HomeMy WebLinkAbout10/15/2020 - Planning And Zoning Board - Supplemental Documents - Regular Meeting1
Katharine Claypool
From:Sharlene Manno
Sent:Tuesday, October 6, 2020 6:02 PM
To:Katharine Claypool
Subject:Fwd: [EXTERNAL] Sun Communities Comment
Categories:P&Z
For P&Z board.
Sent from Workspace ONE Boxer
‐‐‐‐‐‐‐‐‐‐ Forwarded message ‐‐‐‐‐‐‐‐‐‐
From: Jake Schuch <mjake.schuch@gmail.com>
Date: Oct 6, 2020 5:19 PM
Subject: [EXTERNAL] Sun Communities Comment
To: Sharlene Manno <smanno@fcgov.com>
Cc:
Good afternoon,
I would like to share a public comment for the planning board regarding the Sun Communities development. It sounds
like the subject of my comment may be late in the process but I hope this may be useful for future developments if not
this one. I recently read a Coloradoan article that gave the following information:
Sun plans to sell manufactured homes in the $100,000‐$200,000 range
Sun Communities will rent the land to homeowners for $700‐$750
Mortgage payments plus rent will be approximately $1900‐$2400
Average month mortgage payment in Fort Collins is roughly $3100‐$3300
If this information is accurate, this development does very little to contribute to affordable housing in Fort Collins. While
the manufactured home price appears affordable based on the average home price in FC, these homes lose their
affordability due to the "rent" being charged on the property. A mortgage + rent payment of $2000 per month is
ridiculous for this type of property. With costs like this, the development does nothing more than keep its residents poor
while making the property owner rich.
I own an average value house in Fort Collins, paid a 7% down payment, and my mortgage is $1400/month which is well
below the cost of this development. The city's statistics citing an average mortgage of $3200/month is incredibly
inaccurate. Even with bad credit, a potential resident of this property could get a 30 year mortgage on a detached single
family house in Fort Collins for the same price, if not cheaper than this development. To make these homes affordable,
the monthly housing costs need to be more competitive than true market costs.
There is no doubt that Fort Collins needs affordable housing for our low income families and residents. This
development, however, does very little to support that community. Please push this developer, and future developers,
to provide homes and lots that can be truly owned by the residents so that they are not at the mercy of a landlord for
their time spent in their "affordable" home. In addition, the monthly costs need to be significantly reduced to meet
HUD's definition of affordable.
Thanks for your time.
ITEM 6, CORRESPONDENCE 1
Materias Updated 10.15.20 - 5:30pm Packet pg. 1
2
‐‐
Jake Schuch
mjake.schuch@gmail.com
970‐534‐9050
ITEM 6, CORRESPONDENCE 1
Materias Updated 10.15.20 - 5:30pm Packet pg. 2
1
Meaghan Overton
From:Lisa Nothern <nothernl@yahoo.com>
Sent:Friday, August 7, 2020 11:43 AM
To:Alyssa Stephens; Meaghan Overton
Cc:Jason M. Faris; Vonna Ault; Linda Silvy; Nick Longo
Subject:[EXTERNAL] Manufactured homes
Follow Up Flag:Follow up
Flag Status:Flagged
Manufactured homes depreciate, are not easily moved, do not allow residence control of utilities.
How does this become affordable living as the asset residence invest in does not help them move to other housing when
they sale it?
The risk of loosing residence to the management company is great with many unknowns as the company can seize home
for any reason they choose.
This should not be considered affordable living and is not good for residence, only management company make a profit
from the asset (manufactured home).
Lisa Nothern
ITEM 6, CORRESPONDENCE 2
Materias Updated 10.15.20 - 5:30pm Packet pg. 3
1
Katharine Claypool
From:Development Review Comments
Sent:Monday, October 12, 2020 4:54 PM
To:Katharine Claypool; Kacee Scheidenhelm
Cc:Meaghan Overton
Subject:FW: [EXTERNAL] Sun Communities Proposal
Categories:P&Z
Alyssa Stephens MA
Neighborhood Development Liaison
City of Fort Collins Neighborhood Services
Submit a public comment| Track Development Proposals
From: barbmccune <barbmccune@comcast.net>
Sent: Monday, October 12, 2020 3:31 PM
To: Development Review Comments <devreviewcomments@fcgov.com>
Subject: [EXTERNAL] Sun Communities Proposal
Sun Communities Proposal
Request 1
Against the parking due to not wanting Sun Communities in are area due to lowering our home value. Due to
the request of no parking on the street is a concern to our subdivision that they will park in our neighborhood.
Request 2
We do not want a subdivision full of Manufactory homes. We are against that!! It will lower our home value. Trilby can't
handle the traffic now it so Congested what will it be like if you add all those manufactory homes. It is not what we
want for our neighborhood.
Greg and Barb McCune
barbmccune@comcast.net
Sent from my Verizon, Samsung Galaxy smartphone
ITEM 6, CORRESPONDENCE 3
Materias Updated 10.15.20 - 5:30pm Packet pg. 4
Manufactured Housing Rezoning’s: Pleasant Grove, 517 Trilby Rd
To whom it may concern,
My name is Jaden Ray and I am a resident in the neighboring Provincetowne Condos
community. I am a member on the HOA board and would like to present some the paramount
concerns regarding the rezoning and development of Sun Communities Modifications on Trilby
Rd on behalf of our community. Due to the enormous size of the proposed development, in
conjunction with the proposed zoning type, our major concerns include long-term stormwater
drainage issues, future traffic patterns and an affordable housing misconception about
manufactured homes.
