HomeMy WebLinkAboutNatural Resources Advisory Board - Minutes - 09/21/2016MINUTES
CITY OF FORT COLLINS
NATURAL RESOURCES ADVISORY BOARD
Date: Wednesday, September 21, 2016
Location: 215 N. Mason Conference Room 1A
Time: 6:00–8:30pm
For Reference
Bob Overbeck, Council Liaison 970-988-9337
Katy Bigner, Staff Liaison 970-221-6317
Board Members Present Board Members Absent
Katherine de Leon John Bartholow, chair
Drew Derderian
Nancy DuTeau
Bob Mann
Elizabeth Hudetz
Luke Caldwell
Jay Adams
Harry Edwards
Staff Present Staff Absent
Lindsay Ex, Environmental Program Manager Katy Bigner, Staff Liaison, Environmental
Dianne Tjalkens, Admin/Board Support Services
Jill Oropeza, Watershed Specialist, Utilities
Sue Beck-Ferkiss, Social Sustainability Specialist
Guests:
David Tweedale, citizen
Kevin Pickett, citizen
Call meeting to order: Nancy called the meeting to order at 6:01pm
Agenda Review: No changes.
Public Comments: None
Approval of Minutes:
Harry moved and Katherine seconded a motion to approve the August minutes as presented.
Motion passed unanimously, 7-0-0. Jay arrived after vote.
AGENDA ITEM 1— Source Water Protection Plan
Jill Oropeza, Watershed Specialist for Fort Collins Utilities, provided an overview of the recently
completed Source Water Protection Plan and the elements that focus on preventing pollution and
protecting water quality.
Drinking water quality policy states that we protect raw water sources. Two drinking water sources:
Horsetooth Reservoir, fed by Colorado big Thompson watershed; and Poudre River near Gateway
natural area, delivered to Fort Collins water treatment plant by pipeline. Large land areas feed these
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sources—mostly forest but some urban. Water quality monitoring is first line of defense—look at
trends that may signal needs for capital upgrades, changes in process, etc. Track trends over time to
understand influences at play, where they are occurring and what we can do about them. We
havehave partners for monitoring. 19 sites in Poudre watershed, visit 11 times from April to
November. Collect and track 30 constituents. Produce water quality reports. Horsetooth monitoring is
shared with one partner. In 2004, City started source water assessments; in 2007 City formalized
source water monitoring program. Assessment showed potential influences on the landscape. In
2012, we had two wildfires in Poudre watershed; in the 2013 floods. Water supplies are vulnerable to
large scale natural disasters. Rain would cause water quality changes after fire. 2013 Greeley and
Fort Collins came together for High Park restoration coalition—allows City to engage in on-ground
restoration. Working cross-jurisdictionally and with private land owners to make positive influence
on landscape. 2015 CPRW (coalition) focus turned to pre-fire planning and mitigation and Utilities
began source water protection planning (SWPP). Brought together stakeholder group for plan. 2016
SWPP completed.
SWPP Elements:
• Define area—broken into zones of concern based on tributaries of the river
• Inventory and map potential contaminant sources and other concerns
o Forest health, wildfires, mines, flooding, highways, roads, septic systems, recreation,
grazing, storage tanks, wells, insect mortality/disease
• Prioritization based on probability and degree of impact.
• Description of contaminant sources and areas of concern—tells anticipated impacts and best
practices. Ex: CDOT spraying for weeds along hwy.
Priority Issues:
• Forest health/wildfires—expect fires to increase. Identified high priority areas. Will work
with coalition on pre-fire planning. Mitigate around critical facilities. Maintain early warning
system (ash clogs pipes), manage watershed as critical infrastructure, participate with
regional and national efforts, and ensure policies and procedures support supply protection.
• Mines (historical and active)—A lot of mines, most already addressed by US Forest Service.
Created Mine Action Plan. Monitoring plan includes going to sub-drainages to test for heavy
metals to get baseline information.
Next Steps:
• Incorporate into work plan
• Select BMPs for EPA grant—Under consideration: signage, training materials, early warning
system enhancement, mine action plan implementation, etc.
Discussion/Q&A:
• Fracking should be large area of concern for watershed.
o Water supply intakes are outside of fracking area—shale formation that is fracked is
on the plains. Water supplies isolated physically on landscape from landscapes that
are fracked.
• Saw BFO on joining a regional partnership for watershed protection.
o Water shed protection offer in support of this and other programs. Engage in
partnerships with coalition, forest service, and other agency partners to implement
wildfire mitigation. Trying to get work done by hand crews scaled up to complete
work faster.
• If found high level of metals, what is City’s response?
o Would work with landowner. State would be involved. Ex: Sevenmile Creek has had
a lot of mining activity, 4-wheeling, etc. Example: Got call of concern about mine
drainage last fall—water was orange. Took water quality samples, ran metals and
other parameters. Metals were non-detectable. Iron had oxidized and precipitated
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onto the sediment on the bottom of the creek and was not in the water. Tested other
areas of creek and river.
