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HomeMy WebLinkAboutPlanning and Zoning Commission - MINUTES - 10/17/2024Julie Stackhouse, Chair Virtual Hearing Adam Sass, Vice Chair City Council Chambers Russell Connelly 300 Laporte Avenue David Katz Fort Collins, Colorado Shirley Peel Ted Shepard Cablecast on FCTV, Channel 14 on Connexion & York Channels 14 & 881 on Comcast The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224- 6001) for assistance. Regular Hearing October 17, 2024 Chair Stackhouse called the meeting to order at 6:00 p.m. Roll Call: Stackhouse, Connelly, Peel, York, and Shepard Absent: Sass and Katz Staff Present: Matsunaka, Vidergar, Frickey, Winslow, Myler, Beals, Mapes, Betley, Gilchrist Chair Stackhouse provided background on the Commission’s role and what the audience could expect as to the order of business. She described the role of the Commission and noted that members are volunteers appointed by City Council. The Commission members review the analysis by staff, the applicants’ presentations, and input from the public and make a determination regarding whether each proposal meets the Land Use Code. She noted that this is a legal hearing, and that she will moderate for civility and fairness. Agenda Review Planning Manager Clay Frickey reviewed the items on the Consent and Discussion agendas stating all items will be heard as originally advertised. Public Input on Items Not on the Hearing Agenda None. Planning and Zoning Commission Minutes Consent Agenda: 1. Hub on Campus Vested Rights Extension, FDP180011 This item is a request for an extension of vested rights for the Hub on Campus, FDP180011 (parcel #9715444001). This is an approved project for 143 units of multi-family housing and 7,931 square feet of commercial space that was under development, which has stopped. Staff has previously approved two extensions of the vested rights period. The Planning and Zoning Commission also approved a one-year extension and the applicant is now seeking an additional one year extension from the Planning and Zoning Commission. The site is within the Community Commercial (CC) and Medium- Density Mixed-Use Neighborhood (MMN) zone districts. The vested rights extension request is subject to Planning and Zoning Commission (Type 2) Review. Commissioner York made a motion to approve the Consent Agenda for the October 17, 2024 hearing as originally advertised. Commissioner Shepard seconded the motion. Yeas: Shepard, Connelly, York, Peel, and Stackhouse. Nays: none. THE MOTION CARRIED. Discussion Agenda: 2. Tapestry Project Development Plan w/Addition of a Permitted Use, PDP240001 Tapestry is a proposed 140-unit condominium development with 30 deed-restricted affordable units for Habitat for Humanity, which makes ‘Affordable Housing Project’ under the Land Use ulti-family residential is not listed as a permitted use in Industrial zone Fort Collins Habitat for Humanity 131 E. Lincoln Ave., Suite 200 APPLICANT: Russell + Mills Studios Fort Collins, CO 80524 STAFF ASSIGNED: Recommendation: Approval Frickey noted there have been three pieces of public input received since the Board packet was published. Spanish interpretation options were discussed. Staff Presentation Clark Mapes, City Planner, discussed the location of the site which has frontage along 3rd Street and Buckingham Street, noting it is within the Industrial zone district; therefore, an addition of a permitted use will be required to allow for the multi-family use. Mapes discussed the varied context of the area and provided a site plan image. Mapes provided additional information on the addition of a permitted use (APU) Code provisions, noting it would allow for this use on this site with this specific plan only. He noted the focus of the criteria for approval of an APU is mitigation between the proposed use and other uses in the zone district, and he further detailed the criteria, noting staff does not see any impacts that would be an issue with the criteria. Mapes stated the proposed use is appropriate in the location partly because it has long been recognized as a residential-industrial transitional interface area, which started with the adopted 2005 Northside Neighborhoods Plan. Applicant Presentation Pat McMeekin, Hartford Homes President of Land Development, introduced team members: the Odell family which donated the land; Habitat for Humanity, represented by Kristin Candella and Sara Coatts; current landowner, Hartford Homes, represented by himself and Jamie Thorpe; RVI, formerly known as Russell + Mills, represented by Shelly LaMastra; EPS Engineering, represented by Stephanie Thomas; and Rollins Consulting, represented by Ruth Rollins. McMeekin commented on the need for missing middle and affordable housing which this project seeks to provide. Kristin Candella, Habitat for Humanity, stated 20% of the Tapestry units are reserved for Habitat for Humanity, which allows homeowners to build and buy their own homes that are 90-year deed restricted. Candella discussed the role of Habitat for Humanity and its volunteers and partners in the community. She noted Hartford Homes is donating all of the site development costs on the donated land, thereby making the project affordable to homeowners. Shelly LaMastra, RVI Planning, discussed the project site and noted the Tapestry project does not take up the entire parcel. LaMastra showed photos of the site and stated that the beet tailings that are present will be removed bringing the property down to street level. LaMastra discussed the APU criteria and how the request