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Home My WebLink About07/11/2025 - Planning and Zoning Commission - AGENDA - Work SessionPLANNING & ZONING COMMISSION WORK SESSION 281 N. College Ave, 1st Floor Conference Rooms Zoom – See Link Below • CALL TO ORDER • ROLL CALL 1. Draft Minutes for P&Z May 15, 2025 Hearing 12:00 – 12:05 Discussion: 2. Natural Areas Strategic Framework (Smith, Feder) 3. AXIS International Academy – SPA250002 (Mapes) 12:05 – 12:55 • Land Use Code Updates (Keith, Tatman-Burruss, Beals) • Tree Mitigation Policy (Milewski, Boot) 12:55 – 1:50 Participation for this Planning & Zoning Commission Work Session will be in person at 281 N. College Ave, 1st Floor Conference Rooms. You may also join online via Zoom, using this link: https://fcgov.zoom.us/j/94653158022 Online Public Participation: The meeting will be available to join beginning at 11:45 am, July 11, 2025. Participants should try to sign in prior to the 12:00 pm meeting start time, if possible. No public comments are allowed at the Work Session. If you’d like to make a public comment, you may participate at the Regular Hearing, July 17, 2025. To participate: • Use a laptop, computer, or internet-enabled smartphone. (Using earphones with a microphone will greatly improve your audio). • You need to have access to the internet. • Keep yourself on muted status. Masks Strongly Recommended in Indoor Public Spaces While there are currently no public health orders in place, Larimer County Public Health officials strongly recommend that well-fitting, high-quality masks are worn in crowded indoor spaces. For more information, please visit fcgov.com/covid PLANNING & ZONING COMMISSION WORK SESSION Commission Topics: • Upcoming Hearing Calendar (Frickey) • Commission Updates (Frickey) • Public Engagement Updates (Myler) 1:50 – 2:15 • ADJOURNMENT Headline Copy Goes Here • July 11, 2025 The Future of Commercial Corridors and Centers Land Use Code Updates Headline Copy Goes Here 2 Agenda • Review feedback from City Council 2x1 Sessions • Review Materials and Feedback from July 8th City Council Work Session • Discuss Project Timeline 1 2 LAND USE CODE UPDATE Headline Copy Goes Here 3 The following slides were presented to City Council on July 8 th Headline Copy Goes Here 4 Questions 1. What questions do Councilmembers have regarding the proposed Land Use Code changes? 2. What feedback do Councilmembers have on the timeline or other considerations for the Land Use Code update? 3 4 LAND USE CODE UPDATE Headline Copy Goes HereWhat is the Focus of this update? The Future of Commercial Corridors and Centers: Land Use Code Updates The Future of Commercial Corridors and Centers is focused on updating the Land Use Code governing commercial zone districts, corridors and development standards to ensure they align with current city policies and community needs. •Advancing the City’s 15-Minute City goals •Aligning with existing City policy plans •Balancing desired outcomes •Adding clarity to the City's Development Review Process 5 Headline Copy Goes Here 6 Structure Plan P P P P P P Priority Place Types Designated in City Plan 5 6 LAND USE CODE UPDATE Headline Copy Goes Here 7 Purpose of the Land Use Code Updates: To Align the LUC with Adopted City Plans and Policies Headline Copy Goes Here Project Schedule & Public Process 8 7 8 LAND USE CODE UPDATE Headline Copy Goes Here 9 Timeline 2024 DecemberNovemberOctoberSeptember 2025 JulyJuneMay AprilMarchFebruaryJanuary Project Work Begins Focus Groups StartCommunity Engagement Kick-Off Staff and Consultant Code Iteration Finalize Scope Draft Refinement Council Work Session Council Work Session Council Work Session Focus Group Summary Headline Copy Goes Here Guiding Principles and Project Focus 10 9 10 LAND USE CODE UPDATE Headline Copy Goes Here 11 Council Priority Council Priority No. 1:Operationalize City resources to build and preserve affordable housing Council Priority No. 3: Advance a 15-minute city by igniting neighborhood centers Council Priority No. 4:Pursue an integrated, intentional approach to economic health Council Priority No. 8:Advance a 15-minute city by accelerating our shift to active modes Guiding Principles Enable more housing and mixed-use buildings, especially along roads with frequent bus service Create resilient commercial and employment centers that are adaptable to future needs Create clearer building and site design standards that promote transit use, walking, and rolling along roads with frequent bus service Improve predictability of the Land Use Code, especially to support small business owners Updated after November Work Session Updated after November Work SessionAc t i v e M o d e s 8 Af f o r d a b l e h o u s i n g 1 Ec o n o m i c H e a l t h 4 Ig n i t e N e i g h b o r h o o d Ce n t e r s 3 Headline Copy Goes Here 12 