Due to the limits of construction on the proposed development the existing draining
swales and outlet structures located on the West boundary of Provincetowne will be
compromised by a major increase in impervious surfaces. The existing stormwater structures
that are already inadequate during small fifty and one-hundred-year rain events will not be able
to handle the proposed development. As a resident of the neighboring community, during
these small rain events I consistently observe stormwater overtop the orifice plate and drain
into the overflow of an outlet structure located in the swale on the West side of our
community. The natural wetlands that have developed West of Provincetowne have served as
an area where excess water can settle out and therefore does not overwhelm the inadequate
stormwater structures that are in place. The existing plans of the proposed development show
fill-dirt being added to the East boundary of the project which is adjacent to our community
and where these drainage issues already occur regularly. Having an elevated development next
to our community will leave our community compromised to erosion from the proposed
development and an excess of standing water. The addition of paved roads, curb and gutter,
hardscape, etc. will greatly increase stormwater runoff and this runoff will have no place to
drain. This will likely cause the water table in this area will increase. Our community has units
with basements adjacent to the proposed development that already experience issues with
flooding and due to the current inadequate structure previously mentioned, our residents are
concerned this will become a major issue.
The enormous size of this project will overwhelm the current traffic patterns of the
communities in the area. Based on the plans the proposed development will have three
entrances, however one of those three (the entrance on 287) will only be feasible to enter from
the Northbound side of College Ave. This means that the main traffic congestion will occur on
Trilby, which is only a two-way street with no lights and that is incapable of handling 500 more
homes adjacent to it. Another entrance is in the heart of our community on Crown Ridge Ln.
This entrance will greatly affect the ingress and egress of our community and have an
overwhelming and unpleasant effect on a community that is already part of the affordable
housing plan for the City of Fort Collins. Our affordable housing community will become less
enticing and I personally believe this goes directly against the city’s strategic affordable housing
plan. Nonetheless, at the present time the main concern is that adding this much traffic to our
ITEM 6, CORRESPONDENCE 4
Materias Updated 10.15.20 - 5:30pm Packet pg. 5
community will degrade the current infrastructure that our community is required to maintain.
There is no way to foresee the immense amount of trash, damages, and safety concerns that
the residents of Provincetowne will be susceptible to.
Changing the zoning type of this area to manufactured housing will not provide the
citizens of Fort Collins with a feasible affordable housing option. Once an individual purchases a
manufactured home the homeowner statistically does not see an increase in value of the
residence in the same way any other type of residence (i.e. multi-family, condominiums, etc.)
would. The homeowner will be at the mercy of increasing lot rent which will inevitably occur,
while at the same time the residence will depreciate at a greater rate than other types of
housing options. This is not a positive long-term solution for a homeowner or for a city that
strives to be a quality, beautiful city to live in.
ITEM 6, CORRESPONDENCE 4
Materias Updated 10.15.20 - 5:30pm Packet pg. 6
Community Development & Neighborhood Services
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522.0580
970.416.2740
970.224.6134- fax
fcgov.com
Planning, Development & Transportation
MEMORANDUM
DATE: October 14, 2020
TO: Planning and Zoning Board
TH: Paul Sizemore, Interim Director of Community Development & Neighborhood Services
Jason Holland, City Planner
FR: Maren Bzdek, Senior Historic Preservation Planner
RE: Staff Findings of Fact and Conclusions: Block 23 - Morningstar Project Compliance with
Land Use Code Section 3.4.7
As provided for in Land Use Code Section 3.4.7(F), the Landmark Preservation Commission (LPC) shall
provide a recommendation to the decision maker for development sites containing or adjacent to
historic resources, unless staff waives that requirement because the development plan would not have
an adverse effect on any historic resource on the site or within the area of adjacency and because the
development plan is compatible with the existing character of such historic resources.
The establishment of the area of adjacency for Block 23 – Morningstar is based on drawing a 200-foot
buffer around the development site, which revealed that 300 North College (outlined in red in the map
below) is the only property that is at least 50 years old and has both significance and supporting historic
to qualify it for Fort Collins landmark designation, and thus should be treated as a historic resource in
the context of development review. The existing buildings on the development site, while more than 50
years old, do not rise to a level of significance to be treated as historic resources under 3.4.7.
Because the sole historic resource within 200 feet (300 N College) is not abutting the development site,
the applicant is required to comply with only two of the six design compatibility requirements found in
ITEM 7, MEMO 1
Materias Updated 10.15.20 - 5:30pm Packet pg. 7
- 2 -
Table 1 of Section 3.4.7(E). Staff found the development site not only met this requirement, but
exceeded compliance for the requirement, by meeting five of the required standards as follows:
• Standard 1 (building width articulation into modules reflective of historic Old Town buildings)
• Standard 2 (step backs at the third story)
• Standards 3 and 4 (material compatibility, based on the extensive use of brick as a primary
cladding material on the College Avenue elevation, along with similarly scaled composite accent
materials)
• And Standard 5 (fenestration indicating a similar solid-to-void ratio and the incorporation of
multi-light windows that create window design connectivity with the historic building).
As noted above, if the development plan demonstrates compatibility based on the code requirements
and creates no adverse effect on historic resources within 200 feet, staff may waive the requirement for
a recommendation from the LPC, and has done so in this instance.
ITEM 7, MEMO 1
Materias Updated 10.15.20 - 5:30pm Packet pg. 8
1
Katharine Claypool
From:Katharine Claypool
Sent:Wednesday, October 14, 2020 11:49 AM
To:Katharine Claypool
Subject:FW: [EXTERNAL] Regarding Agenda Item: Affordable Housing Redevelopment Displacement
Mitigation Strategy
Categories:P&Z
From: Lisa Butler <medicinewoman_lrb@yahoo.com>
Sent: Wednesday, October 14, 2020 8:53 AM
To: Development Review Comments <devreviewcomments@fcgov.com>
Subject: [EXTERNAL] Regarding Agenda Item: Affordable Housing Redevelopment Displacement Mitigation Strategy
October 14, 2020
Regarding Fort Collins Planning and Zoning Board Agenda Item: Affordable Housing Redevelopment
Displacement Mitigation Strategy
While the plan makes an effort to protect affordable housing availability in the City of Fort Collins, it
does little to address the need for affordable housing since these parks already exist with nearly
maximum occupancy.
