HomeMy WebLinkAboutMINUTES-05/27/1975-AdjournedW°r
May 27, 1975
COUNCIL OF THE CITY OF FORT COLLINS, COLORADO '
Council -Manager Form of Government
Adjourned Meeting - 2:30 P.M.
An Adjourned Meeting of the Council of Fort Collins was held on Tuesday,
May 27, 1975 at 2:30 P.M. in the Council Chamber in the City of Fort Collins
City Hall. Mayor Russell called the meeting to order. Present: Council
members Bloom, Bowling, Gray, Reeves, Russell, Suinn and Wilkinson.
Absent: None.
Staff members present: Brunton, DiTullio, Case, Cain and Lewis.
Also: City Attorney March, Jr.
Northwood Apartments P.U.D. Final Site
Plan and Subdivision Plat tabled
Councilman Wilkinson stated he would like to excuse himself on this item,
but before he did, he wanted to compliment the staff on getting copies of
the agenda backup material to the interested parties in order that they .
might review it before the Council meeting.
Associate Planner, Paul Deibel, identified the area in question, consisting
of 16.2 acres of R-P zoning proposed for 182 multi -unit family townhouses
with a density of 11.2 units per acre.
The project would be developed as a private project, but under Section 236
of.the National Housing Act, to provide rental housing for qualified
moderate income families. The project is also a participant in "Project
Breakthrough" a H.U.D. program to encourage modular construction to be
assembled on site. Mr. Deibel presented slides of similar housing in
Greeley.
The Planning and Zoning Board had reviewed this proposal, then called
"Heritage Square" in 1973. In June of 1974 Northwood Apartments P.U.D.
was again presented to the Planning and Zoning Board, at that time the
Board recommended approval with the following conditions:
(a) That the west side of Shields be improved from Stuart Street to
Prospect.
(b) That emergency access within the site be improved.•
(c) That all existing trees be preserved.
In July 1974 the Council considered the proposal at a work session, and
recommended that the density be reduced and more open space be provided.
In February, 1975 the Planning and Zoning Board again considered the plan, as
utility plans had not been submitted for approval. Again in March, 1975
Council reviewed the proposal, because of the discrepancy between Staff and
Board recommendations concerning density and open space, Council again
stated that additional open space be provided and that it be functionally
related to the development.
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Mr. Deibel reviewed the following changes since the March work session:
Changes t.o.Prosent:
Since that time, the developers have changed the proposal in = effort to
respond to the concerns of the staff, Board and Council. Most significantly,
the overall boundary of the project was enlarged to include the 6 acre
open space area north of Heritage Drive, thereby reducing overall density to
11.2 units per acre. Heritage Drive has also been changed from a through
street to a cul-de-sac. The Staff and Planning and Zoning Board recommenda-
tion concerning the improvement of Shields Street, emergency access, and
preservation of existing trees have been complied with. The recommendation
for 48 additional parking spaces has not.
Planning Director, Les Kaplan, gave the final Staff recommendation and
referred to a letter written to Administrative Assistant, John McGraw,
from Mr. Paul M. Teague of H.U.D., in which the need for 236 elderly housing
and 236 non elderly income housing,was addressed. Mr. Kaplan read the con-
cluding paragraph: "In conclusion, it is my opinion that the elderly Section
236 housing market is overbuilt, but the Lew -Rent Public Housing and Rent
Supplement elderly housing markets are, to say the least, underbuilt.
The nonelderly Section 236 housing market will be adequately supplied for
about 18 months upon completion of Northwood, whereas, the nonelderly
Low -Rent Public Housing and Rent Supplement housing markets are, again,
underbuilt, even considering the 50 Public Housing Units that your Authority
has. .
The staff recommendation is as follows:
The Planning Staff recommendation is, therefore, approval subject to the
following conditions:
1). Approval of all utility plans by the City Engineer.
2) Approval of the landscape plan by the Planning Office.
