HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 01/13/2004 - CITY PLAN UPDATE DATE: January 13, 2004 STUDY SESSION ITEM
STAFF: Ken Waldo FORT COLLINS CITY COUNCIL
SUBJECT FOR DISCUSSION
City Plan Update
An updated version of City Plan (dated October 15, 2003) has been prepared based on a series of
characteristics adopted by the City Council in March, 2003. The updated document was subjected
to review by the City Council at a study session held on October 28, 2003. At that study session,
the Council indicated a desire to conduct an additional study session to discuss further changes prior
to considering formal adoption of the updated City Plan document. The Council committed to
submitting comments/suggested changes to the updated document that would form the basis for
Council's discussion on the key policy issues.
Attached to this agenda item summary is a document in the form of a matrix table that lists all of
the Council comments/suggested changes, as well as those commentsisuggested changes received
from the Citizen Advisory Committee (CAC) and key advisory boards, e.g., the Planning and
Zoning Board, Affordable Housing Board, etc. The comments/suggested changes are organized in
the following theme sections:
• Growth,Development, and the Growth Management Area (GMA)Boundary
• Transportation
• Environment, Open Space, and Community Separators
• Economic Sustainability
• Impact Fees
• Infill and Redevelopment
• Neighborhoods and Housing
There are four columns in the matrix table as follows:
• The first column is the reference page number from the October 15, 2003 draft of the City
Plan document.
• Statements in the second column are from the October 15, 2003 draft of the City Plan
document. The statements in this column show additions to the 1997 version of City Plan
by underlines and deletions as shi#kethrettghs.
• The third column identifies the source of a comment/suggested change, then the comment
and/or suggested change. Statements in this third column show differences from the second
column, additional wording is shown as underlines and deletions are shown as
ohs.
• The fourth column contains staff comments and responses.
The comments/suggested changes in the matrix table are also color coded as follows:
"Red" wording in the document is for comments, issues, or suggested changes that staff requests
further Council direction on in order to prepare the resolution adopting the updated City Plan
January 13, 2004 Page 2
document. These comments, issues, or suggested changes are summarized below in the questions
staff is seeking Council direction on during the study session.
"Blue" wording is for comments, issues, or suggested changes staff believes Council has already
provided sufficient direction on as per the adopted City Plan "characteristics", therefore, no
additional changes are recommended to be made. Staff does not expect these comments,issues,or
suggested changes to be discussed at the study session unless otherwise directed by the Council.
"Green"wording is for comments,issues,or suggested changes staff believes are minor and/or non-
controversial in nature, and where specific changes are suggested, they will be made and included
in the updated City Plan document. Staff, also, does not expect these comments, issues, or
suggested changes to be discussed at the study session unless otherwise directed by the Council.
GENERAL DIRECTION SOUGHT AND SPECIFIC QUESTIONS TO BE ANSWERED
As the City Council discusses the key policy issues, staff will be seeking Council direction on the
issues that could lead to further revisions to the updated City Plan document that will be sent to
Council for formal adoption. In order to focus Council's discussion and obtain Council's direction,
the key policy issues are listed below with a set of questions designed to guide Council's discussion
on additional changes that need to be made and included in the resolution adopting the updated City
Plan document.
Growth, Development, and the Growth Management Area (GMA)Boundary
A great deal of discussion has focused on the GMA. The following two characteristics were adopted
by City Council in March of 2003:
The existing Growth Management Area (GMA) boundary is retained except for
possible expansions to add the CSU Foothills Campus and the Fossil Creek CPA.
(DRPS).
The GMA boundary will be reviewed and if necessary, modified according to pre-
established criteria and/or procedures in conjunction with comprehensive updates
of City Plan (DRP7).
Based on these characteristics, public meetings, and discussions with the Citizen Advisory
Committee (CAC),the principles and policies of City Plan were modified to reflect this direction.
The GMA boundary is retained as it is presently configured,except for the potential additions of the
CSU Foothills Campus and the Fossil Creek Cooperative Planning Area (CPA). Criteria and
procedures for GMA boundary amendments in the future were defined and references to the 20-year
supply of land and cooperative planning areas (CPAs)for future growth were removed.