These Mobile Home Parks may continue to exist under current mixed-use zoning making rezoning
unnecessary. Restricting zoning to maintain these areas as Mobile Home Parks does not guarantee
their preservation. Parks can be closed with proper notice and relocation of the residents. However,
with restricted zoning, this land cannot be sold for other uses including affordable housing of other
types.
At least one of the parks designated for rezoning, Cottonwood, contains mobile homes that are very
old, in significant disrepair, or abandoned.
This park is extremely small and would be unlikely to be updated with new mobile homes if the
owners attempted the sale of the land.
Restricting zoning would put an undue burden on the owners of small parks which are unlikely
to attract potential new owners or developers to update them.
It is also unlikely that buyers will put new mobile homes in small parks with existing homes in
such disrepair. Increasing the likelihood of eventual closure of the park.
While Mobile Home Parks can provide low-income, single family housing they present significant
challenges to those who own them.
They have a lower rate of occupancy turnover largely because it is cost prohibitive to move or
sell them.
Owning a mobile home restricts the mobility of the occupants even when employment
opportunities are not available in the local area.
Most mobile homes are owned by the occupants but they do not appreciate in value over time.
ITEM 8, CORRESPONDENCE 1
Materias Updated 10.15.20 - 5:30pm Packet pg. 9
2
Mobile homes actually serve to increase the generational wealth gap and restrict the mobility
of their occupants.
The City of Fort Collins is dedicated to sustainable development policies. There are numerous
economic benefits to adopting planning strategies, land use practices, and regulations that foster
mixed-use development. Mixed-use zoning permits a complementary mix of residential, commercial,
and/or industrial uses in a single district. Studies show a clear connection between walkable
environments and the economic viability of a town. The area around the mobile home parks are
seeing an increase in businesses that promote a walkable environment for shopping, dining, and
entertainment. To continue this type of development, mixed-use zoning is necessary.
In summary, rezoning the mobile home parks is neither necessary nor a guarantee of preservation of
this land for low-income housing. Parks that are large enough to remain economically viable will
continue to exist. Parks that are not may still be closed but are not likely to attract redevelopment as
updated mobile home parks creating hardships for the land owners and the city alike. Furthermore,
mixed-use zoning is consistent with sustainable development policies. Restricted zoning may prevent
the development of businesses in the area which could provide local employment opportunities to low
income residents of the very parks in question.
Lisa R Butler
Fort Collins, CO
ITEM 8, CORRESPONDENCE 1
Materias Updated 10.15.20 - 5:30pm Packet pg. 10
Planning and Zoning Board,
As staff at The Family Center/La Familia who work closely with Mobile Home Park residents we would
like to strongly urge you to recommend to City Council the new Mobile Home Park Zoning District for all
qualifiable Mobile Home Parks. We are particularly involved with residents of Hickory Village and they
have played a crucial role in bringing Mobile Home Park issues to light and asking for change. Below is a
quote from a recent letter that we sent out to Council when they were originally considering the
creation of the Mobile Home Park Zoning District....
“On behalf of mobile home park residents from Poudre Valley Mobile Home Park, Hickory Village Mobile
Home Park, and Park Lane Mobile Home park who are involved with The Family Center/La Familia’s
program Mi Voz, we are writing to ask you to support protective inclusionary zoning for mobile home
parks in Fort Collins. Mi Voz focuses on mobile home park preservation and leadership development
among mobile home park residents in the Fort Collins area, ensuring this option to meet the housing
needs of Fort Collins’s diverse community.
Historically and in other cities, having mobile home park specific zoning has been noted to help preserve
mobile home parks through ensuring land availability for this specific use, and extending the timeline of
redevelopment proposals, which notifies and increases resident engagement in the cities’ processes. In
addition to strong mobile home park protective policy language, mobile home park-specific zoning
districts play a key role in the preservation of existing mobile home parks and a path towards resident-
owned communities.
Mobile home parks play a unique role in the affordable housing market, given that they provide an
option where people can own their home, have space for large families, access to small and private
yards, and autonomy to their space. Lot rent in mobile home parks ranges between $500-$700, and
mobile home parks provide access to housing regardless of proof of residency. Mobile home owners are
proud of their homes, love their communities, and find a sense of deep belonging and neighborhood
support in their mainly Spanish-speaking neighborhoods. Many families have resided in the same mobile
home parks for generations in our town, and they provide a sense of place for a population that does not
always feel welcome or included in this community. As Fort Collins strives to be an inclusive and
welcoming city to a diverse array of residents, protecting mobile home parks is a critical piece to housing
diversity that responds to cultural preferences of the Latinx immigrant community.
We believe that mobile home park communities serve a different population than other forms of
affordable housing, and if any other type of affordable housing were to replace it, then current mobile
home park residents would be displaced and most likely unable to qualify, afford, or have adequate
space in any other form of affordable unit.”
We thank you for your consideration of recommending this protective zoning for all qualifiable mobile
home parks, as we believe it strongly aligns with The City’s commitment to and prioritization of the
preservation of Mobile Home Parks in Fort Collins.
Sincerely,
The Family Center/La Familia Mi Voz Program Directors ISAAC
Fuerza Latina Alianza NORCO
ITEM 8, CORRESPONDENCE 2
Materias Updated 10.15.20 - 5:30pm Packet pg. 11
Mi nombre es Zulema Vega yo he vivido en Hickory Village Mobile Home park por 10 años quiero decir
que yo quiero preservar mi parqueadero por muchos años en el futuro y pienso que el nuevo distrito de
zonificación para los parques móviles v...