(The landscape design should be revised to include more trees
in the open area north of Heritage Drive arranged so as to
define it as a distinct area corresponding to Northwood
Apartments. Species for the low lying part of the area
should be changed to water tolerant types. Technical
mistakes on the plan should be corrected.)
3) Minor. revisions to the site plan:
a."` Clarification of canal easement.
b. -Extension of fire access paths into parking lots
with raised curbs.
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Mayor Russell called for Council comments at this time. Councilman Bloom
inquired into the School Impact Statement. Paul Deibel stated the net ,
analysis for the Northwood Apartments is that it would not pose an immed-
iate problem in terms of enrollments of any of the affected schools.
Councilman Suinn stated he had a comment on this item, he requested the
Board of Education to review the impact statement and the summary of
their conclusions. Councilman Suinn read the following into the -record:
"At a meeting of the Board of Education last night, the Board reviewed the
impact statement regarding the Northwood Apartments and came to the
following:
1.' The Board would voice its concern over the added development of
housing in this part of town due to overcrowding problems it causes.
Thus, it would prefer that developments, such as Northwood, would
be located in the north part of town.
2. Were the Northwood Apartments to be built on the currently proposed
location, the Board would provide no guarantee that the youngsters
of this apartment might not be bussed to other schools with more
room outside of this area".
Councilman Bloom inquired into Heritage Drive being built as a cul-de-sac,
specifically, into the traffic input into the various parking areas,
further, if this would detract from people using the proposed open area. '
Mr. Kaplan stated this was the better of the two alternatives as a through
street would indeed sever the area.
Councilman Bowling addressed the density of development, the difficulties
of providing housing for those unable to purchase traditional single
family homes, and expressed support for the proposal. Councilwoman Cray
stated she concurred on the need for low income housing, but found herself
"extremely uncomfortable voting on this, on the merits that it does
provide low income housing, I think it is a good area for low income hous-
ing, I am very concerned about the impact on that area as it is already
high density. I do not feel that the green space is functional. I
am very disappointed in the plan that has come back."
Mayor Russell stated he found it "very difficult to agree.with this concept,"
adding that he knew by some experience the difficulty of the mix, in
theory, working well, in practice not working ,—unless there is more space
between units to separate elderly from families with small -children and
students with stereos.
Councilwoman Reeves confined her remarks to the following questions:
1. Question: What is the width of the cul-de-sac? Answer: 28 feet.
2. Question: Are there any of the houses that are more.than two stories
high? Answer: 'No". ,
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3. Question: Will there be any play ground equipment in the park area?
Answer: "No", there will be some play ground facilities in the
apartmentarea, none in the area north and it will not be a high
maintenanced landscaped area.
4. Question: For future developments, would they have to put a bridge
over the canal?
Answer: The surrounding area would have potential for access, and it
would probably be advantageous not to have bridges across the canal.
S. Question: What kind of counseling will be provided for residents and
what percentage is low income.
Answer: No clear answer provided to this question. Confusion as to
the fair market rate was expressed, both by Council and the developers.
Councilman Suinn stated he had several comments, the first, a concurrence
with Councilman Bowling that if the project is not deemed acceptable, then
Council is doing something that is against low income housing, secondly,
the density requirement is an issue of the quality of living of the.indivi-
duals in that area. Thirdly, the issue does boil down to density and not
the question of park usage. In this regard, the mix of people is of
great importance. Also, the compromise suggested by the staff, that of
spreading the park area and providing more space between houses, and
finally, the concern expressed by the Board of Education and the possibility
that there might not be room in the schools across the streets.
Ms..Lou Stizel of.Neighbor to Neighbor, Inc., expressed concern for H.U.D.
establishing fair market rates in the area because of the variances in
incomes with many high salary bearing industries, the University and the
very low income.
Another concern was the counseling and the need to have expert resident
counseling, what would be the relationship between the Parks and Recreation
Department and the area residents for use of the park, and what might be
the relationship with the Housing Authority of the City.