meets those criteria, including that the use is appropriate for the zone district, that the proposed use conforms to the basic characteristics of the zone district and other permitted uses, that the location size and design is compatible with minimal negative impact, and that the proposed use does not change the predominant character of the area. LaMastra discussed the four neighborhood meetings that have occurred during the planning process, during which concerns about parking and truck traffic along 3rd Street were discussed. LaMastra noted the project has been reconfigured to address neighborhood concerns and discussed the proposed site plan, which includes a central park area, thorough pedestrian connectivity, and surface and garage bike parking. LaMastra discussed the proposed architectural styles, craftsman and farmhouse, and noted the color palette was carefully chosen for compatibility with the residences across the street. LaMastra also outlined the street network and associated requirements for fire truck access and design, and also discussed the stormwater detention plan. LaMastra outlined the four modification requests for the project, the first of which would reduce the number of provided parking spaces to the amount allowed by the new Land Use Code, though this project is being evaluated under the old Land Use Code. The second modification request relates to the placement of ornamental trees rather than canopy trees and at a lesser number than what would otherwise be required. LaMastra stated the project cannot meet the 50% canopy tree requirement due to the existing water line on Buckingham; however, the overall site has more trees in total, which is more than the overall requirement. LaMastra discussed the modification request related to building variation and noted the Code requires a project with seven or more buildings to have three distinct building designs. This project has seven buildings and proposes only two distinct building designs because one would never see more than two buildings at a time from any street frontage. Commission Questions Commissioner Shepard asked about the improvements on the south side of Logan Avenue and questioned whether they were necessary given the vacant parcel on the other side. Mapes replied the site plan shows a complete street. Jamie Thorpe, Hartford Homes, replied the plan is to build the curb, gutter, and sidewalk, with a temporary reseed for the portions adjacent to tracts A and B which are future development parcels. Thorpe stated trees are not proposed as irrigation would need to be unplugged and redeveloped with the later sites. Commissioner Connelly requested an estimate of the cost of the deed restricted units and non-deed restricted units. McMeekin replied they are still working on pricing, but the goal for the non-deed restricted units would be high $300,000 to low $400,000. Candella stated Habitat bases its home prices on the income of the buyer, but they are typically between $200,000 and $250,000. Chair Stackhouse asked if Habitat will build any of the physical buildings or will just do interior improvements. Candella replied Habitat will do interior improvements and finishing work; therefore, the sweat equity from the buyers will happen in that regard and in other neighborhoods. Chair Stackhouse asked if the Habitat units will be intermixed with the other units. Candella replied in the affirmative. Commissioner Peel asked about the AMI calculations. Candella replied Habitat works with individuals between 45% and 80% of the AMI, which is about $50,000 to $87,000 for a family of four, which has increased due to building cost increases over the past five years; however, there is a hope that may be able to be decreased to a lower AMI for the condo product. Commissioner Shepard asked if the one-story garages are detached from the three-story buildings. LaMastra replied they are attached with the building having units on the street side and garages with units above them on the back. Commissioner Shepard asked about the distance between the back of the sidewalk and the face of the buildings. LaMastra replied the distance varies between about six and twelve feet. Chair Stackhouse asked if tracts A and B will remain with industrial zoning. Mapes replied in the affirmative but noted those parcels are still within the residential-industrial interface area. Thorpe stated Odell Investments, LLC is the landowner of the brewery and those two tracts; therefore, Hartford Homes cannot speculate on what the plans are for those parcels. Chair Stackhouse asked if there could be issues with an industrial use so close to a residential use. Mapes replied any parcel of land without an approved plan may have speculation as to the future use, however, there is no approved plan for those parcels. Additionally, Mapes noted the industrial zoning allows many uses that do not have an industrial impact, and any future proposal would need to be analyzed for compatibility. Frickey noted any new industrial use proposed to abut existing residential uses would have additional scrutiny under the Land Use Code. Mapes noted there are specific buffer yard standards between industrial and residential uses in the Code. Commissioner Shepard asked about the breezeway stairwell lighting noting there was a previous apartment complex that drew complaints from an abutting neighborhood due to bright stairwell lighting. LaMastra replied all of the stairwells are enclosed, not open breezeway stairwells. Public Comment Kate Conley stated condominiums are an important