My name is Zulema Vega. I have lived in Hickory Village Mobile Home Park for 10 years. I want to say
that I want to preserve my park for many years in the future and I think that the new zone district for
the mobile home parks…
ITEM 8, CORRESPONDENCE 3
Materias Updated 10.15.20 - 5:30pm Packet pg. 12
RE: Fort Collins Planning and Zoning Board Agenda Item (Affordable Housing Redevelopment
Displacement Mitigation Strategy)
Dear City Council Members,
I am writing to voice my opposition to the proposed rezoning of multiple sites to be limited to
manufactured housing only. While I understand the need and desire for the city to promote cost
effective housing I oppose this rezoning on multiple issues:
-I do not believe that manufactured homes are in the best long-term interest of those who utilize
them. While they have lower cost to purchase, they do not appreciate as other properties do,
but rather lose value (relatively quickly) putting those who purchase them further behind over
time. I would rather see programs put in place that work to help elevate those in need as
opposed to programs that are short term gains.
-I do not believe it is fair to the landowners to restrict the use of the property in a way that could
adversely affect them. I do not know if the landowners would be compensated by the city for
any loss in value, but if so as a taxpayer I would rather see that money be used for better, longer
range solutions.
-I believe the city of Fort Collins does a great job on sustainability, but believe that promoting
manufactured homes is incongruent with that mission. While the quality of manufactured
homes has improved they are not nearly as efficient as the building codes now in effect for the
rest of the city and with much shorter life are not as sustainable.
The City of Fort Collins has been a leader in many areas such as how we address energy efficiency, land
use, sustainability, small business, innovation, etc. and have created multiple demonstration projects
that shatter the norms on what is possible. I believe this is a perfect opportunity for the city to do this
again put together a high efficiency, sustainable complex that owners can buy into and see appreciate.
By making these buildings more efficient the utility expenses can be lower further benefitting the
residents.
Thank you,
Guy Babbitt
Fort Collins, CO 80521
ITEM 8, CORRESPONDENCE 4
Materias Updated 10.15.20 - 5:30pm Packet pg. 13
Buenas noches
Les pedimos que ustedes cómo autoridades y miembros de nuestra ciudad nos ayuden a realizar una ley u
ordenanza para la preservación de nuestros parques moviles.
En estos lugares vivimos con personas con las que nos sentimos en familia y con mucha calidez emocional.
Por favor les rogamos que actúen a favor de la zonificación y nos garanticen una vivienda digna por muchos
años más.
Agradeciendo su alto grado de compromiso me despido de ustedes.
Sr. Jorge Mejía
Residente de Hickory Village
Good evening,
We ask you, as authorities and members of our city, to help us make a law or ordinance for our mobile home
park preservation.
We live in these places with people who are like our family and with whom we share a lot of emotional warmth.
Please take action in favor of zoning to ensure that we have decent housing for many years to come.
Thank you for your strong commitment. Sincerely,
Mr. Jorge Mejia
A resident of Hickory Village
ITEM 8, CORRESPONDENCE 5
Materias Updated 10.15.20 - 5:30pm Packet pg. 14
Hola mi nombre es Eva Perez Villalobos y yo vivo en Hickory Village Mobile Home Park. Yo he vivido
aquí por 6 años.Quiero decir que yo quiero preservar mi parqueadero por muchos años en el futuro y
pienso que el nuevo distrito de zonificación para los parques móviles va estar muy bien por mi
parque.Ya que puedo darles un hogar a mis hijos y prosperar en el futuro con una buena educación y
agradable vecindario. Muchas gracias de antemano por su consideración,tiempo y tomar en cuenta mi
carta.
Hello, my name is Eva Perez Villalobos and I live in Hickory Village Mobile Home Park. I've been living
here for 6 years. I'd like to inform you I want to preserve my home park for many years to come. I
think the new zoning district for mobile parks will be a good thing for my home park. After all, I can
give my children a home and they can thrive in the future with a good education and a friendly
neighborhood. Thank you in advance for your consideration and time, and for taking my letter into
account.
ITEM 8, CORRESPONDENCE 6
Materias Updated 10.15.20 - 5:30pm Packet pg. 15
Buenas tardes!!
A quien corresponda.
Por medió del presente les envío un cordial saludo esperando gocen de buena salud.
Mi correo es para pedirles su valiosa y muy apropiada intervención para que las zonificaciones se sigan
haciendo a favor que nuestros parques de casas móviles y estos se preserven por muchísimos años más.
Saben en nuestros vecindarios,nos sentimos cómodos y muy agusto son casitas muy pequeñas pero
dentro de ellas hay mucho amor y sacrificio para poder tenerlas.
Sin dudar de ustedes ponemos en sus manos nuestro futuro y un lugar seguro para seguir viviendo
cómoda y dignamente de acuerdo a nuestro alcance.
Les damos las sinceras gracias por tomarse el tiempo de leernos.
Quedamos a sus ordenes la Familia Mejia.
Que residimos en Hickory Village.
Elaine Escor
Good afternoon!
To whom it may concern,
I hope this letter finds you well.
I'm writing to ask for your valuable and pertinent intervention to ensure that the zoning continues to be
done in favor of our mobile home parks so we can preserve them for many more years.
We feel very comfortable living in our neighborhoods, even if our houses are tiny, because there's a lot
of love within them and they represent the sacrifice we made to have them.
Undoubtedly, we're placing our future in your hands and we hope we still have a safe place to live
comfortably and decently, and within our reach.
Thank you for taking the time to read our messages.
The Mejia family is at your service.
We reside in Hickory Village.