Transit Oriented Development Overlay •Purpose of TOD Overlay: Modify the underlying zone districts south of Prospect Road to encourage land uses and densities that enhance and support transit. • The TOD Overlay offers height bonuses if projects meet various criteria. • However, with current market conditions, the incentives offered by the TOD Overlay are not economically feasible for producing mixed-use development. • Permitted land uses in the TOD: gas stations, self-storage, drive-thru restaurants, drive-thru pharmacies, car washes, drive-thru banks & credit unions, amongst others. • Some currently allowed uses may not align with the vision of the TOD overlay. Enable more housing and mixed-use buildings, especially along roads with frequent bus service 11 12 LAND USE CODE UPDATE Headline Copy Goes HereRecommended Land Use Code Changes 13 Guiding Principle: Enable more housing and mixed-use buildings, especially along roads with frequent bus service. Current Code • Standalone residential is limited to 4 stories in the General Commercial zone district • TOD allows three types of bonuses: • 1 Story bonus for Residential Mixed-Use Building. • 2 Story bonus for Residential Mixed Use and Affordable Housing • 3 Story bonus for Residential Mixed Use, Affordable Housing and Structured Parking • Many standalone auto-oriented uses are allowed within the TOD • Parking requirements for nonresidential uses include a parking minimum and a parking maximum Proposed Changes • Allow 5-story standalone residential within the General Commercial zone • Subdivide the existing TOD to better respond to different contexts • Limit new gas stations within 1000’ of MAX Stations, other gas stations, and Convenience stores with fuel sales in specified subareas of the TOD • Eliminate parking minimums in the TOD • Retain maximums for surface parking, minimize or hide impacts of surface parking through form and design • Require additional design standards for auto-oriented uses Example • A project within General Commercial (CG) Zone District and within the TOD could be up to 8 stories if all bonuses applied • Could be up to 5 stories as standalone residential • No parking minimums required for commercial and already no parking minimums for multi-unit buildings (State law) Headline Copy Goes Here 14 Spectrum of Options Retain Existing Standards Enables less Housing and Mixed-Use in Transit Corridors Tensions: Not achieving Council or Other City Priorities Residential • Allow 5-story standalone residential Auto-Centric Uses • Limit certain auto-centric uses Parking • Eliminate parking minimums in the TOD • Retain maximums for surface parking • Subdivide the existing TOD Overlay to better respond to existing context Residential • Standalone residential is limited to 4 stories in the General Commercial zone district Auto-Centric Uses • No limitation on any permitted uses within the TOD Parking • Retain parking minimums and maximums for non-residential uses Current Draft Code Residential • Allow a different base height for standalone residential in the General Commercial zone Auto-Centric Uses • Disallow new auto-oriented uses Parking • Eliminate parking minimums everywhere (including and outside the TOD) Guiding Principle: Enable more housing and mixed-use buildings, especially along roads with frequent bus service Enables more Housing and Mixed-Use in Transit Corridors Tensions with Council or Other City Priorities Options to Dial Further 13 14 LAND USE CODE UPDATE Headline Copy Goes Here 15 Harmony Corridor & Employment Zones Employment Zoning in Fort Collins - Employment (E) - Harmony Corridor (HC) •Secondary Uses: • Residential uses (with some exceptions) • Convenience shopping centers • Standard restaurants • Limited indoor recreation use and facility • Child Care Centers • And Others •Primary Uses: • Offices, financial services & clinics • Long term care facility • Medical centers/clinics • Light industrial • Mixed-use Dwellings • And Others Create resilient commercial and employment centers that are adaptable to future needs The Harmony Corridor District is intended to implement the design concepts and land use vision of the Harmony Corridor Plan - that of creating an attractive and complete mixed-use area with a major employment base.Mulberry Vine Prospect Drake Horsetooth Harmony Trilby Ta f t Sh i e l d s Co l l e g e Le m a y Ti m b e r l i n e Zi e g l e r • Current primary/secondary use requirements could impair mixed-use corridor strategies and policies. • Demand for new office space has continued to decline following the COVID-19 Pandemic. Headline Copy Goes HereRecommended Land Use Code Changes 16 Guiding Principle: Create resilient commercial and employment centers that are adaptable to future needs. Current Code • Harmony Corridor and Employment districts require a 75:25 