component of missing middle housing and are virtually non- existent in Fort Collins. Conley urged the Commission to approve the project. Daniel Espinoza, Legacy Church, stated housing is needed in the area, particularly affordable housing, and urged the Commission to approve the project. Matthew Behunin expressed support for the project and urged the Commission to approve it. Gayle Kwan expressed concern about traffic impacts in the neighborhood and suggested incorporating a narrow roundabout at Logan and 3rd to prohibit large trucks from going down 3rd Street. Kwan also expressed concern about spillover parking from Odell Brewery. Erica LaBath stated she will be a future Habitat homeowner and commented on the need for affordable housing in Fort Collins. Antonio Barbera questioned the APU criteria. He agreed there is a need for middle housing and Habitat housing, but expressed concern about potential parking impacts for the existing neighborhood and stated the metal recycling facility that is nearby will negatively impact the residents of the proposed project. Travis Slisher, resident of the Buckingham neighborhood, expressed support for the project and urged the Commission to approve it. Connor Flynn expressed support for the project and urged the Commission to approve it. Flynn asked about transit and multi-modal access for the development. August-Carter Nelson opposed the construction of affordable housing. *Secretary’s Note: The speaker clarified after the meeting that this comment was made in jest and that he was in fact speaking in support of the topic. Carol Cochran concurred with Travis Slisher’s comments and urged the Commission to approve the project. Teri (no last name given) stated the construction of her Habitat home was the beginning of a strong journey for her family and stated the stability of home ownership has provided a sense of security for herself and her children. Jeremiah (no last name given) expressed support for the project and stated the growth of the community will be stunted without adequate housing. Em Myler read a comment from Corkie Odell expressing support for the project and urging the Commission to approve it. Em Myler read a comment from Ann Hutchison expressing support for the project and urging the Commission to approve it. Staff Response Mapes stated the APU criteria lend themselves to be interpreted to be consistent with this type of APU. In terms of noise, Mapes stated staff only evaluates the proposal for impacts on surrounding uses, and did not find any negative impacts of the project. Steve Gilchrist, Traffic Operations, stated there are bike lanes on Buckingham and Lincoln and bus stops on the Lincoln Avenue corridor. Additionally, he stated the additional traffic the project will create lies within level of service standards, but noted neighbors could work with the neighborhood traffic mitigation program if issues arise. Applicant Response Thorpe stated Hartford Homes has offered to donate the cost of two speed bumps to the City for any desired traffic calming. Gilchrist noted the neighborhood would need to be in agreement with the placement of any type of traffic calming devices. Thorpe noted the 4th Street design can accommodate brewery trucks coming south into the brewery property so 3rd Street would not need to be used. Gilchrist stated a traffic signal at Lemay and Buckingham was planned with a capital project and work is being done on that now. Commission Questions / Deliberation Commissioner Shepard asked if it would be possible to prohibit all truck traffic on 3rd Street. Gilchrist replied that is not something that is typically done unless there is a physical design issue. Commissioner Shepard asked if it is illegal in Fort Collins to have an unmuffled engine break. Gilchrist replied in the affirmative. Commissioner Shepard commended the applicant presentation and discussed the criteria in Land Use Code Section 1.3.4 for the APU. He asked if clarifications regarding those criteria will be added to the Code at the next opportunity. Mapes replied it is on a list for inclusion with some other items. Commissioner Shepard stated he believes the project meets the APU criteria as presently written. Commissioner Connelly concurred the APU criteria are satisfied as the use will not create any additional negative impacts on the area. Commissioner Peel commended the project and stated she asked about the AMI due to concerns about placing lower-income housing in an industrial area. Commissioner York concurred housing has traditionally been stratified based on economic standards in communities throughout the world; however, this project includes landscape buffering and the units have been oriented to face away from industrial uses. In terms of truck traffic, he stated that can be expected on any road in the city. Additionally, he stated traffic impacts may be minimized given the close access to bike lanes and transit. Chair Stackhouse stated there are a number of housing developments going in this part of town and suggested the area may be becoming more residential than industrial. She stated the criteria for the APU are met. Commissioner Shepard commented on Section 20 of the Municipal Code related to nuisances and stated there are rules and regulations for all types of impacts in the city, including noise, and those tools can be used to address some of the compatibility issues should they arise. Commissioner York made a motion that the Fort Collins Planning and Zoning Commission approve the requested Tapestry Project Development Plan, PDP240001, with