Elaine Escor
ITEM 8, CORRESPONDENCE 7
Materias Updated 10.15.20 - 5:30pm Packet pg. 16
Buenas noches estimadas autoridades de Fort collins. Por este medio me gustaria dar a
conocer que yo soy residente de un parque de casas moviles (hickory village). En esta ocacion
es mi compromiso hacerles saber a ustedes que gracias a las zonificaciones que se hacen en
la ciudad se han mantenido nuestros vecindarios y esperamos por parte de ustedes nos
ayuden a que estos duren muchos anos mas, en ellos tenemos un lugar seguro, digno y dentro
de nuestras posibilidades economicas para que nuestras familias siguan creciendo y dando
buenos frutos para nuestra ciudad. De ante mano les agradesco su tiempo y su buena voluntad
de escuchar nuestra cituacion.
Atentamente: Misdrain Perez
Dear authorities of Fort Collins, I'm writing to let you know that I'm a resident of a mobile home
park (Hickory Village). My purpose this time is to inform you that the zoning in the city has
helped to maintain our neighborhoods and we hope that you can help us make them last for
many years. There we have a safe, decent, and affordable place where our families can
continue to grow and deliver good results for our city. Thank you in advance for your time and
for listening to our situation.
Sincerely, Misdrain Perez
ITEM 8, CORRESPONDENCE 8
Materias Updated 10.15.20 - 5:30pm Packet pg. 17
A quien le corresponda, mi nombre es Yenni Rodríguez y el de mi
esposo es Jesus Corona, yo vivo en Hickory Village Mobile home park,
tengo 19 años viviendo en este lugar.
Quiero dejar saber que quiero preservar mi parqueadero por muchos
años en el futuro y pienzo que el Nuevo distrito de Zonificacacion para
los parque móviles va estar muy bien por mi parqueadero
Yo estoy muy contenta viviendo en esta área con mi familia tengo 3
hijos y son felices en este lugar, tengo el parque soft gold park cerca, las
tienda y servicios que necesitamos somos felices aquí, no es posible
para todos las personas comprar casa entre ellas, nosotros donde vivo
estoy a gusto y esta dentro de mis posibilidades muchas gracias por
considerar y tomar en cuenta mi carta
To whom it may concern, my name is Yenni Rodríguez and my
husband's name is Jesus Corona. I've been living in Hickory Village
Mobile Home Park for 19 years.
I'd like to let you know that I want to preserve my home park for many
years to come. I think the new zoning district for mobile home parks
will be a good thing for my home park.
I've been living very happily in this area with my family, I have 3
children and they're happy in this place. Also, the Soft Gold Park, stores,
and other services we need are close by, so we're happy here. Not
every family can buy a house, and we're one of them. I feel comfortable
living here and I can afford it. Thank you for considering and taking my
letter into account.
ITEM 8, CORRESPONDENCE 9
Materias Updated 10.15.20 - 5:30pm Packet pg. 18
1
Katharine Claypool
From:Katharine Claypool
Sent:Thursday, October 15, 2020 3:14 PM
To:Katharine Claypool
Subject:FW: [EXTERNAL] Public comment on City-initiated request to rezone six properties containing
manufactured housing communities
Categories:P&Z
From: Jones,David <David.Jones@ColoState.EDU>
Sent: Tuesday, October 13, 2020 3:27:54 PM
To: Development Review Comments <devreviewcomments@fcgov.com>; Sharlene Manno <smanno@fcgov.com>; Ryan
Mounce <RMounce@fcgov.com>
Cc: Jones,David <David.Jones@ColoState.EDU>
Subject: [EXTERNAL] Public comment on City‐initiated request to rezone six properties containing manufactured housing
communities
Hello
I would like to comment on this proposed action by the City. As it is described, I am against this blanket rezoning of all
six properties to the proposed new MH zone.
I have read the staff report and the attachments contained in the agenda for this meeting, and I appreciate that MH can
be part of a comprehensive solution to affordable housing needs in our community. I live at 115 North Roosevelt
Avenue, about 1 block from the Cottonwood parcel and about 3 blocks from the North Star Parcel. I prepared these
comments after walking the public streets surrounding these 2 parcels, reading over the agenda materials, speaking with
neighbors, considering my past experience and observations regarding zoning by the City, and reading about response of
Fort Collins residents to recently proposed MH developments (e.g., Sun Communities) in Fort Collins.
I disagree that MH zone as proposed is “compatible with surrounding uses”. Cottonwood has NCL on 3 sides and
North Star NCL on 2 sides. NCL is the most restrictive zoning in the city. A buffer is needed between the MH and
the NCL, the most restrictive zoning in the city. This is proposed for North Star but there is no room on any sides
for a buffer for the tiny Cottonwood parcel.
According to Recommendation #3, p. 32, 2013 City of Fort Collins Affordable Housing Redevelopment
Displacement Strategy:
Cottonwood is by far the smallest at .77 ac and does not represent a significant source of affordable housing for
the long term. The 2013 Strategy document also says that if a MH park contains less than 50 spaces, they would
be voluntary rezoned. The 2013 report shows Cottonwood as having 13 units, 12 of them owner units. The area
is not targeted for redevelopment, according to the 2013 City report.
Preserving substandard housing is not equivalent to preserving affordable housing.
ITEM 8, CORRESPONDENCE 10
Materias Updated 10.15.20 - 5:30pm Packet pg. 19
2
Apparent violation of building code and setbacks. City enforcement of existing code at Cottonwood is not
evident. For Cottonwood, the front, side and back setbacks are not met. Zoning and building codes not met at all
on some units – porches, railings, steps. Back of the lot being treated as front. City does not appear to enforce
existing code at the parks. For Cottonwood, I seriously doubt that the standards that existed prior to 2017 (when
the parcel was rezoned from Med Density Residential to LMN were ever observed or enforced. This place looks
like something I might expect out in the County somewhere, but not in Fort Collins as a small parcel surrounded
predominantly by NCL.
