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HomeMy WebLinkAboutPlanning and Zoning Commission - MINUTES - 07/17/2025Planning & Zoning Commission REGULAR MEETING July 17, 2025 – 6:00 PM Council Chambers, City Hall 300 Laporte Ave Also via Zoom CALL TO ORDER: 6:00 PM ROLL CALL a. Board Members Present – Adam Sass (Chair), Russell Connelly (Vice Chair), York, Kent Bruxvoort, Shirley Peel, Ted Shepard, Julie Stackhouse (arrived late) b. Board Members Absent – None c.Staff Members Present – Frickey, Kidwell, Myler, Mapes, Smith, Mellinger, Jarvis d. Guest(s) – Louis Pintkowski AGENDA REVIEW Clay Frickey, Planning Manager, provided a review of the agenda. PUBLIC PARTICIPATION Louis Pintkowski commented on the potential of a Housing Catalyst project being built on the Remington Street parking lot. He stated the parking lot was donated to the City for use as a parking lot in perpetuity and questioned whether there is any opportunity for members of the public to provide input on the potential of the project. CONSENT AGENDA 1.CONSIDERATION AND APPROVAL OF THE MINUTES OF MAY 15, 2025 The purpose of this item is to approve the minutes from the May 15, 2025, meeting of the Planning and Zoning Commission. Commissioner York made a motion, seconded by Commissioner Bruxvoort, to approve the Consent Agenda. Yeas: Connelly, Shepard, York, Bruxvoort, Peel, and Sass. Nays: None. THE MOTION CARRIED. DISCUSSION AGENDA 2.NATURAL AREAS STRATEGIC FRAMEWORK This is a request for a recommendation to City Council regarding adoption of the Natural Areas Strategic Framework as a component of City Plan. The Framework updates the City’s 2014 Natural Areas Master Plan and serves as a systemwide guide for the planning and management of the Natural Areas Department (NAD) over the coming decade. Rooted in ballot language, extensive community engagement, and broader City policies, the Framework articulates an updated vision, set of values, and strategic goals for the Department. It provides the foundation for action-oriented planning STAFF: Kelly Smith, Senior Environmental Planner, Natural Areas, and Julia Feder, Conservation & Stewardship Manager Staff Presentation Kelly Smith, Senior Environmental Planner, stated that the Natural Areas Strategic Framework is the culmination of 18 months of engagement and it incorporates the ballot language from the two measures that support Natural Areas financially. Additionally, it integrates the Natural Areas mission and City’s mission, vision, values, and plans. Smith stated the Framework is designed to serve as a structure for all other planning initiatives at more of a land use and land management scale and includes a vision, values, and goals that serve as the foundation for the management zone updates. Smith discussed Conservation and Stewardship Planning and outlined the six geographic zones into which all Natural Areas are divided: Montane, Cache la Poudre, Mountains to Plains, Foothills, Urban, and Fossil Creek, and noted they are each updated on a regular basis. She stated that the Framework Plan will be forward looking, illustrate habitat and community needs, be data and community informed, and support a foundation for ongoing Natural Areas planning efforts through the vision, values, and goals statements. Smith noted Council, on its Consent Agenda, unanimously adopted the Framework Plan, which is a component of City Plan, on First Reading two days ago and Second Reading is scheduled for August 19th. Public Comment None. Commission Discussion Commissioner Shepard asked if the Framework Plan seeks to maintain, decrease, or increase the existing level of service for Natural Areas trails. Smith replied that it maintains and potentially increases the existing level of service. Commissioner Shepard asked if some of the maintenance includes converting agricultural pastureland to more natural plantings. Smith replied that Natural Areas work does include that, and those areas are identified and prioritized through management zone updates. She noted those conversions take several years and there is currently a backlog of those projects. Commissioner Shepard noted Council unanimously adopted the Framework on First Reading on its Consent Agenda which speaks to the public support of the Natural Areas mission, values, and goals. He commended the Natural Areas program as being one of the City’s crown jewels and stated he would support the Strategic Framework. Chair Sass concurred and thanked Natural Areas staff for their efforts. Commissioner Bruxvoort made a motion, seconded by Commissioner York, that the Planning and Zoning Commission recommend that City Council adopt the Natural Areas Strategic Framework as a component of City Plan, finding that the Strategic Framework is a needed update of the 2014 Natural Areas Master Plan that was adopted as a component of City Plan, and the Strategic Framework will promote the public welfare and is consistent with the vision, goals, principles, and policies of City Plan and its adopted components. This decision is based upon the agenda materials, information presented during the work session and this hearing, and Commission discussion. The Commission adopts the information, analysis, findings of fact, and conclusions regarding adopting the Natural Areas Strategic Framework as a component of City Plan contained in the staff report included in the agenda materials for this hearing. Yeas: York, Bruxvoort, Connelly, Peel, Shepard, and Sass. Nays: none. THE MOTION CARRIED. (**Secretary’s Note: Commissioner Stackhouse arrived at this point in the meeting.) 