HomeMy WebLinkAbout02/15/2019 - Planning And Zoning Board - Agenda - Work Session* Work session times are approximate and are subject to change without notice.
Jeff Hansen, Chair Conference Room A
Christine Pardee, Vice Chair 281 N. College Avenue
Michael Hobbs Fort Collins, Colorado
Per Hogestad 80524
Ruth Rollins
Jeffrey Schneider
William Whitley
Planning and Zoning Hearing will be held on Thursday, February 21, 2019, in City Hall Chambers.
Regular Work Session
February 15, 2019
281 N. College Avenue – Conference Room A
Noon - 4:00 pm
TOPICS: PROJECTED TIMES:
UConsent:
1. January 17, 2019 Hearing Draft Minutes
2. City Council Appeals Code Amendments (Coldiron)
3. Land Use Code PUD Regulations Amendment (Everette)
12:00 – 12:10
UDiscussion:
4. Appeal of 1032 W Prospect Road Extra Occupancy – BDR180033
(Van Zee/Leeson)
5. City Plan Recommendation (Gloss/Mounce)
12:10 – 1:30
UPolicy and Legislation:
• Adequate Public Facilities Update (Wilkinson)
• Proposed Land Use Code Revision – Emergency Access Doors for
Multi-Family and Single Family Attached Buildings That Do Not Front
on Streets (Shepard)
1:30 – 2:20
UBoard Topics:
• Montava PUD Master Plan (Frickey)
• Harmony Gateway Plan Update (Gloss)
• Transportation Board Liaison Update (York)
2:20 – 3:30
Planning and Zoning Board
Work Session Agenda
1
MEMORANDUM
TO: Planning and Zoning Board
THROUGH: Tom Leeson, C.D.N.S. Director
Rebecca Everett, Planning Manager
FROM: Ted Shepard, Chief Planner
DATE: January 30, 2019
RE: Worksession – Board Topic – Land Use Code
Item: Emergency Access Doors for Multi-Family and Single Family
Attached Buildings That Do Not Front on Streets
UDescription of the Item:
The purpose of this Worksession Board Topic is to introduce a potential Land Use Code
revision that would require an emergency access door (also known as a person door
but not intended to be the garage door) along alleyways (private drives) for multi-family
and single family attached family dwellings. The proposed regulation would apply to
these dwellings in cases where:
• Buildings that do not front on a public street, private street or a street-like private
drive and the only vehicular and emergency access is from a private alley;
• Buildings that front on an arterial street and the only vehicular and emergency
access is from a private alley.
UProblem Statement:
A relatively recent development trend is to orient a variety of buildings such that they do
not front on public streets, private streets, or street-like private drives. Absent any of
these, such dwellings are then required by the Land Use Code to front on Connecting
Walkways or Major Walkway Spines. (These are specifically defined terms each having
their own minimum requirements.) These buildings front on features that have been
described by developers as:
Planning, Development and
Transportation Services
Planning Services
281 North College Ave.
P.O. Box 580
Fort Collins, CO 80522-0580
970.221.6750
970.224.6134 - fax
fcgov.com/currentplanning
2
• Green Courts
• Green Belts
• Pocket Parks
• Common Area Open Space
This results in the back of units, typically including garages or carports, that are served
only by private alleyways not streets. Such arrangements require that addresses be
posted in the back of each unit as the alleyway also acts as an Emergency Access
Easement for ambulances and fire trucks. Consequently, emergency responders and
their equipment can gain access to these dwellings only from these private alleyways at
the rear of the units.
By “Emergency Access Door,” we mean a person door that allows direct entry into the
living area of the dwelling unit and not requiring first responders to go through garages,
carports or storage areas.
The problem is that in several recent developments and pending applications, there is
no individual access (person door, not garage) into each unit from these alleyways
causing emergency responders to go around the structure to gain access to the only
person door which is in the front. In the case of multiple units per building, this route to
the front door causes a delay in response time. As noted, going through a garage, or
carport or storage area is problematic.
Requiring a person-door that directly connects the individual dwelling unit to the
alleyway would alleviate this issue and reduce emergency response time.