split for primary/secondary uses • Standalone residential is currently limited • Calculating the ratio is currently confusing and cumbersome • Consistent methodology for ratio calculation is not codified Proposed Changes • Allow a 50:50 primary/secondary use split • Allow standalone residential to replace existing parking lots • Codify primary/secondary use split • Allow greater flexibility for mixed-use buildings Example • Harmony Tech Park is currently maxed out for secondary uses • Proposed changes would open substantial area of land for housing • Maintains importance of employment land, but increases mix of uses (particularly housing) • Advances 15-minute city goals for mixed-use development 15 16 LAND USE CODE UPDATE Headline Copy Goes Here 17 Spectrum of Options Retain Existing Standards Enables less adaptability and resilience in employment centers Tensions: Not achieving Council or Other City Priorities • Adjust primary/secondary use ratio to 50:50 • Increases ability for more secondary uses (housing) • Retain primary/secondary use ratio as-is (75:25) • Very limited additional secondary uses built (housing) Current Draft Code • Eliminate primary/secondary use ratio • Adjust to a different ratio Guiding Principle: Create resilient commercial and employment centers that are adaptable to future needs Enables more adaptability and resilience in employment centers Tensions with Council or Other City Priorities Options to Dial Further Headline Copy Goes Here 18 Building Types & Design Standards • The LUC currently does not include non-residential building types or provide additional configurations of mixed-use buildings (Article 3 of the LUC) • Article 5 of the LUC (General Development and Site Design) includes the standards that influence building placement and site design, building standards, circulation and connectivity standards, bus stop design standards, etc. –standards that influence the pedestrian, multi-modal, and transit experience. Create clearer building and site design standards that promote transit use, walking, and rolling along roads with frequent bus service 17 18 LAND USE CODE UPDATE Headline Copy Goes Here 19 Recommended Land Use Code Changes Refine Mixed-Use Building Type/Develop new Non-Residential Building Types Headline Copy Goes Here 20 Recommended Land Use Code Changes Consolidate, clarify, and update building standards 19 20 LAND USE CODE UPDATE Headline Copy Goes Here 21 Recommended Land Use Code Changes Consolidate, clarify, and update building standards Headline Copy Goes Here 22 Change of Use Process • A change of use means the act of changing the occupancy of the building or land to a different use • Under the current process, businesses are required to comply with the LUC, with a few exceptions • Traditionally, the Land Use Code has relied on an 'all-or-nothing' approach to site upgrades • The Director may grant a waiver for a few standards only Improve predictability of the Land Use Code, especially to support small business owners 21 22 LAND USE CODE UPDATE Headline Copy Goes HereRecommended Land Use Code Changes 23 Guiding Principle: Enable more housing and mixed-use buildings, especially along roads with frequent bus service. Proposed Changes • Clarify the definitions of minor and major amendments and codify micro- amendments (not currently defined in the LUC) • Clearly delineate when no amendment, a micro, minor, or major amendment is required. • Eliminate the concept of a separate ‘change of use’ process and restructure process and upgrade requirements based on whether site or building changes are proposed. If no changes are proposed to the site or exterior of the building, site upgrades are not required. • Specific site improvements are based on level of review required (micro, minor or major amendment) Example MOD Pizza - 1013 Centre Ave • Former gas station converted to pizza restaurant • Went through minor amendment With proposed changes: • Project could have proceeded to tenant finish/building permit without requiring a minor amendment • Subsequent updates like building expansion or site changes would require a minor amendment Other Change of Use Options Studied • Require site upgrades based on the cost of the proposed project • Developing improvement plans that could be applied over time 2014 2025 Headline Copy Goes HerePotential Impact of Code Updates 24 Preliminary Analysis of 2023 Data: • There were 152 Minor or Micro- Amendments in 2023 • If the proposed updates to the change of use process were in place: •Around 35% of those amendments would shift down a level of review or not require a development review process at all 23 24 LAND USE CODE UPDATE Headline Copy Goes Here 25 Timeline 2026 January 2025 DecNovOctSepAugustJulyJuneMay AprilMarchFebJanuary Focus Groups Start June – August 2025: Boards and Commissions Roadshow Draft Refinement September 2025: First and Second Reading of Code Council Work Session Council Work Session Focus Group Summary Headline Copy Goes Here 26 Questions 1. What questions do Councilmembers have regarding the proposed Land Use Code changes? 