3. AXIS INTERNATIONAL ACADEMY SPAR SPA250002 DESCRIPTION: This is a Site Plan Advisory Review (SPAR) request to change the use and occupancy of the existing 42,595 sq. ft. building at 3939 Automation Way (parcel #8731109001) to AXIS International Academy, which includes complete demolition and renovation of all interior spaces. The site is located in the Employment (E) zone district and is subject to a Site Plan Advisory Review (SPAR) review and will go to the Planning and Zoning Commission for STAFF: Clark Mapes, City Planner PROPERTY OWNER: Jenny Whitaker 2700 S. Lemay Ave. Fort Collins CO 80525 APPLICANT: 3318 Tranquility Way Berthoud, CO 80513 Staff Overview Clark Mapes, City Planner, stated this item relates to an existing charter school moving to an existing building on Automation Way, near Timberline and Horsetooth, in the Collindale Business Park. He stated the only issue of concern for staff was related to morning drop-off and afternoon pick-up traffic. Mapes noted that these types of reviews are governed by State Statutes and requirements are general and brief and relate to location, character, and extent. He noted that the Site Plan Advisory Review (SPAR) Statute requirements are incorporated into the Land Use Code. He went on to note that the site is within the Mixed Employment District place type which includes private schools as a principal land use. Mapes noted that charter schools do not have enrollment areas as do public schools; therefore, they draw traffic from a larger region. He also noted that there have been a few recent charter schools that have located in non-residential areas. He stated staff is recommending the Commission support the SPAR without comments. Mapes showed a map of the site indicating its two access points. Applicant Presentation Jenny Whitaker, Axis International Academy Head of School and Co-Founder, discussed the founding of Axis and its commitment to language immersion and global education. She noted that Axis is the only school in Fort Collins offering Mandarin and French language programs and the school serves preschool through 6th grade students. She also commented on the benefits of the Automation Way site and stated the school plans for full interior renovation and many site upgrades, including landscaping, fencing, and lighting. Whitaker outlined the traffic plan and noted that Axis operates a highly efficient drive line system that has been proven effective at two previous campuses. She noted that the entire morning drop off is typically completed prior to most area businesses opening. Additionally, she noted that Axis has been working with Triple Crown Sports to ensure complimentary schedules and to create shared use parking agreements. She also commented on the possibility of future parking and drive expansion, which would require additional review. Staff Analysis Mapes reiterated the parking and drive expansion would be a future amendment with additional review. Commission Questions Commissioner York asked if additional information has been received from Triple Crown Sports. Mapes replied that Triple Crown Sports will not be operating on the school property in the way it has in the past during tournaments. Whitaker clarified the school has confirmed the timing of employee arrivals and departures for Triple Crown and noted all of their school year programming starts at 4:00 PM after Axis students have departed. Additionally, she noted that Triple Crown will not be using the baseball field on the school property while school is in session. Commissioner York noted that the traffic pattern shows traffic coming from the north and asked if those coming from the south will still be expected to go to Horsetooth and come back from the north or if they will be coming from the south and somehow entering the queue. Additionally, he asked about the expectations for drivers wanting to leave the property and go north. Whitaker replied that part of Axis’ program is training families how to use the drive line and stated families will enter Automation Way from Horsetooth and head southbound and they must also exit the campus heading southbound. She stated her team is working with the City to consider extending the stop light timing at Caribou during pick up and drop off hours. Commissioner York asked if changing the timing at the Caribou light would be a possibility. Shawn Mellinger from Traffic replied that the City is not currently planning on retiming the signals and noted the surrounding intersections were not analyzed as part of this proposal, though it could be further considered in the future. Commissioner Bruxvoort asked if there is any existing safety data for the Caribou and Timberline intersection. Shawn replied that information exists for most intersections, though it was not specifically considered for this project. Mapes noted that the traffic memo acknowledges that there is very little student walking and bicycling to charter schools, which is expected to be the case with this school, particularly given the Horsetooth and Timberline intersection not being conducive to pedestrian or bike use by elementary aged students. Commissioner York noted that the intersection is a heavily used bicycle and pedestrian corridor for the community and Fort Collins High School students. Commissioner Stackhouse requested an additional review of the SPAR criteria to help explain why traffic studies are not included. Clay Frickey, Planning Manager, outlined the location, character, and extent criteria. Shawn noted that the SPAR scope involves more of the operational queuing locations, site access, and directly adjacent arterials. Commissioner Stackhouse asked if staff would review any expected safety concerns. Shawn replied in the affirmative. Commissioner Shepard noted that the City has the ability to adjust signal timing based on observed conditions. Shawn confirmed that is the case but noted that it is a large process involving signal timing across the entire corridor. Additionally, he noted that the increase in the number of trips resulting from the school use should not proportionally decrease the level of service at the intersections that would warrant a signal timing change along either the Timberline or Horsetooth corridors. Commissioner Shepard asked if there have been any conversations about filling the street tree gaps. Mapes