Also, we have a number of projects where buildings are approved or proposed to front
on an arterial street. Poudre Fire Authority does not stage on arterial streets due to the
risks associated with a higher volume of traffic. As a result, these buildings can only
gain vehicular access from the rear of the unit but, again, the lack of a person door from
the rear alleyway negatively impacts response for emergency responders.
Proposed Solution Overview:
The proposed solution is to amend the Code to require an emergency access person-
door into each dwelling unit in cases where the only posted address and location for
staging for emergency responders, and their equipment, is from the rear of the unit.
Topics for Discussion:
3
• Staff is considering this provision apply only to a three-plex building or larger.
• Staff is considering exempting the end-units but only with walkways leading
directly from the alley to the front doors.
• Staff is considering the emergency access person door could be a side door but
must still have direct access to the alley.
• Staff is considering allowing gates between the alley and the emergency access
door but would defer to the Poudre Fire Authority for guidance.
• Standards would have to be established as to the size of the address numerals
(typically no less than six inches), placed on a contrasting background, placed at
the location of the person door and properly illuminated.
• Staff is concerned that there may be opposition from developers and builders
due to modifications that would have to be made from stock plans.
• Examples of projects that already comply and do not comply will be provided.
Work Session Board Topic: Montava PUD Master Plan
Page 1
STAFF REPORT February 15, 2019
Planning and Zoning Board
PROJECT NAME
Montava Planned Unit Development Master Plan, ODP180002
STAFF
Clay Frickey, City Planner
PROJECT INFORMATION
PROJECT DESCRIPTION: This is a request to develop 850 acres in the northeast area of Fort Collins,
roughly bound by Vine Dr on the south, Turnberry Rd on the west, the Budweiser
brewery on the east and Richards Lake Rd on the north (parcel # 8833000001,
8833000006, 8832000001, 8833000002, 8832000002, 8704000001,
8704000002). The land is currently undeveloped agricultural land. The plan to
develop the property includes a mix of housing, schools, parks, commercial
center, employment, natural areas and agriculture. The Planned Unit
Development (PUD) Master Plan estimates eventual buildout of approximately
5,000 dwelling units. The proposed project includes portions of the following zone
districts: Low-Density Mixed-Use (LMN), Employment (E), and Industrial (I).
Because the PUD Master Plan is greater than 640 acres in size, City Council is
the decision-maker. The Planning and Zoning Board is required to provide a
recommendation to City Council.
APPLICANT: Angie Milewski
BHA Design
1603 Oakridge Dr.
Suite 100
Fort Collins, CO 80525
OWNER: Anheuser-Busch Foundation
1 Busch Pl
Saint Louis, MO 63118
EXECUTIVE SUMMARY
The purpose of this item is to provide an overview of the Planned Unit Development (PUD) Overlay process,
review criteria, and City plans and policies that will be applicable to the Montava PUD Master Plan application.
This staff report provides preliminary information to orient the Planning and Zoning Board in advance of formal
consideration of the Montava PUD Master Plan, currently scheduled for the March 7 Special Meeting.
Work Session Packet Pg.1
Work Session Board Topic: Montava PUD Master Plan
Page 2
STAFF ANALYSIS
1. OVERVIEW OF DIVISION 4.29, PLANNED UNIT DEVELOPMENT (PUD) OVERLAY
Purpose
Section 4.29 of the Land Use Code contains standards for Planned Unit Development (PUD) Overlays. A PUD
overlay is a set of regulations, including customized uses, densities, and development and engineering standards,
all of which work in conjunction with the underlying zoning designation and applicable Land Use Code standards to
guide future development. The purpose of the PUD process is to encourage phased development of large projects
(over 50 acres), coordinate master planning of large projects and promote innovation in design while meeting
community goals, without being bound by all underlying requirements in the Land Use Code. A PUD guides
subsequent Project Development Plan (PDP) applications, similar to an Overall Development Plan (ODP), but
provides greater predictability for both developers and the community over time. The PUD process also allows for
applicants to propose modified design and engineering standards. In return for flexibility on land use and design,
PUDs must provide additional public benefit beyond a typical development and mitigate potential impacts on
surrounding neighborhoods. Some of the potential public benefits identified in the PUD ordinance include:
a) Diversification in the use of land
b) Innovation in development
c) More efficient use of land and energy
d) Public amenities commensurate with the scope of the development
e) Furtherance of the City's adopted plans and policies
f) Development patterns consistent with the principles and policies of the City's Comprehensive Plan and
adopted plans and policies.