Comments on the draft plan mostly focused on whether the boundary should remain the same and
whether criteria/procedures should be developed to address future changes. The CAC and Planning
and Zoning Board generally support the direction in the draft plan. However, on the question on
how frequently a City Plan update should occur(anytime within five years or no sooner than every
five years),and therefore a GMA modification,the CAC was split.The Planning and Zoning Board
January 13, 2004 Page 3
voted 4 to 3 in support of draft City Plan document as written, i.e., boundary amendments can be
considered anytime within five years as part of a comprehensive update to City Plan.
Based on comments received to date, several key questions need to be addressed:
1. Does Council want to make,based on the CAC's recommendations,any additional changes
to the revised staff version which combines Policies GM-1.2 and GM-1.3 regarding GMA
boundary amendment criteria into a single policy? (See pages 5-7 of the matrix table
document for suggested changes to page 148 of the 10115 City Plan document.)
2. Should comprehensive updates to City Plan be limited to "once every 5 years" or should
updates be conducted"at least every 5 years"? (See pages 7-8 and page 9 of the matrix table
document for suggested changes to pages 160 and C-3 of Appendix C of the 10115 City Plan
document.)
3. Should the vision statement of the City Plan document be deleted and replaced with new
language as recommended by the CAC, or should the existing language remain as
recommended by the Planning and Zoning Board? (See page 2 of the matrix table document
for the suggested change to page 7 of the 10115 City Plan document.)
4. Is Council comfortable with the use of the word"transportation"to be an all inclusive term
for all travel modes,or should the word"transit"be added to Policies GM-9.1 and GM-9.2?
(See page 9 of the matrix table document for the suggested changes to page 159 of the 10/15
City Plan document.)
Transportation
Some Council members expressed concern about the appropriate use of Vehicle Miles Traveled
(VMT) to gauge the success or failure of the City's transportation planning policies. Staff
acknowledges that VMT is an important metric to be considered in judging aspects of system
performance and is a key to measuring air quality impacts, but cautions that this should not be the
only measurement used as it does not address relative mobility and ease of travel within a system.
Currently VMT is used as a City Plan "trigger" that calls for in-depth analysis if the percent
increase in VMT exceeds the percent increase in population growth.
The trigger for VMT is "Growth rate of VMT higher than population growth rate. The trigger is
calculated as change in VMT divided by change in population greater than 1." The trend continues
to be that VMT is growing faster than population growth. While this may not be a bad vision or
goal, using it as a trigger continues to ensure that the special review process will be invoked quite
often. This trend is not specific to Fort Collins. Throughout the U.S,many communities are dealing
with similar issues.
As part of the next phase of City Plan, the City Plan indicators and triggers need to be revisited.
Staff will be investigating other metrics in addition to VMT that better examine and gauge mobility
and relative effectiveness of transportation plans, programs and policies. Staff will be developing
a Mobility Index Measurement Program in 2004 to address these needs. Staff still recommends that
reducing VMT be retained as a worthwhile and important goal for the City to strive for.
January 13, 2004 Page 4
Based on comments received, the following key questions need to be addressed:
1. Should Principle T-1 be reworded deleting the phrase "while reducing vehicle miles
traveled" effectively eliminating the use of vehicle miles traveled (VMT) estimates as an
appropriate measurement to be used to help gauge the success/failure of the City's land use
and transportation planning policies? ? (See page 12 of the matrix table document for the
suggested change to page 97 of the 10115 City Plan document.)
2. Should the vision statement on page 28 of the City Plan document be reworded to more
strongly indicate the City's willingness to fund and build regional and interregional transit
connections? (See page 11 of the matrix table document for the suggested change to page
28 of the 10115 City Plan document.)
3. Should the vision statement on page 31 of the City Plan document be reworded to delete the
word"enduring"in relation to streets being the most important public spaces? (See page 11
of the matrix table document for the suggested change to page 31 of the 10/15 City Plan
document.)
