would be the best course of action for the University. Thus, the University is interested in the sale or long term lease of the property subject to the Board of Governors’ approval.
Does the University have a preferred buyer/developer for the property, and is there a current development plan?
The University intends to solicit proposals and objectively evaluate the qualifications, capabilities and development plans from a diverse group of prospective developers.
The Request for Qualifications (RFQ) began in early January and the Request for Proposals (RFP) process began in spring 2018 followed by the analysis of submissions from parties interested in partnering with the University in regard to the property, and an eventual report and recommendation back to the Board of Governors. The Board of Governors will make the final decision as to the highest, best use for the property in consideration of what benefits both CSU and the community.
Will Hughes Stadium be demolished?
Update as of November 2018: Large-scale demolition of Hughes Stadium began in early April 2018 and is now complete. The Board of Governors approved demolition of the stadium structure as part of the development process.
What are CSU’s objectives for the property?
The priorities for development, discussed at the Board of Governors level, are as follows:
- Select a master developer to present a plan that best serves the collective interests of CSU, Larimer County, and the City of Fort Collins
- Include consideration of opportunities for environmentally conscious development principles
- Include consideration of opportunities for provision of affordable and workforce housing
- Effectively collaborate with the surrounding communities
Is the Hughes property currently within the boundaries of the City of Fort Collins?
Update as of November 2018: Yes, the Hughes property has been annexed into the City of Fort Collins.
What was the purpose of the Listening Sessions hosted by ICON and CSU on Sept. 20 (Hughes neighborhoods only) and Oct. 18 (open to the general public, and at a real estate expo)?
The purpose of the Hughes Listening Sessions was to gather and record important input from the neighbors surrounding the property and from the greater Fort Collins community that will inform CSU Systems leadership and be provided to prospective buyers/developers in advance of submitting their proposals. CSU and CAA ICON will share feedback from the listening sessions to help position potential developers to provide their most creative ideas that best serves the community.
Online Form: Provide Your Feedback or Ask Questions
You may provide your feedback or ask questions regarding the development of the Hughes Stadium property using this online form. Please indicate if a response is requested.