Modifications and Variances
The Land Use Code contains a process to modify Land Use Code uses, densities and development standards in
association with a PUD. This modification procedure is different from the modification procedure contained in Land
Use Code Division 2.8 that is most commonly utilized in association with PDPs. PUD modifications must meet a
different set of standards and, once granted, will govern subsequent PDPs and Final Plans submitted pursuant to
an approved PUD Master Plan.
Applicants may also request variances to engineering design standards not contained in the Land Use Code, such
as the Larimer County Urban Area Street Standards (LCUASS). If granted, such variances would be incorporated
into the PUD Master Plan for application to subsequent PDPs and Final Plans. Variances are reviewed and
approved outside of the Land Use Code (e.g., by the City Engineer), and the Board may not alter variances that
have already been granted. However, the Board may determine whether the incorporation of any variance allows
the PUD Master Plan to satisfy the overall standard for approval.
Vesting
Unlike an ODP or PDP, PUDs may obtain vesting for the proposed land uses, densities, development standards,
and non-Land Use Code engineering design standards incorporated in the PUD Master Plan. The applicant may
request extended vesting beyond the typical three-year vesting period specified in Section 2.2.11(C)(2) of the Land
Use Code. The decision whether to grant extended vesting is made by the Director of Community Development
and Neighborhood Services and City Council.
Work Session Packet Pg.2
Work Session Board Topic: Montava PUD Master Plan
Page 3
PUD Review Process
Section 2.15 of the Land Use Code outlines the process for PUD applications. Applicants must hold two
neighborhood meetings: one prior to submittal of a formal development application and one after one round of staff
review. The Planning and Zoning Board is the decision maker on PUDs from 50 – 640 acres in size. For PUDs
over 640 acres, the Planning and Zoning Board provides a recommendation to City Council, with City Council
rendering a final decision on these applications. Because the Montava PUD is greater than 640 acres in size, City
Council will be the decision-maker on this application.
PUD Review Criteria
In order to approve a proposed PUD Master Plan, the decision maker must find that it satisfies the following
criteria:
1. The Master Plan achieves the purpose and objectives of the PUD ordinance;
2. The Master Plan provides high quality urban design;
3. The Master Plan will result in development generally in compliance with the principles and policies of the
City's Comprehensive Plan and adopted plans and policies;
4. The Master Plan will result in compatible design and use as well as public infrastructure and services,
including public streets, sidewalks, drainage, trails, and utilities; and
5. The Master Plan is consistent with all applicable Land Use Code General Development Standards (Article
3) except to the extent that modifications or variances have been approved.
2. SUMMARY OF APPLICABLE ADOPTED PLANS AND POLICIES
Due to the size and scope of Montava, numerous adopted citywide plans and policies apply to the development.
Several standards in the PUD section of the Land Use Code contain criteria requiring compliance with these
adopted plans and policies. This section summarizes the relevant plans and policies applicable to Montava.
City Plan
City Plan is the comprehensive plan for Fort Collins. City Council adopted the current iteration of City Plan in 2011,
and will consider adoption of an updated City Plan on March 19. City Plan is organized based on seven outcome
areas that form the basis of the City’s Budgeting for Outcomes (BFO) process. These outcome areas are:
• Economic Health
• Environmental Health
• Community and Neighborhood Livability
• Safety and Wellness
• Culture, Parks, and Recreation
• High Performing Community
• Transportation
Three major themes provide direction for of the 2011 City Plan: innovate, sustain, and connect. Each outcome
area has a vision statement along with supporting principles and policies to make these vision statements a reality.