WRT compatibility with the surrounding area, all the other proposed MH parcels are surrounded by LMN, some
type of commercial, or a little RL. NCL up against the proposed land use in the long run is not compatible.
Neither the property owner nor the city appear to be investing at all in the properties as part of the
neighborhood and city infrastructure. Street trees have been cut down years ago and never replanted, sidewalks
substandard or don’t exist. Frankly Cottonwood is an eyesore.
It seems the City is trying to meet its goals for low income housing but what I see in the case of Cottonwood is
that the proposed change would preserve substandard housing. Many of the units appear abandoned or
unoccupied, with numerous boarded up windows or broken windows. This makes me think that the use of %
units owned is a very poor and misleading metric. The City’s documents show Cottonwood as 12 out of 13 units
owned and only 1 rented. The city says they are very interested in “reinvestment in existing mobile home parks”
(language from staff report) but I see no investment at all in this property by anyone. No wonder it appears to
have a number of unoccupied and unmaintained trailers.
Of the 2 parcels in my neighborhood I think the North Star rezone may make more sense as it already abuts commercial
on one side, and would have an LMN buffer on the south side along LaPorte Ave. However, I think incompatibility with
NCL is still a concern.
These comments are not NIMBY, as I have never been bothered by the MH parks, and have been at my current address
for over 20 years. However, I’ve always figured that in the long run, they would be redeveloped to modern standards.
Also, I guess I never realized how run down Cottonwood is. As evidenced by the lack of attention to past and current
codes and setbacks, and negligence by both the landowners and the City, I have no reason to believe that the picture
would improve or not simply continue to deteriorate under the proposed rezoning My comments do reflect on
significant differences related to the locations of these nearby parcels proposed for rezoning and implications for longer‐
term redevelopment of them and the neighborhood.
The city prevents responsible homeowners in our neighborhood from renting out basements, even if they were
historically zoned as multi‐family, ignoring the potential of rental basements that are already a big part of our
neighborhoods to be a significant source of infill and affordable housing. Yet, at the same time, the city is enabling
substandard and nonconforming uses without enforcement within the current LMN at Cottonwood. This situation and
proposal erodes trust in the ability of City staff to both adhere to the spirit or established plans or enforce existing
zoning/codes.
I appreciate the sincere effort and good work being done by the City and the opportunity to comment on this issue.
Regards
Dave
‐
David S. Jones
RA IV, Ecologist/Project Manager
Warner College of Natural Resources
Colorado State University, Fort Collins, CO 80521
Office/mobile: 970‐556‐9871
ITEM 8, CORRESPONDENCE 10
Materias Updated 10.15.20 - 5:30pm Packet pg. 20
3
ITEM 8, CORRESPONDENCE 10
Materias Updated 10.15.20 - 5:30pm Packet pg. 21
Hola, mi nombre es Maria Paramo y yo vivo en HARMONY VILLAGE MOBILE HOME PARK. yo eh
vivido aqui por 12 años.
Quiero decir que yo quiero preservar mi parqueadero por muchos años mas en el futuro y pienso que el
nuevo distrito de zonificación para los parques móviles va estar muy bien por mi parque y el lugar donde
yo vivo quiero quedarme aquí por que es el hogar de mis hijos tengo la clinica de cercas y el hospital de
emergencia y esta mi trabajo muy cercas de aqui yo soy madre soltera y tener mi trabajo cercas es un
beneficio para mi la escuela para mis hijos me funciona muy bien para mi todo esta al alcance de mis
posibilidades para mi y mi familia.
Agradezco mucho su consideración y tomar en cuenta mi carta y mis razones
Hi, my name is Maria Paramo and I live in HARMONY VILLAGE MOBILE HOME PARK. I have lived here for
12 years. I want to preserve my park for many years to come and I think that the new zoning district for
the mobile parks will be very good for my park and the place where I live I want to stay here because it is
my children's home, I have the fence clinic and the emergency hospital and my job is very close to here.
I thank you very much for your consideration and for taking my letter and my reasons into
consideration
ITEM 8, CORRESPONDENCE 11
Materias Updated 10.15.20 - 5:30pm Packet pg. 22
Hola mi nombre es Olivia Flores vivo en Hickory park e vivido en este lugar por 24 años mis hijos
crecieron en este lugar recientemente emos escuchando sobre cambios en este lugar como residente de
este lugar me gustaría que continuara cómo un lugar de casas mobiles. Gracias por tomar mi
opinión. Olivia Flores
Hello my name is Olivia Flores I live in Hickory park and have lived here for 24 years my children grew up
here recently we have been hearing about changes in this place. As a resident of this place I would like
it to continue as a mobile home place. Thank you for your consideration to my opinion. Olivia Flores
ITEM 8, CORRESPONDENCE 12
Materias Updated 10.15.20 - 5:30pm Packet pg. 23
Autoridades correspondientes!
Les envío un saludo.
Esta ocasión me dirijo a ustedes para pedir su ayuda e intervención en las zonificaciones donde se ven
involucrados los parques de casas móviles,para que nos ayuden a que no sean removidos por muchos
años más.
Esas casitas móviles son nuestro único patrimonio de años de trabajo y sacrificio.
Pero es un lugar seguro para nuestras familias.
Hemos vivido ahí por más de 20 años y si esto desaparece no tendremos a donde ir,ni un lugar que
pagar.
Gracias por leer nuestras preocupaciones,ojalá y nos ayuden a la conservación de estos espacios.
Soy Santos Hernandez de Hickory Village
Corresponding authorities!
I send you a greeting.