Environment. Open Space and Community Separators
The following characteristic was adopted by the Council:
The City will actively pursue acquisition and/or protection of open spaces, community separators,
natural areas, wildlife habitat, riparian areas, wetlands, and valued agricultural lands and provide
for the appropriate use and enjoyment of these areas by the citizenry(OS1).
Adopted open space separators between Fort Collins, Loveland, Wellington, Windsor and Timnath
will be implemented and expanded(OS2).
Based on these characteristics,the principles and policies of City Plan were modified to reflect this
direction. This included minor wording changes to most policies, focusing on the addition of a
community separator section, clarification of what was envisioned for the edges of the GMA, new
policies for the Boxelder drainage, and acknowledgment that natural resources protection should
include a regional strategy. The CAC,Planning and Zoning Board and NRAB generally support the
policies as they are. Some refinement has occurred to ensure that there is consistency in the
wording.
Based on comments received, the following question needs to be addressed:
1. Should policies for the City's acquisition of open lands indicate the City will "actively"
pursue acquisition or "aggressively" pursue acquisition? (See pages 16, 26, and 28 of the
matrix table document for the suggested changes to pages 51, 142 and 144 of the 10/15 City
Plan document.)
Economic Sustainabilitv
Discussion has also focused on ensuring that the City has a healthy and sustainable economy. The
following two characteristics were adopted by the Council:
January 13, 2004 Page 5
Fort Collins strengthens its existing economic base while finding ways to
strategically expand and diversify its employment options, including but not limited
to a center for retail trade, cultural offerings, medical facilities, and educational
institutions within its boundaries. (REI b).
The City of Fort Collins will remain fiscally healthy, and be able to sustain adopted
levels of public services and facilities (e.g., police protection, street maintenance,
parks, natural areas, library, and cultural arts, etc.) (RE4).
Based on these characteristics,the principles and policies of City Plan were modified to reflect this
direction. For example, a number of statements were modified to support economic development.
Other enhancements included the addition of polices focused on preserving and attracting
employers; ensuring the City has a strong revenue base; and promoting regional strategies for
economic development, land use, transportation and the environment.
During Council's review of the document,comments focused on whether the policies fully address
the region and the economic characteristics. Several other comments were on how proactive the
City should be in regards to economic development.Additional comments focused on how to obtain
economic sustainability. The Planning and Zoning Board and the CAC voted to support adding a
new policy to address economic sustainability.
Based on comments received, the following question needs to be addressed:
1. Should a new principle and new policies be added to City Plan that specifically address
economic sustainability? (See pages 37 of the matrix table document for the suggested new
principle and new policies to be added to page 119 of the 10115 City Plan document.)
Impact Fees
No characteristic directly addressed impact fees. However, there is strong agreement that new
growth should pay its own way. Council comments from the draft review focused on use of the
terms "full share" and "fair share." The CAC was split in the use of these terms. The Planning
Zoning Board agreed to support the term "full legally permissible share."
Based on comments, one key question needs to be addressed:
1. Should the policies regarding the level of impact fees paid by development state that
development should pay its "fair share" or "full share" for the costs of needed
improvements? (See page 38 of the matrix table document for the suggested new principle
and new policies to be added to pages 118 and 154 of the 10115 City Plan document.)
Infill and Redevelopment
Additional redevelopment and infill development has received strong support throughout the
process, with the philosophy of growing inward instead of outward. The following characteristic
was also adopted by the Council:
January 13, 2004 Page 6
Additional emphasis is placed on encouraging redevelopment and in-fill through the
creation ofpublic investment and policy changes,fostering high quality development
projects within certain predetermined areas according to subarea plans(DRP11).
Council comments on the draft plan stressed that the targeted redevelopment areas should represent
those identified in a subarea plan or areas where zoning permitted additional intensity.The current
map showing potential redevelopment/infill represents this approach. Other comments were focuses
on when is it appropriate to use public investment. The CAC and Planning and Zoning Board, in
general, support the wording in the draft plan.