• What parameter triggers valve shut off, and requiring drawing more from Horsetooth?
o Turbidity. Have strict turbidity removal requirements. Turbidity harbors pathogens.
100NTU is shut-off value. See turbidity around 1 day-to-day. Flood after fire we saw
1000NTU (basically mud).
o Cost of not being able to shut it off in time?
Don’t know numbers—real cost with treating high sediments is chemical
additions and energy. Spent two months cleaning pipelines of sediment after
flood, which contributed to maintenance costs
o Filters can be cleaned?
Can be run in reverse to clean. Expensive to back-wash, very energy intensive
process, plus disposal cost of solids. Really important to not have
breakthrough on filters.
• Is it still the case that Fort Collins has best water?
o Don’t know ranking. Know that very high quality. 10 years ago had study of bottled
water and our water exceeded quality of all of those.
• Chemicals in water?
o Mandated to add fluoride by city charter. Required level was just lowered, but
citizens voted to have it in the system. Add chlorine to kill any residual bacteria.
Goes into underground reservoirs, then pushed into distribution system.
o Get water at Natural Grocers and notice difference in taste.
Our customers accustomed to really clean water and notice seasonal changes.
Once get used to reverse osmosis can taste chlorine. Can also taste influence
of distribution system. Simple carbon filter will remove some of this.
AGENDA ITEM 2—City of Fort Collins Land Bank Program
Sue Beck-Ferkiss, Social Sustainability Specialist, provided an overview of the City’s Land Bank
Program. The program holds land parcels for future affordable housing development. The City is
partnering to develop a parcel for the first time and the restrictions built into the program are being
analyzed in a practical scenario.
Land banks are created to hold parcels of land for future use. We use this tool as a long range
affordable housing incentive. Have five parcels purchased 2001-2006, intention to hold 5-15 years,
then sell to affordable housing (AH) provider to develop. City does not build any housing.
Affordable housing is defined as designated for people at 80% or less of AMI. Want people to pay
30-35% of income on housing. Many citizens paying far higher percentage. Many low wage earners
paying more than 50%—not enough left to meet other needs. AH is a TBL solution: childhood
development, school performance, health outcomes with stable housing, benefits local economy by
keeping local people in workforce, keeps compact development within community preserve
agricultural and natural lands, decreases VMT, multifamily uses less water. Most AH developed
today is through LIHTC (state and federal program), which requires enterprise green standards
(equivalent to silver LEAD). Examples of occupations at 30% AMI: branch manager, certified
nursing assistant, custodian, etc. Average rent increasing far faster than average income. Current land
bank ordinance is designed for 60%AMI and below. Less than $1,200 for rent per month can be
supported by this income. Cannot afford to purchase in Fort Collins at this level. Incomes don’t
support housing available here. Housing Affordability Policy Study (study to show needs in housing
system) recommended activating Land Bank. Affordable Housing Strategic Plan (AHSP) also
addresses activation. Overall goal is bringing on more units. Land Bank has 5 properties/50 acres.
One property currently in flood plain, but other properties ready for development. Value as currently
restricted is much less than fair market value. Current ordinance says cannot sell for more than 90%
of fair market value. Have one property under contract (Horsetooth). Did RFP. Fort Collins Housing
Authority’s proposal provided the most 30% AMI units, they will keep and maintain the property,
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and it had the best return on City dollars. Will have 96 units of AH, wide range of bedrooms and
AMI. FCHA was able to access disaster relief funds as well. City can use proceeds of the sale to
purchase more land.
Original assumptions vs. actual performance—thought would cost more money above initial
investment, but have cash flowed with rentals; thought would acquire 3 acres per year, but haven’t
bought parcels annually; thought would need credit to purchase, but used general fund dollars. Price
of land, water, labor, etc. has increased while federal funding is flat. Affordable housing is one of
most expensive things to build—either invest a lot of subsidy up front or need monthly subsidy like
vouchers. Looking more closely at triggers/guidelines. Best practices now lean toward mixed use and
mixed income development, but current ordinance requires 100% affordable residential with rental
for 50% or lower and ownership at 60% or lower. 60% AMI may not be ready for unsupported
ownership. Other issues: LIHTC goes up to 60%AMI and selling parcel for any reason other than
AH is prohibited (could get saturation issues). Tension between idea of holding properties for longer
versus using to get units now. Asking Council to be able to do a full review of the ordinance/
program.
Lessons learned at Horsetooth:
• Allowed 50% average with up to 60%AMI.
• Need to look at each project independently to get most out of asset.
• RFP deployment was a great method—increased competition, got good ideas from other
proposals, which led to better project. Fairest approach, would like to codify.
Have convened focus groups to find out more about potential changes to ordinance. Suggestions:
• Should have flexibility added to the ordinance.
• Develop guidelines and use AHSP to help RFP process. Would make more ordinance
dynamic as AHSP is updated regularly.