2. What feedback do Councilmembers have on the timeline or other considerations for the Land Use Code update? 25 26 LAND USE CODE UPDATE Headline Copy Goes Here Thank you! 27 27 LAND USE CODE UPDATE BHA Design Angela Milewski Sr Specialist, Forestry Christine Holtz July 11, 2025 Update on Land Use Code Tree Preservation and Mitigation Policies Headline Copy Goes HereTree Canopy Condition 2 Canopy Condition FC has a healthy tree canopy Tree canopy has increased overall in the last 10 years Potential Threats Commercial and high-density mixed-use areas have lost canopy coverage Reduced tree canopy anticipated with increased intensity of development patterns Current code does not adequately value large trees nor incentivize protecting existing trees with development How can we maintain canopy coverage and incentivize protecting existing trees? 1 2 TREE MITIGATION POLICY Headline Copy Goes Here 3 Feedback from the Development Community What we heard: It is challenging to develop infill properties – increased requirements for new tree plantings will create additional barriers Higher-density development sites cannot easily accommodate high numbers of new trees as mitigation Incentives are confusing and not easily predictable Increasing mitigation requirements may conflict with other City goals: Support new mixed use and affordable housing Support small business owners Support redevelopment of underutilized properties Align tree mitigation requirements with other code requirements for landscaping to result in clear and predictable requirements to meet City goals Headline Copy Goes Here 4 Tree Policy Ideas – Focus on Key Goals Considerations: Maintain current canopy coverage (not increase or decrease) Prioritize protection of larger trees (>15” diameter) Better incentivize tree preservation with development (greater bonus for trees protected) Consider differing policies for TOD Overlay areas, Commercial and High-Density Mixed-Use Zone Districts vs. lower density districts At the same time, simplify the mitigation formula for trees to be removed (improve predictability) Consider waivers or reductions for affordable housing projects 3 4 TREE MITIGATION POLICY Headline Copy Goes HereLand Use Code Tree Preservation and Mitigation Policies 5 Next Steps • Stakeholder outreach (June) • Planning and Zoning Commission Hearing (August) • City Council Work Session (August 26) • City Council Regular Session (September) Headline Copy Goes Here Following slides from June 13, 2025 PZC Work Session for context 5 6 TREE MITIGATION POLICY Headline Copy Goes Here City Forester, Forestry Division Kendra Boot Update on Land Use Code Tree Preservation and Mitigation Policies June 13, 2025 Headline Copy Goes Here 8 Background – Prior Studies 7 8 TREE MITIGATION POLICY Headline Copy Goes HereTree Canopy Condition 9 Canopy Condition Fort Collins has a healthy tree canopy Tree canopy has increased overall in the last 10 years Potential Threats Commercial and high-density mixed-use areas have lost canopy coverage Reduced tree canopy anticipated with increased intensity of development patterns (infill, ADUs) Current code does not incentivize protecting existing trees with development How can we maintain canopy coverage and incentivize protecting existing trees? Headline Copy Goes Here 10 Tree Mitigation Goals Key Goals: Support protection of existing trees on both public and private property to maintain current canopy coverage Prioritize protection of larger trees Incentivize tree preservation with development Support tree-health infrastructure improvements (silva-cells, structural soils, rain gardens, wider parkways) Balance mitigation requirements (new tree plantings) with other City goals: Support new mixed use and affordable housing Support small business owners 15-minute city – commercial and transportation corridors and centers, active modes usability and comfort 9 10 TREE MITIGATION POLICY Headline Copy Goes Here 11 Current Tree Mitigation Requirements Land Use Code Section 5.10.1(F) Tree Preservation and Mitigation •Inventory - existing trees over 6” caliper, to be preserved where feasible •Mitigation - where not feasible to protect or transplant on-site, trees must be replaced: 1-6 replacement trees for each tree removed •Off-site Mitigation or Payment in Lieu – when not feasible to plant required mitigation trees on site Results:working well for new and greenfield sites, but existing trees are not being protected in infill areas with mature trees Headline Copy Goes HerePotential Land Use Code Changes to Support Goals 12 