Action plans accompany each outcome area to ensure implementation of City Plan. Other than High Performing
Community, Montava influences each outcome area. For the purposes of this proposed PUD Master Plan, it is
important to keep in mind the vision of each of these outcome areas Montava influences. These vision statements
are:
Work Session Packet Pg.3
Work Session Board Topic: Montava PUD Master Plan
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Economic Health
A healthy and resilient economy:
• Diverse jobs that enable citizens and businesses to thrive.
• Reflects the values of our unique community in a changing world.
• An innovative, creative, and entrepreneurial atmosphere.
• Strong partnerships and collaboration with the private sector, educational institutions, and other
organizations.
Environmental Health
A healthy and sustainable environment:
• Conservation of resources including energy, water, wildlife, habitat, biodiversity, and other natural
resources.
• Responsible stewardship for open lands and natural areas.
• A comprehensive and connected system of open lands.
• Integration of renewable energy and new technologies for the electric grid.
• Continuous improvements in air quality.
• Investment to meet the goals of the climate action plan and reduce greenhouse gas emissions.
• Solid waste reduction and diversion and hazardous materials management.
• Healthy urban watersheds and ongoing best-practices floodplain management.
• A lasting water supply.
• Meeting or exceeding standards for stream water quality, drinking water quality, and water reclamation.
• Local and regional cooperation, coordination, and leadership on environmental matters.
Community and Neighborhood Livability
A high quality built environment:
• A compact pattern of development within a well-defined community boundary.
• Adequate public facilities, services, and infrastructure to serve existing development and new growth.
• Opportunities for redevelopment, revitalization, and growth in targeted areas.
• Cohesive, distinct, vibrant, safe, and attractive neighborhoods.
• Vital and appealing activity centers and destinations throughout the city.
• Quality and accessible housing options for all household types and income levels.
• Preservation and enhancement of historic resources.
• Distinctive and attractive community image, design, and identity.
• Nature visible and accessible in the city.
Safety and Wellness
A safe and healthy community:
• A safe, non-threatening city in which to live, work, learn, and play.
• Opportunities to lead active and healthy lifestyles.
• Access to healthy, locally grown or produced food.
Culture, Parks, and Recreation
A diverse range of cultural and recreational options:
• A recognized destination for arts and culture.
• Arts and creativity integrated into community life and economic health.
• An interconnected and wide network of parks and recreational facilities.
• Multi-purpose and new types of facilities to meet the needs of a changing community.
Work Session Packet Pg.4
Work Session Board Topic: Montava PUD Master Plan
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Transportation Vision
A connected community:
• Land use and transportation will be fully integrated, both locally and regionally, to create an affordable,
accessible, low energy, low impact, and efficient transportation system.
• Multiple modes of safe, affordable, easy, and convenient travel will ensure mobility for people of all ages
and abilities. Multiple travel modes will make it easy to choose transportation options that support a healthy
lifestyle. Innovative travel modes will be accommodated through flexibility in the transportation system.
• The transportation system will provide safe, reliable, convenient, and effective vehicular mobility and
access.
• Travel infrastructure will be high quality and recognized as world-class by residents, visitors, and peers.
• People will be aware of the impact that their travel choices have on the transportation system, the
environment, and the community. They will have travel options to choose that help Fort Collins achieve its
overall vision of being a world-class community.
Mountain Vista Sub-area Plan
The Mountain Vista Sub-area Plan covers, roughly, the area bound by I-25 on the east, Richards Lake Road and
the Number 8 Outlet Ditch on the north, Turnberry Road on the west, and Vine Drive on the south. This area of
Fort Collins contains a significant portion of the undeveloped land within the Growth Management Area (GMA).
Planning staff initiated the first Mountain Vista Sub-area Plan in 1998 with a subsequent update in 2009. This plan
envisions:
• Distinct community design with a wide range of housing types in a mixed-use setting
• Agri-urban development that connects with the agricultural heritage of Mountain Vista
• A community commercial district anchoring the area
• Opportunities for major employers to locate near the existing Anheuser-Busch facility
• A transportation network that provides connectivity for all modes
• Preservation of existing natural features
In 2016, City Council reconfirmed the direction contained in the Mountain Vista Sub-area plan after considering two
contrasting development scenarios (Rural Scenario and Open Lands Preservation Scenario). Montava proposes
amendments to the Mountain Vista Sub-area plan that relate to the proposed development plan.