Based on comment received, the following question needs to be addressed:
1. Should the Policy GM-8.5 include a listing potential"public investment tools"the City could
consider using to encourage redevelopment and infill development in appropriate areas?(See
page 41 of the matrix table document for the suggested changes to Policy GM-8.5 on page
157 of the 10/15 City Plan document.)
Neighborhoods and Housing
With redevelopment and infill development receiving such strong support throughout the process,
concerns about the stability of existing neighborhoods needed to be addressed as well as the effects
of increased land values/costs on the provision of affordable housing. The following characteristics
were adopted by the Council:
The character of existing neighborhoods will be respected when infill and redevelopment
occurs. Infill and redevelopment may result in the intensification and change of character
within certain predetermined parts of existing neighborhoods as determined in a subarea
plan (HNI).
Additional programs to provide affordable housing within the community are actively
promoted, increasing housing supply and variety(HN3).
As indicated, Council comments on the draft plan stressed that the targeted redevelopment areas
should represent those identified in a subarea plan or in areas where zoning permitted additional
intensity. Again, the current map redevelopment/infill represents this approach.
Regarding policies on affordable housing,the CAC recommends a change to Policy HSG-2.9 while
the Affordable Housing Board recommends against the change.
Based on comments received, the following questions need to be addressed:
1. Is Council comfortable with staff's rewording of Policy GM-8.3 regarding areas where
intensification of density may occur as a result of existing zoning? (See page 47 of the
matrix table document for the suggested rewording of Policy GM-8.3 on page 157 of the
10115 City Plan document.)
2. Should the title of Policy HSG-2.9 be changed from "Supply of Land" to "Supply of
Affordable Housing" in regards to affordable housing? (See page 46 of the matrix table
January 13, 2004 Page 7
document for the suggested rewording of Policy HSG-2.9 on page 123 of the 10115 City
Plan document.)
ATTACHMENTS
1. Matrix Table listing all comments/suggested changes.
2. Meeting Summary of the October 22, 2003, CAC meeting.
3. Minutes of the October 30,2003,Planning and Zoning Board meeting on the updates to City
Plan and the Transportation Master Plan.
4. December 2, 2003, Downtown Development Authority memorandum.
5. December 4, 2003, Affordable Housing Board memorandum.
6. December 10, 2003, Natural Resources Advisory Board memorandum.
The above materials relating to this item, were previously distributed to the City Council on
Tuesday, December 16, 2003.
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CITY OF FORT COLLINS
CITY PLAN AND TRANSPORTATION MASTER PLAN UPDATE
• CITIZEN ADVISORY COMMITTEE
Meeting Summary
Fort Collins Streets Training Facility
625 Ninth St.
October 22, 2003
6- 8:30 p.m.
STAFF CONTACT: Ken Waido, Advance Planning, 970-221-6753
MEMBERS PRESENT:
Sue Beck-Ferkiss Carol Ann Hixon Gregory McMaster
Dale Breidenbach Linda Hopkins Kay Rios
Daniel K. Brown Michelle Jacobs Mary Robertson
Gino Campana Gina Janett Brigitte Schmidt
Glen Colton Linda Knowlton Mickey Willis
John T. Gless Scott Mason
STAFF PRESENT: CONSULTANTS PRESENT:
• Ken Waido, Advance Planning Bruce Meighen, EDAW
Mark Jackson, Transportation Planning Ben Herman, Clarion Associates
John Stokes,Natural Resources Jody Erikson, RESOLVE - Facilitator
I. Administrative
Mark Jackson announced that copies of the Transportation Master Plan Update are available and
the text is posted on the City's Web site. Comments can be e-mailed to Mark, who thanked the
CAC for its time and effort on the update.