• Also looking for more density. All parcels in low density zones. Code allows 9/acre, but get
density bonus to 12/acre. Best practices show up to 25/acre. Neighborhood compatibility is
also very important.
Next steps are-- if directed by Council: get public input and draft proposed ordinance changes.
Discussion/Q&A:
• Bus service to Horsetooth property?
o Yes. Acquisition looks at existing and future services like transit, parks, schools, etc.
o Concern about access to services with southern properties. Services are north.
Wide range of populations—not all need to access services like Food Bank
and DHS, but some do. Doing charrette for southern parcel to talk about
creative uses, suggested changes to ordinance. Great time for charrette
(focused design workshop). Care Housing has 70 units nearby. They are also
hoping to develop phase 2. Learned from Care that families don’t feel bus
service is sufficient to meet their needs at this time. Hoping that will change.
Looking to place AH in transit oriented areas.
• Would removing restriction mean people could buy at really low price, then sell high?
o Homeownership would be deed restricted. Once it is built it can be protected.
Problem is if we can’t use land as affordable housing—might want to swap or sell
and buy in a better location. Once built will be restricted affordable forever.
• How many proposals for Horsetooth?
o Three. One didn’t qualify. Got a net zero concept proposal from Denver company,
but were going to ask FCHA to manage the property—all units would have been at
50%AMI. Went with proposal from FCHA.
• Other communities have best practices in AH and land bank?
o We were innovative in 2001 in starting the land bank program. Most land banks are
for really compromised properties. In Denver along TOD, Enterprise Communities is
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purchasing property to hold until tax credits are available. Hasn’t been used much in
US. No silver bullets in AH. Have goal to produce 188 units/year. Lot of uncertainty.
Social impact bonds, pay it forward programs, etc. being looked at by other
communities. Having success in popular cities having lots of growth. Inclusionary
housing ordinances are controversial and illegal for rental in Colorado—concern that
would shift cost to others and cause new problems.
• Basing shortage on how many people want to move someplace or how many people are
living with roommates?
o We look at number of people living here who would qualify for affordable housing.
So not living within means. Would leave where they are and open unit for
someone else.
Yes. And would open move-up inventory.
Seeing an increase in desire for rentals—student loan debt, seniors who
would like to downsize, but have no inventory, etc. Some people don’t want
to buy, but want nicer place. Now that getting some online, they are moving
up.
• Not enough people can afford the high end rentals being built.
o Used to be that there was a lot of de-facto affordable housing, but that is being
revitalized and being lost to low wage earners.
• You+2?
o Investors want 3 bedroom homes, which would have been entry level for first time
homebuyers. Before You+2 they bought larger homes. Investors will always impact
market. You+2 is nuisance remediation—considered changing for seniors in 2014 but
not approved. On practical level, You+2 is violated. Unsure how much impact
changing it would have.
o Hard to violate ordinance. Rental agencies check on properties.
• Had five parcels, but only when one sells can you purchase another? Concern that with slow
rate of development of these properties and rapid development of everything else, the options
become quite limited. Because valuable component of community, seems should move on
this.
o Had BFO offers for land and water acquisition. At this time both are under the line. If
had identified specific land might be able to ask for general fund dollars or a loan.
Since have purchase price from Horsetooth, that BFO offer was lower priority.
o Bargain for Hughes stadium.
Talking to partners about workforce housing. Investigating programs that
work with employers for housing. In Greeley have homebuyer assistance
program in partnership with university and hospital. Greeley has
redevelopment areas where can get assistance no matter income.
• City is buying land in several different departments. This is also planning for land purchases
with different criteria. Potential for land swaps within City departments, or joint land
purchases?
o Vine parcel is joint—Stormwater owns half. Open to this. Ex: 15 acre parcel—15
acres of solely AH might not be best choice for community. Currently constrained—
cannot, for example, sell part of land to Natural Areas.
o How can Board help?
Asking Council for opportunity to look at the ordinance.
Might be better for Board to make comment on what is brought before
Council.
Can make oral comments or forward memo to Sue to include in her packet to
Council.
• Timeline on Horsetooth?
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o In development review. Looking for a few modification permissions. Expect
groundbreaking Q2 2017.
• Board would like Sue to return with updates if project moves forward.
AGENDA ITEM 3—Other Business
Announcements
• Reminder that comments on Bobcat Ridge Natural Area Management Plan due October 14.
Form online. Last public presentation is next Monday at Harmony Library.
• October 4 grand opening of Community Recycling Center. Board representative invited to
speak at event. Nancy agreed to do so.
Six Month Planning Calendar
• October: First reading on annexing and zoning river from Lee Martinez to Linden Street as
part of downtown plan.
• October: West Elizabeth travel corridor
• December: Land use updates and Running Deer
• January: Nature in the City Work Session
• February: Road to 2020 (Lindsay can update board in January)
ACTION ITEMS: Nancy will speak at Community Recycling Center grand opening.
Meeting Adjourned: 7:58pm
Next Meeting: October 19, Colorado River Room, 222 Laporte Ave.
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