Transportation Master Plan
The Transportation Master Plan establishes a vision and suite of policies to achieve build out of the Master Street
Plan. Plan Fort Collins united the City Plan and Transportation Master Plan updates under one, unified public
process in 2010. Council adopted the Transportation Master Plan update along with City Plan in 2011. City Plan
articulates the vision for the Transportation Master Plan in the Transportation Vision section, as mentioned
previously in this report. The Master Street Plan adopted as part of this plan allows for amendments. Montava
proposes a number of amendments to the Master Street Plan.
Parks and Recreation Policy Plan
The Parks Planning & Development Department uses the Parks and Recreation Policy Plan as their guiding
document for the buildout of the Fort Collins park and recreation system. The purpose of the Parks and Recreation
Policy Plan Update is to assess the park and recreation needs of the Fort Collins community, evaluate the City’s
current services, and provide clear and implementable recommendations to deliver the level of service needed to
meet the community’s changing needs. The vision of this plan states:
Fort Collins’ parks, trails, and recreation facilities give quality of life and beauty to our city.
These essential assets connect people to place, self, and others. Fort Collins’ residents
treasure and care for this legacy and will build on the past to provide for future
generations.
Work Session Packet Pg.5
Work Session Board Topic: Montava PUD Master Plan
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The goal statements of the plan are:
• Ensure Fort Collins’ parks, trails, and recreation legacy for future generations
• Provide a wide variety of high quality recreation services and opportunities for all residents
• Create an interconnected regional and local trail system
• Develop parks and recreation facilities and programs that promote community in the City
• Parks, trails and recreation facilities and programs will focus on enhanced sustainability and green
practices
One of the major findings of this plan is the need for additional parks in areas slated for new development. The
plan also proposed a timeline for development of all future parks. Per this timeline, the proposed North Community
Park located within the Montava development will not build out until 2025. This plan also indicates the North
Community Park should be 100 acres in size. Montava proposes a reduced size for the community park, currently
shown as 80 acres in the PUD Master Plan documents.
Nature in the City
Nature in the City is a planning effort to further protect and integrate nature into the City’s fabric through a variety
of regulatory, policy, outreach and collaborative solutions. The vision of Nature in the City is to provide a connected
open space network accessible to the entire community that provides a variety of experiences and functional
habitat for people, plants and wildlife. One goal of this initiative is that every person living in Fort Collins is within a
10-minue walk to nature. Nature in the City also recognized the need for new development to contribute to this
vision by proposing design guidelines to further the vision of Nature in the City.
3. OVERVIEW OF UPCOMING MEETINGS AND STAFF REPORT
As of the writing of this staff report, Montava is still in the review process. The City received Montava’s most recent
submittal on January 23. Staff will hold a review meeting with the Montava team on February 13. As such, staff has
not concluded their analysis of the PUD Master Plan. Below is the current timeframe for all public hearings and
outreach scheduled for Montava:
• February 4 – Super Boards and Commission meeting
• February 21 – Planning & Zoning Board Work Session
• March 1 – Planning & Zoning Board Special Work Session
• March 7 – Planning & Zoning Board Special Hearing
• March 21 (if needed) – Planning & Zoning Board Regular Hearing
• March 26 – City Council, 1st Reading
• April 16 – City Council, 2nd Reading
The staff report for the special meeting on March 7 will follow this structure:
1) Discussion of surrounding zoning and land uses
2) Overview of PUD Master Plan regulations
3) Conformance with applicable adopted plans and policies
4) Compliance with Article 3 standards
5) Compliance with Division 4.29, Planned Unit Development Overlay
a) Review procedure
b) Permitted uses
c) Modification of densities and design standards
6) Public outreach summary
7) Findings of fact and conclusion
Montava proposes numerous modifications to allowed uses, allowed densities, and design standards. The bulk of
the staff report will contain analysis for these modifications.
Work Session Packet Pg.6