the addition of permitted use consistent with the standards in Article 1 of the Land Use Code to allow a multi-family residential use on the site, notwithstanding current industrial zoning. The Commission finds that the additional permitted use would not be detrimental to the public good, and the following criteria is met: without impairing the intent and purpose of the Land Use Code, the granting of the additional permitted use would substantially address important community needs for affordable housing in furtherance of City Plan policy objectives, and otherwise meets the requirements of Section 1.3.4. This decision is based upon the agenda materials, the information and materials presented during the work session and this hearing, and the Commission discussion. Further, this Commission hereby adopts the information, analysis, findings of fact, and conclusions regarding this modification contained in the staff report. Commissioner Peel seconded. Yeas: Peel, Connelly, York, Shepard, and Stackhouse. Nays: none. THE MOTION CARRIED. Commissioner Shepard expressed support for the parking modification of standards. Commissioner York also expressed support for the parking modification of standards. Chair Stackhouse expressed support for the proposed modification requests and stated making some accommodations for affordable housing seems quite reasonable. Commissioner Shepard noted the project was challenged with existing conditions on 3rd Street and Buckingham regarding street trees and stated the solution was practical and the street tree standard never envisioned these conditions. Commissioner York made a motion that the Fort Collins Planning and Zoning Commission approve the requested Tapestry Project Development Plan PDP240001 modifications of standard consistent with the standard in Article 3 of the Land Use Code to allow reducing the parking spaces required under Section 3.2.2(K)(1), and substantially meets the criteria of Section 2.8.2(H)(1), (2), and (4), adjusting the number of street trees required in Section 3.2.1(D)(2), and substantially meets the criteria of Section 2.8.2(H)(2) and (3), and adjusting the number of full trees required under Section 3.2.1(D)(1), and substantially meets the criteria of Section 2.8.2(H)(1)-(4), and reducing the number of different building designs required under Section 3.8.30(F)(2), and substantially meets the criteria of Section 2.8.2(H)(1) and (2). The Commission finds the modifications would not be detrimental to the public good, and the following modification criteria is met without impairing the intent and purpose of the Land Use Code, the granting of these modifications would substantially address the important community need to provide affordable housing in furtherance of the City Plan policy objectives and the strict application of Sections 3.2.1(D), 3.2.2(K), and 3.8.30(F) would render the project practically infeasible. This decision is based upon the agenda materials, the information and materials presented during the work session and this hearing, and the Commission discussion. Further, this Commission hereby adopts the information, analysis, findings of fact, and conclusions regarding these modifications contained in the staff report. Commissioner Peel seconded. Yeas: Peel, Connelly, York, Shepard, and Stackhouse. Nays: none. THE MOTION CARRIED. Commissioner Shepard commented on the project’s compliance with the Northside Neighborhoods Plan which identifies the subject property as industrial/residential interface and referenced the staff report’s findings of fact related to the project’s compliance with the general development standards. Commissioner Connelly stated this project is an important step toward satisfying a huge need in the community and noted the traffic study showed the project would not increase traffic beyond the capacity of the roads. Commissioner Peel commended those who have donated land for affordable housing projects, including the Odell family, and stated the fact that the area is becoming more residential in nature eased her concerns about the placement of affordable housing in industrial areas. She commended the project overall. Commissioner York stated he would support the project and commended the way the entities engaged in the project have worked together. Chair Stackhouse commended the proposal and the way the entities have worked together. Commissioner Connelly made a motion that the Fort Collins Planning and Zoning Commission approve the Tapestry Project Development Plan PDP240001. The Commission finds that the project complies with all applicable Land Use Code requirements. This decision is based upon the agenda materials, the information and materials presented during the work session and this hearing, and the Commission discussion. Further, this Commission hereby adopts the information, analysis, findings of fact, and conclusions regarding this project contained in the staff report. Commissioner Peel seconded. Yeas: Peel, Connelly, York, Shepard, and Stackhouse. Nays: none. THE MOTION CARRIED. Chair Stackhouse thanked the applicant for a thorough presentation and thanked those who spoke. For more complete details on this hearing, please view our video recording located here: https://www.fcgov.com/fctv/video-archive.php?search=PLANNING%20ZONING Other Business None. Adjournment Chair Stackhouse moved to adjourn the P&Z Commission hearing. The meeting was adjourned at 8:25 pm. Minutes respectfully submitted by Melissa Matsunaka. Minutes approved by a vote of the Commission on: December 19, 2024.