This time I am asking for your help and intervention in the zoning where the mobile home parks are
involved, so that you can help us not to remove them for many years to come. These mobile homes are
our only heritage of years of work and sacrifice. But it is a safe place for our families.
We've lived there for over 20 years and if this goes away we'll have nowhere to go, nowhere to pay.
Thanks for reading our concerns, hopefully they will help us to preserve these spaces.
I am Santos Hernandez from Hickory Village
ITEM 8, CORRESPONDENCE 13
Materias Updated 10.15.20 - 5:30pm Packet pg. 24
Hola mi soy la señora Chavez, yo vivo en Hickory village por varios años me gusta vivir en este tipo de
vivienda por que es lo que ajusta a nuestros presupuestos y mis hijos les gusta el area donde se
encuentra ubicado nuestro hogar y la escuela a la que asisten por que asisten a escuelas que hablan su
primer idioma el español que para nosotros es muy importante que preserven su idioma primario por
eso para nosotros es de mucha importancia zonificacion de este distrito de casas mobiles por que el
simple echo de pensar que estas casas desaparecieran sería un cambio que nos afectaría drásticamente
en todos los niveles!! agradezco la atención que preste a la misma y tomen en cuenta lo importante que
es para nosotros nuestros parques móviles!!
Hello my name is Mrs. Chavez, I live in Hickory village for several years. I like to live in this type of
housing because it is what fits our budgets and my children like the area where our home is located and
the school they attend because they attend schools that speak their first language, Spanish. That for us
is very important to preserve their primary language. The zoning of this district of mobile homes is very
important for us because of the simple fact of thinking that these houses disappear would be a change
that would affect us dramatically at all levels!! I appreciate your attention to it and consider how
important our mobile home parks are to us!!
ITEM 8, CORRESPONDENCE 14
Materias Updated 10.15.20 - 5:30pm Packet pg. 25
Hello,
My name is Claudia and I live in Hickory Village Mobile Home Park. I have lived here for 16 years. I would
like to say that I would like for my mobile home park to be preserved for many years. And I think the
new zoning district for mobile home parks will be very beneficial for my park. Because my family will be
better protected. We have lived here for 16 years and it has been great. The mobile home park is very
peaceful and nice, and we would love to be here for many more years.
I appreciate your consideration and thank you so much for taking our comments into consideration.
Thank you
ITEM 8, CORRESPONDENCE 15
Materias Updated 10.15.20 - 5:30pm Packet pg. 26
1
Katharine Claypool
From:Ted Shepard <tshepard533@gmail.com>
Sent:Thursday, October 15, 2020 10:39 AM
To:Katharine Claypool
Subject:[EXTERNAL] RE: Land Use Code Revision - Question for Noah
Categories:P&Z
Katie – thanks. And now I have another question for either Cameron or Ryan regarding MH zoning.
Question: I’m not seeing where the mobile home park at 1301 N. College is on the list. This is the M.H. park that has a
security gate and I think its geared more to older adults. Would this property also be eligible?
Thanks, Ted
Sent from Mail for Windows 10
From: Katharine Claypool
Sent: Thursday, October 15, 2020 9:10 AM
To: Ted Shepard
Subject: RE: Land Use Code Revision ‐ Question for Noah
I’ll pass this along Ted!
‐‐‐‐‐‐‐‐‐
Katharine (Katie) Claypool
Customer Service Rep II
Community Development & Neighborhood Services
City of Fort Collins
kclaypool@fcgov.com
970‐416‐4350
Tell us about our service, we want to know!
From: Ted Shepard <tshepard533@gmail.com>
Sent: Thursday, October 15, 2020 8:37 AM
To: Katharine Claypool <kclaypool@fcgov.com>
Subject: [EXTERNAL] Land Use Code Revision ‐ Question for Noah
Good morning Katie – could you pass along this question to Noah:
Regarding proposed Land Use Code revision number 11, Section 3.5.2(D)(1)(a), which would require a connecting
walkway, not exceeding 200 feet, out to the front of the lot to the public street for a carriage house that is located at the
rear of the lot:
My question has to do with lots located in the NCL, NCM zones where lots are also served by alleys.
ITEM 8, INQUIRY 1
Materias Updated 10.15.20 - 5:30pm Packet pg. 27
2
Am I correct is assuming that this requirement would not apply to Accessory Buildings with Habitable Space? These
would be the structures that are typically built on lots less than 10,000 square feet where there are no cooking facilities,
and thus not considered to be dwelling units? (And where the applicant has signed and recorded the affidavit stating
that there will be no cooking facilities.)
Thanks,
Ted Shepard
(970) 219‐1101
Sent from Mail for Windows 10
ITEM 8, INQUIRY 1
Materias Updated 10.15.20 - 5:30pm Packet pg. 28
Manufactured Housing Property Owners Outreach & Notifications Summary 10/14/20
Manufactured Housing
Community
(Owner/Company)
Outreach & Notifications (Dates)
Cottonwood
(Greg Scamehorn)
▪Informational mailed letters -- (2/4/20; 5/20/20; 7/2/20)
▪Hearing & meeting notices -- (7/16/20; 8/20/20; 10/1/20)
▪Certified letter re: rezoning – (mailed 9/18/20 – receipt confirmed)
No direct contact received for this property
Harmony Village &
Pleasant Grove
(RHP Properties)
▪Meeting w/ offsite Pleasant Grove manager Fernando – 2/13/20
▪Informational mailed letters -- (2/4/20; 5/20/20; 7/2/20)
▪Hearing & meeting notices -- (7/16/20; 8/20/20; 10/1/20)
▪Certified letter re: rezoning – (mailed 9/18/20 – no receipt confirmation)
▪Email & phone correspondence with Colby Wilson (May-July)
▪Unreturned email & phone correspondence with Mack Gembis (Sept-Oct)
Correspondence with Colby Wilson indicated the new MH district and rezoning
were similar to mobile home park zoning the company operates within other
jurisdictions.
