Neighbors living near the former Hughes Stadium in west Fort Collins won a partial victory Thursday in their fight over redevelopment of the 165-acre site owned by Colorado State University.

But that victory may be short-lived.

The Fort Collins Planning & Zoning Board, charged with recommending zoning for the site to City Council, rejected a staff proposal to split the zoning between a lower density and higher-density designation.

Instead, the board recommended on a 4-2 vote, a lower-density zone — residential foothills, or RF — for the entire site, with homes clustered to preserve open space. Board members said they hoped it would encourage developers to "negotiate" if they want increased density on some parts of the property.

Board Chairman Jeff Hansen and vice-chairman Jeffrey Schneider voted no.

City Council is expected to discuss the Hughes zoning at its meeting Nov. 5 and could choose to ignore P&Z's recommendation.

The lower-density RF zoning "starts the negotiations with the developer on how to cluster (homes) and use the site relative to issues like ... less density closer to the foothills," board member Michael Hobbs said in suggesting the RF zoning.

"It gives (the city) leverage to have a creative conversation" about the development, he said after listening to nearly a dozen people concerned about losing the rural character on the site just below Horsetooth Reservoir.

Board member William Whitley said RF zoning "is the best compromise given the options we have and it addresses the concerns of the public to the best of our ability."

Hansen and Schneider argued residential foothills zoning is too restrictive and limits the city's ability to provide affordable and attainable housing, one of its key ongoing efforts.

"We hear repeatedly about the need for attainable housing, for those making between 80% and 100% of area median income ... something that a typical family of four with one income earner can afford," Hansen said. "The homes we will see in RF wouldn't be for that demographic."

Hobbs said in the process of negotiations the city could create a situation that would allow the developer to create multifamily or affordable homes as a part of the plan.

How the council ultimately zones the site could determine whether the project moves ahead at all.

Lennar Homes' contract with CSU states the deal will not go forward if Lennar believes the city won't approve at least 600 homes. The university stands to gain an additional $16,000 for every lot approved beyond 625.

If fewer than 625 lots are approved, Lennar can reduce the price by $16,000 per lot, up to $400,000, according to the contract.

City Council in July took charge of the site's zoning — a step typically left to the developer — directing city staff to come up with a zoning recommendation. On Thursday, staff officially recommended the west half of the Hughes Stadium site be zoned RF, and the east zoned low-density mixed-use neighborhood, or LMN.

Kent Pedersen, vice president of acquisitions for Lennar, spoke briefly to the board saying only the company is "excited to expand our brand. We've spent a lot of time working with CSU" on a plan they hope will result in more attainable housing in the city.

He declined comment to the Coloradoan on the status of the project or if it would go forward with reduced density.

A large number of residents commenting on the zoning recommendation Thursday continued to push for most of the site to remain open space or a natural area.

Mark Sears, manager of the city's Natural Areas, told board members buying the property for open space was not in the city's best interest since it has an abundance of existing trails and open space in the vicinity.

"We knew intuitively it would be expensive to acquire and our funds were better spent in other parts of the community," Sears said. The city has two natural areas, Pine Ridge and Maxwell and Spring Canyon Community Park, right near the site.

"We didn't think there was a need for (more open space) in the area and our funds are better used elsewhere," Sears said.

Ted Walkup, part of the Planning Action to Transform Hughes Sustainably, or PATHS, group opposing Hughes redevelopment, said "we don’t need another housing development in this space." Located 3 miles from the city center, "it's sprawl and sprawl creates unlivable, unsustainable spaces," Walkup added. "This is a unique space that needs to be treated as such."

Other residents suggested alternative uses including a development for people experiencing dementia or a gathering place for those who love nature.

"Stuffing 700 homes plus (on the site) is not a good idea," added Renee Walkup, a PATHS member. "My main concern is the safety of people who live here, who work for our city because access in and out is almost impossible."

Planner Cameron Gloss said Poudre Fire Authority believes access is adequate in the event of an emergency such as fire or flood.

Pat Ferrier is a senior reporter covering business, health care and growth issues in Northern Colorado.