Attorney George Haas, representing Federal Projects, explained what
Federal Projects are and what the project under consideration proposes. In
order to change the configuration and placement of the units, Attorney Haas
stated the. developers would have to go back to F.H.A. and reapply or re-
evaluate the existing application in terms of increased costs causing the
subsidized units to go up in cost.
M;. Charles Rhoades, representing the developers, stated this is the best
possible project in the best possible location. The developers presented
slides of similar developments in other areas.
After making final remarks, Councilman Bloom made a motion, seconded by
Councilwoman Gray, that the Northwood Aoartment Plat be not approved.
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Councilman Bowling stated he wished to address the parking question. The
developers stated he met the current parking requirements. Councilman
Suinn inquired if this proposal were turned downs, was t recourse the
petitioners would have. Councilwoman Reeves and Gray also inquired if
this item were tabled pending a resubmission of a now plan, if they would
not have to go back befoiePlanning and Zoning.
City Attorney March advised the Council that at some point it becomes more
than minor adjustments to the plan and he felt that it is a Council
decision. The Ordinance requires that if major revisions to the
plans are made, then it shouldgo back to the Planning and Zoning Board.
Councilman Bowling inquired of the developers "would you be willing to spread
out those units over the total acreage if this Council was willing to table
it and .let you bring it back to the Council?" The developers responded "Yes".
Councilman Bowling made a motion, seconded by Councilman Russell, to table
this item. Yeas: Council members Bowling, Gray, Reeves, Russell and
Suinn. Nays: Councilman Bloom. (Councilman Wilkinson out of room)
Councilman Russell inquired if it would be helpful to the developers if
a letter were sent from the City to F.H.A. advising them of the technical
problems and soliciting their assistance. The developers requested this be
done.
Memorandum of agreement with Motel Center
Properties, Ltd. approved
Mayor Russell announced that Councilwoman Reeves was excusing herself
from this discussion, claiming a conflict of interest.
City Manager Brunton reviewed the following:
We have been discussing for some time the construction of the new Sheraton
Hotel planned to be constructed on the southeast corner of College and
Magnolia. One probier with this project has been the ultimate possible
location of the Bypass. Recently the City Council. decided that. the Bypass
will be on Rernir.gton Street between Olive and LaPorte. If it is constructed,
the City will require a piece of property owned by the Motel Center located
on the northwest corner of Magnolia and Remington. This property is needed
for parking purposes. In order to accomplish the required off-street parking,
it.was,agreed that the City would obtain some additional property on the west
side of Remington that is not owned by Sheraton Inn.. The City would be
reimbursed for the cost of the property it acquires and then in turn, pay
the developers at the same square -foot cost for the property it needs for
the highway relocation. The intent was that the City would not acquire the
additional right-of-way for street purposes unless the Bypass became a
reality. Our City Attorney will get a letter from the developer, clarifying
this point.
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City Manager Brunton then read the following letter from Motel Center '
Properties, Ltd:_.
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This is to confirm our understanding regarding the agree-
ment between our partnership and the City for the_aquisition
of the Haas property at 313 Remington street, Fort.Collins,
Colorado.
We understand that we will be obligated to purchase the
Haas property from the City after it is acquired in accordznce
with the terms of the agreement, regardless of whether the
City ever does in fact construct the proposed by-pass on
Remington Street, and the City will only be required to pur-
chase property for the Remington Street by-pass from
us to
s is
the extent that such property is needed and the by -pa
-constructed.
�G
Dated: s� 4. 1975
W '
MOTEL CENTER PRO. ERTIES, LTD.
By ��cl
' Councilman Bloom inquired if the City had done this sort of thing before
and if the City is not setting a precedent. City Attorney March replied
that it could not be termed as setting a precedent as this is a special,
particular problem, germain to tbic na.rticular block and this particular
project. There are legal precedents for the whole area of substitute
condemnations
Mr. Henry Haas, 313 Remington, owner of property under consideration,
stated, "I don't know why I have to give up my place for that little
corner up there, it doesn't make sense".