Hickory Village
(Keith Cowan)
▪MHC owner/manager meeting – 1/15/20
▪Meeting w/ manager Derald – 2/11/20
▪Informational mailed letters -- (2/4/20; 5/20/20; 7/2/20)
▪Hearing & meeting notices -- (7/16/20; 8/20/20; 10/1/20)
▪Certified letter rezoning – (mailed 9/18/20 – receipt confirmed)
▪Email & phone correspondence with Keith Cowan (May-Sept)
Property owner recognizes changes in zoning and is very familiar with prior
mobile home park zoning on this property.
North Star
(Peter Goldstein)
▪Informational mailed letters -- (2/4/20; 5/20/20; 7/2/20)
▪Hearing & meeting notices -- (7/16/20; 8/20/20; 10/1/20)
▪Email & phone correspondence with Peter Goldstein (May-Oct)
▪Zoom meeting re: rezoning – 9/15/20
Property owner indicated concern about rezoning, especially for the commercial
frontage along Laporte Avenue which houses non-residential uses.
Skyline
(Sun Communities)
▪Informational mailed letters -- (2/4/20; 5/20/20; 7/2/20)
▪Hearing & meeting notices -- (7/16/20; 8/20/20; 10/1/20)
▪Email & phone correspondence with Lisa Felix (May-Oct)
▪Zoom meetings re: MH zone district & rezoning – 5/15/20; 9/17/20
Property owner provided letter in opposition to rezoning and indicated a
preference to keep the frontage of single family detached dwellings and duplex
as LMN zoning.
ITEM 8, SUMMARY 1
Materias Updated 10.15.20 - 5:30pm Packet pg. 29
1
Katharine Claypool
From:Noah Beals
Sent:Friday, October 9, 2020 4:46 PM
To:beatrice.s.krummholz@gmail.com
Cc:Development Review Comments; Kacee Scheidenhelm
Subject:2020Land Use Code Changes
Follow Up Flag:Follow up
Flag Status:Flagged
Hello Beatrice,
Thanks, for sending comments. We will certainly send these comments on to the Planning and Zoning Board for the
public hearing. Please let us know if you have more questions about the code changes.
Beatrice Krummholz
Comments
I am concerned about the "affidavit" for an extra kitchen. Too many houses throughout the city have illegal
apartments/Airbnb's. Letting people just sign an affidavit saying their not using these as apartments or vacation rentals
is not good enough.
I also thing the most strict definition of a wetland (the US fish and wildlife definition) should be used not the Army Corps
of Engineers.
Thank you
Kind Regards,
Noah Beals
Interim Development Review Manager | City of Fort Collins
970 416-2313
ITEM 9, CORRESPONDENCE 1
Materias Updated 10.15.20 - 5:30pm Packet pg. 30
1
Katharine Claypool
From:Ted Shepard <tshepard533@gmail.com>
Sent:Thursday, October 15, 2020 8:37 AM
To:Katharine Claypool
Subject:[EXTERNAL] Land Use Code Revision - Question for Noah
Good morning Katie – could you pass along this question to Noah:
Regarding proposed Land Use Code revision number 11, Section 3.5.2(D)(1)(a), which would require a connecting
walkway, not exceeding 200 feet, out to the front of the lot to the public street for a carriage house that is located at the
rear of the lot:
My question has to do with lots located in the NCL, NCM zones where lots are also served by alleys.
Am I correct is assuming that this requirement would not apply to Accessory Buildings with Habitable Space? These
would be the structures that are typically built on lots less than 10,000 square feet where there are no cooking facilities,
and thus not considered to be dwelling units? (And where the applicant has signed and recorded the affidavit stating
that there will be no cooking facilities.)
Thanks,
Ted Shepard
(970)219‐1101
Sent from Mail for Windows 10
ITEM 9, INQUIRY 1
Materias Updated 10.15.20 - 5:30pm Packet pg. 31
October 14, 2020
City of Fort Collins
Planning and Zoning Board
Re: Emergency Services and Alley Access
Members of the Board:
The PFA has received an inquiry regarding addressing requirements and alley access as it relates to
carriage house-type projects. We appreciate the Board’s interest in keeping our codes practical and
attainable for the public, while still protecting public safety and supporting efficient Emergency Services
response times.
Currently, the PFA does not support allowing new carriage houses to provide access from alleys for the
following reasons:
-Private alleys have not been designed to support Emergency Vehicle loads (up to 40 tons),
widths (16’ minimum), and maneuvering requirements (ie: hammer heads, turnarounds,
pullouts).
-Per GIS addressing standards, carriage houses are addressed from the street of the main
residence on the property. Since many alleys are private, they are not named and so would not
support property addressing.
-Emergency response systems will direct first responders to the mapped address according to
the GIS data. This will take responders to the public street side of the property.
-Alleys are not necessarily publicly owned or maintained, bring many potential access issues,
such as:
o Blocked access from parked vehicles, dumpsters, etc.
o Impassible conditions due to lack of maintenance or snow removal
o Lack of street lighting to identify buildings and driveways
-In Fire response, hydrants are located along public streets and not alleys. Access for quick
hydrant connection is critical and cannot always be achieved from alleys
The PFA thanks for Board for hearing our concerns regarding this issue.
Sincerely,
Sarah Carter
Assistant Fire Marshal
Poudre Fire Authority
102 Remington Street
Fort Collins, CO 80521
970-416-2864
sarah.carter@poudre-fire.org
ITEM 9, RESPONSE 1
Materias Updated 10.15.20 - 5:30pm Packet pg. 32