replied that was not considered as part of the location, character, and extent review. He noted there is existing landscaping and irrigation; therefore, some additional trees could be added. However, he noted a landscape plan was not required. Whitaker noted that Axis received a grant from the State to fund this project and stated a landscape architect has been secured to form a plan to improve the site. Chair Sass asked if the school is a State charter. Whitaker replied in the affirmative. Public Comment Mapes noted that a letter of opposition was included in the Commission’s packet which argued the employment place type should not be allowed to lose its focus on business and industrial park uses by allowing charter schools. He noted that the site’s designation is mixed employment which allows a number of uses other than just business park and employment related uses. Commissioner Stackhouse noted that the letter also included comments on increased safety risks and traffic. Mapes noted that the area does not have dangerous industrial uses and stated staff did not see any safety concerns as being relevant to changing its recommendation. Commissioner Stackhouse noted that the letter contained comments about inadequate pedestrian infrastructure and emergency response logistics. Mapes stated that the pedestrian framework in the area is intact and noted emergency services can access the site. He also noted Poudre Fire Authority had no comments or issues regarding the proposal. Commission Discussion Commissioner Bruxvoort stated that he has observed that Automation Way is a corridor, primarily for bicycle traffic, for people who live south and east of the site begin to merge northward toward the Power Trail. He noted that the impact of the location, character, and extent of the proposed project on the neighborhood can also be considered. He suggested the Commission consider making a comment that the site’s potential impact on traffic and safety conditions at the intersection of Caribou and Timberline be further evaluated. Chair Sass stated that he could support that comment and noted adjustments could be made as necessary after examining any changes to level of service after the school opens. Commissioner York suggested also including the Automation and Horsetooth intersection noting part of his concern about all traffic coming from the north is that that intersection is non-signalized. Commissioner Peel asked what recourse the City would have if issues arise once the school is in place. Frickey replied the Commission is a recommending body, not a decision-making body for a SPAR. Assistant City Attorney Jarvis stated the Commission will be providing a recommendation to the Axis board and that can include a request for a response. She also noted that there would be another SPAR should the school expand or add parking. Commissioners discussed whether the more appropriate course of action would be to make a comment to the Axis board or to ask staff to continue to look at the level of service in the area. Commissioner Stackhouse noted that there are likely existing issues in the area; therefore, what is being assessed is the incremental impact of the school, and it seems there is not enough evidence of incremental safety concerns at this point per staff’s comments. Chair Sass asked about the estimated increase in the number of vehicles from the previous use to the school use. Shawn replied that the previous use had a 200-300 vehicle estimate throughout the day and the school has a 550 vehicle estimate for both morning and afternoon traffic. Commissioner York expressed concern about the school use adding traffic to the area at the peak time when other types of traffic are already there. Commissioner Peel asked how the City would handle negative traffic impacts once the school opens. Shawn replied that is when staff would look at signal timing to help mitigate the traffic and further work with the school on its traffic flow. Commissioner York suggested a staggered start at the school could help alleviate and mitigate negative impacts on traffic and bike and pedestrian safety. Chair Sass asked how often Traffic Operations reviews intersections for performance. Shawn replied that he would need to find that information. Chair Sass stated he does not believe the additional traffic will cause a substantive impact to the two intersections mentioned. Commissioner York commented on the importance of making the area as safe as possible for all users who are currently in the corridor with this use coming in. He also noted the only signalized intersection in the area is for egress only. Commissioner Bruxvoort suggested the Commission make the comment to extend the scope of the traffic memo to evaluate the two intersections that would potentially be most impacted by the additional traffic, not because it opposes the project, but because more data makes for better projects. Chair Sass concurred and asked if there is a bike lane along Automation Way. Commissioner York replied in the negative and suggested the proposed traffic pattern could cause confusion for cyclists and drivers. Commissioner Bruxvoort restated his suggested comment: the Planning and Zoning Commission recommends that the site’s potential impact on traffic conditions at the intersections of Caribou and Timberline and Automation Way and Horsetooth be further evaluated and monitored for remedy as necessary. He stated greater specificity could be added by including language such as ‘evaluated through expanding the scope of the traffic memo’ and/or ‘that staff monitor conditions post-operations for remedy as necessary.’ Commissioner York stated he does not have a specific recommendation for solving the Automation Way issue; however, there are options that could be considered such as coning off the drive aisle or placing signage indicating cyclists should use the left lane during the drop off and pick up times. Chair Sass concurred with Commissioner York and stated he would have hoped the traffic engineers would have recommended school zone signs or speed humps to help mitigate concerns. He also suggested the Commission’s concerns should be directed at City traffic staff. Commissioner Peel asked if it would be feasible for the school to institute staggered drop-off times. Whitaker replied in the affirmative and noted the traffic memo showed a low impact. She also noted the school successfully operated at Drake and Lemay and Horsetooth and Taft Hill. She stated the school is well accustomed to being very thoughtful about its traffic patterns and stated staggering the times would be considered if problems were noticed. Commissioner Peel asked if the City usually installs speed bumps around charter schools. Shawn replied that it is his understanding that it does not. Commissioner Shepard stated a work session with Traffic Operations addressing practical mitigation measures for all schools could be beneficial. Chair Sass concurred there needs to be safe human-powered travel up and down Automation Way and stated he could support a comment suggesting the school utilize additional staff members to direct traffic. He stated that he does not believe the applicant should be required to do a traffic study at some point in the future. Commissioner Stackhouse opposed making any comments to the Axis board but supported City staff monitoring the situation. She stated that the numbers do not warrant a requirement that would add expense. Commissioner Peel questioned whether it is fair to put the burden on the City if there is a problem in the future. Commissioner Stackhouse noted that signal timing would fall under the City’s purview. Shawn stated that the City sometimes requires developments to provide a proportional share of the cost of improving pedestrian facilities. Chair Sass asked if the Commission would review another SPAR if the school modifies the site to add a drive loop and parking lot. Assistant City Attorney Jarvis replied that this item is a complete SPAR for what is being contemplated, and the additional future plans would likely require another review by the Commission. Chair Sass asked if the City could bar the school from having a queuing lane on Automation Way should it seem that is an issue in the future. Frickey replied that the City has in the past required additional on- site queuing if public safety issues related to development are identified. Mapes clarified the queuing would happen in what is now on-street parking and there would be signage and management by the school to reserve that area for queuing. He stated that he does not believe the plan would change the roadway into a two-lane scenario. Commissioner York stated the use of the lanes changes because the on-street parking does not involve moving vehicles. Commissioner Shepard commented on the drop off and pick up situation at St. Joe’s along Howes Street. Commissioner Peel asked if the Commission could make a recommendation that the school look at the issue as it finalizes design. Chair Sass expressed support for placing an emphasis on the issue related to queuing on Automation Way as part of the design. Commissioner York stated he would accept that as long as the safety concerns that would be created in that section between the north ingress and the egress from the parking lot are addressed. Commissioner Bruxvoort also supported that type of recommendation. Mapes noted Traffic Operations staff made recommendations to the school for a traffic plan and the resulting operational plan included the majority of those recommendations, which are outlined in the staff report. Commissioner Stackhouse suggested including language such as ‘the Planning and Zoning Commission recommends that the school gives special attention over time to traffic issues raised through the drop off and pick up of students as appropriate for safety and efficiency.’ Chair Sass suggested adding human-powered and motor vehicle traffic. He also commented on the fact that the school wants to make this location its home and will want it to be as safe and aesthetically pleasing as possible. Commissioner Stackhouse made a motion, seconded by Commissioner Peel, that the Planning and Zoning Commission direct staff to provide the review comments contained in the staff report regarding Site Plan Advisory Review SPA250002 to the Axis International Academy board of directors with a request for a response. The Planning and Zoning Commission specifically recommends that the Axis International Academy board of directors give special attention over time to pedestrian, human-powered, and motor vehicle traffic issues raised through the drop off and pick up of students as appropriate for safety and efficiency. In consideration of the review comments to be provided to the board, the Commission finds that the location, character, and extent of the proposed development plan is consistent with the City’s Comprehensive Plan and the proposed development mitigates its functional and visual impacts to streets, sidewalks, utilities, lighting, screening, and noise, to the extent reasonably feasible. This decision is based upon the agenda materials, information presented during the work session and this hearing, and Commission discussion. The Commission adopts the information, analysis, findings of fact, and conclusions regarding Site Plan Advisory Review SPA250002 contained in the staff report included in the agenda materials for this hearing. Yeas: Stackhouse, Peel, York, Connelly, Shepard, Bruxvoort, and Sass. Nays: none. THE MOTION CARRIED. OTHER BUSINESS Commissioner Shepard acknowledged the speaker who commented on the Remington parking lot and advised him to contact his Council representative. ADJOURNMENT a. Chair Sass moved to adjourn the P&Z Commission hearing. The meeting was adjourned at 8:03 PM. Minutes respectfully submitted by Krista Kidwell Minutes approved by the Chair and a vote of the Commission on 9/18/25