Councilman Bowling made a motion, seconded by Councilman Wilkinson, to
approve the memorandin of Agreement with Motel Center Properties, Ltd.,
and authorize the City Clerk and City Manager to execute the agreement
on behalf of the City. Yeas: Council members Bloom, Bowling, Gray,
Russell, Suinn. and Wilkinson. Nays: None. Councilwom n Reeves
out of room). -
Purchase. of Property directly south of
Spring Creek at the mouth of Spring
Canyon referred to the Administration
Yz Gustav Swanson, Chairman of the Environmental Task Force of DTZ spoke
to the interest of various groups in acquiring the above mentioned
' property. Mr. Swanson stated that he hoped the City would be willing
to purchase the property even if condemnation becomes.necessary as he
thought it was the key to the open space plan in Fort Collins.
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Mr. Bill Holmes, Land Acquisition Officer, spoke to the recent negotiations
for the 21, acres in an attempt to acquire this property in which the City
had offered an option contract for this land at $17,500.00, and the more
recent conversations with the purchaser, Mr.Crafts, who had advised them
that he would trade properties for added considerations. Those being
that the City purchase for him a water tap and build a road to his property.
Councilman Bowling stated that he felt Council has not moved in this area
for two years. Councilwoman Gray said she thought the price is too high
and would rather see the City go to condemnation than pay for the additional
land requested. Councilman Wilkinson stated he could not approve of this
purchase.
Councilman Suinn stated he was in fundamental support of Councilwoman Gray's
proposal. Councilwoman Reeves stated slie would like to see the City
purchase the property ; "obtain the property one way or -another", she felt
the triangle was the key to the foothills; the Poudre River and Spring
Creek, adding its value is immeasurable.
Mayor Russell stated he had been on the site and thought the price is
totally unreasonable, and could not justify the added expense.
Councilman Bowling again spoke to the past attempts at establishing a
foothills policy and that it did not surprise him to see that the price
was now at $7,000 per acre. Councilman Bloom stated, that as much as
.he liked the -idea and the concept, he certainly did not like the price tag
and felt if the property is acquired, it should go the condemnation route.
Councilwoman Reeves made a motion, seconded by Councilman Bowling, to
refer this item to the Administration for further negotiation with added
instructions to consult with County officials to get their input. Yeas:
Council members Bloom, Bowling, Reeves, Russell, Suinn and Wilkinson.
Nays: None. (Councilwoman Gray out of room)
Mayor Russell declared the Council meeting adjourned until 7:30 P.M.
Mayor Russell called the meeting to order.
Ordinance establishing Platte River
Power Authority as separate Governmental
Entity tabled
City Manager Brunton stated that the hearing on the Ordinance be tabled
until June 3, 1975 and that it be considered and adopted as an emergency
Ordinance at that time. This is at the request of Platte River for
financial reasons.
Mayor Russellstated that since Council had no questions regarding this
subject, he would declare the matter tabled.
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Progress Report on Downtown
Ralcvcl opmenY._ PmE� mn_ _ __
City Manager Brunton stated the staff had met with the CORAU group who
felt they had fulfilled their assignment and felt that Council should
now appoint a broader base committee. Following is the administration's
recommendation on the makeup of the committee:
Organization Number
The Planning Commission 1
The Downtown Merchants Association 2
Chamber of Commerce 1
CORAD 1
Landmarks Preservation Commission 1
Members -at -large 3
Council concurred on the makeup and number of the committee as recommended.
City Attorney March will draw a resolution making the appointments to this
committee.
Adjournment
Councilman Wilkinson made a motion, seconded by Councilman Bloom, that the
Council adjourn. Yeas: Council members Bloom, Bowling, Gray, Reeves,
Russell, Suinn and Wilkinson. Nays:
ATTEST:
zz
City Clerk
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