Incentivize Protection of Existing Trees • Increase tree mitigation requirements • Reduce mitigation when existing trees are protected • Reduce mitigation when tree health infrastructure improvements are incorporated into development plans 11 12 TREE MITIGATION POLICY Headline Copy Goes HerePriorities for LUC change considerations 13 Priorities for Tree Mitigation (when existing trees cannot be protected with redevelopment): 1. Mitigate with new trees on-site 2. Provide tree health infrastructure improvements to support tree/landscape longevity 3. Pay fees to support off-site mitigation Headline Copy Goes Here 14 Land Use Code Changes Under Consideration Land Use Code Section 5.10.1(F) Tree Preservation and Mitigation •Inventory - existing trees over 3” caliper, to be preserved where feasible •Mitigation - where not feasible to protect or transplant on-site, trees must be replaced with new trees: •Mitigation determined by size class: (1-4 trees for 3-16”, 5-14 trees for 17-29”, 15 trees for >30”) •Mitigation requirements are reduced by 50% for all trees that are saved/protected with development •Payment in Lieu – when not feasible to plant required mitigation trees on site •Payment in Lieu for off-site tree plantings can be reduced by up to 25% if tree-related infrastructure improvements of equal value are added and/or mitigation trees are planted on site Supports tree canopy protection and priorities as well as promotes tree health infrastructure improvements 13 14 TREE MITIGATION POLICY Headline Copy Goes HereRelated Policies 15 Other Considerations Expanding the exemptions for tree mitigation to include Russian Olive, Ash, and Siberian Elm species under 11” Provide early input in development process to offer education in site design to support tree protection Maintain street rights-of-way size and standards to allow for healthy street trees Enhanced measures for tree protection during construction Establish Commercial Tree Permit program – to help address removal of large trees outside the development review process Education on canopy value for residential tree preservation 3-year establishment period for Street Trees Headline Copy Goes HereLand Use Code Tree Preservation and Mitigation Policies 16 Next Steps • Stakeholder outreach (June) • Planning and Zoning Commission (July 17) • City Council Work Session (August 26) • City Council Regular Meeting (Sept 16) 15 16 TREE MITIGATION POLICY Headline Copy Goes Here 17 Land Use Code Changes Under Consideration Supports tree canopy goals and priorities for tree protection and tree health infrastructure improvements 17 TREE MITIGATION POLICY PUBLIC ENGAGEMENT UPDATE Community Development & Neighborhood Services Planning & Development Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 970.221.6376 970.224.6111- fax Date To Frm Re MEMORANDUM July 11, 2025 Chair Sass and Members of the Planning & Zoning Commission Em Myler, Neighborhood Development Liaison July 2025 Public Engagement Update The purpose of this memo is to provide the Commission a monthly review of staff efforts to engage the public in Development Review as well as preview upcoming work of interest. June Public Engagement •Neighborhood Meetings – 0 Staff Update Results of the 2025 Planning Academy – Housing Cohort Attendance: 30 signups, about 20-25 participants came Feedback: •Participants generally felt that the Academy was a good use of their time. In fact, most of the group agreed they would like a fourth session, or the opportunity for more learning in the future •While many of the participants felt that the presentation on housing was vital, and loved the walking tour of affordable housing, those who didn’t have any background in housing said they felt a little in over their heads with the information •The group agreed that the presentation on planning was very easy to understand for a lay person with no background information •Participants loved the walking tour and the mock development project, but felt that the funding activity seemed less polished •Participants agreed that the Academy achieved its goal of preparing residents to better participate in future engagement such as City Plan updates and Development Review neighborhood meetings. Staff analysis •Recruitment was the biggest success. While in 2024 the participants were mostly real estate or development professionals, this group had more diverse backgrounds •Staff will need to continue working on how to present our work to a lay audience •The funding activity has potential, but needs some fine tuning •While attendance across the first two sessions stayed the same, the last session had fewer students. Staff need to continue working to prevent attrition •There is clear interest in more educational opportunities like this, and deep consideration is needed to determine what that looks like