The purpose of this final meeting was to discuss any changes to the draft City Plan document
CAC members felt had not been appropriately addressed previously, to develop final advice to
City Council. Based on comments from members prior to this meeting, the following issues were
brought forward, in priority order:
1. Policy GM 1.3 —Procedures 8. Vision Statement
2. Appendix C-Timing of GMA Changes 9. Population Projections
3. Principle GM 6-Fiscal Impacts of Development 10. Open Lands--Definitions and Glossary of Terms
4. Policy HSG 1.3 -Accessory Housing Units 11. Policy GM 4.1 —Rationale
5. New Econormc Sustainabilrty and Development 12. Redevelopment and Infill Map
Principle 13. Appendix A
6. New Boxelder Drainage Protection Policy 14. Policy EX 1.4
• 7. Policy ECON 1.4-Jobs/housing balance 15. Policy HSG 2.9--Supply of Land
Staff and consultants suggested this prioritization and there were no objections.
Some issues brought forward that were not discussed by the group, according to the following
procedure used for all issues:
a. The member who made the suggestion had one minute to make the case for further
discussion
b. The CAC voted whether to discuss, with simple majority ruling.
The CAC decided not to discuss these items:
• ECON 1.4 - Jobsihousing balance
• Open Lands Definitions and Glossary of Terms
• Redevelopment and Infill Map
• Appendix A -not yet updated
II. Discussion and Advice
Policy GM 1.3 Procedures and Appendix C -Timing of GMA changes were discussed
together.
Bruce Meighen explained that the procedures outlined in Appendix C will be referenced in the
text of Policy GM 1.3.
ADVICE: The CAC voted(10yes/5no, 1 abstention) to repeat the procedures as a separate
policy within the body of the document.
Given that modifications to the City's Growth Management Area can occur only within the
context of a comprehensive update of City Plan or at the discretion of City Council in response to
a triggering event, CAC members felt the need to specify the timing of such updates. Staff pointed
out that it is possible to have a comprehensive update of City Plan without addressing the issue of
GMA boundaries,however.
ADVICE: The CAC was split about recommending specific timing for comprehensive
updates of City Plan; vote: 9 - would like to specify the timing of no less than every five
years, 7 - would like to specify the timing of at least every five years,but maybe sooner.
Policy GM 6.
It was suggested that the word"full" be substituted for"fair" in this policy and throughout the
document whenever the phrase"fair share" refers to new development paying for the
infrastructure and services necessary to support it. Although"fair share" is never defined in the
document, it was unclear if the change would mean paying a"full" share would not be paying a
"fair" share.
• ADVICE: CAC voted to retain the term"fair share", vote 10 prefer the term "fair share"/7
prefer the term"full share".
• Policy HSG 1.3
ADVICE: CAC voted (10yes/5no, 1 abstention) to send the new wording for HSG 1.3 to
City Council.
Recommended wording (extensive means multiple opportunities for public meetings
and/or citizen advisory groups):
Policy HSG-1.3 Accessory Housing Units. The City will initiate extensive public
outreach and subarea planning activities within specific neighborhoods in order to assess
the positive, negative, and cumulative impacts caused by developing additional accessory
housing units. These units can be seen as a viable form of additional, and possibly
affordable housing,but they may also have a profound affect on existing neighborhood
character. Therefore, any new regulations or design criteria concerning accessory housing
units must be developed in concert with residents of the affected neighborhoods.
CAC members pointed out that Accessory Housing Units or"alley houses" are not the same as
infill or redevelopment projects, and such units can be constructed in areas of the City that have
neither alleys nor existing subarea plans. Staff reported that those subarea plans predating City
Plan are already scheduled for updating.
• Principle HSG 3 had been incorporated into Policy EXN 1.1 and stricken from this section.
ADVICE: CAC voted (10 yes/0 no, with 7 abstentions) to restore Principle HSG 3 and
retain its wording in EXN 1.1 as well.
Economic Sustainability and Development
It was suggested that while City Plan addresses economic development, it does not address the
issue of economic sustainability. The following addition was suggested:
Principle ECON 2 - Economic Sustainability: The city will strive to develop an
economy which will be self-sustaining within the limits of its current GMA (including
possible modifications for CSU foothills campus and Fossil Creek area)
o Policy ECON 2.1: Fort Collins will investigate ways to diversify its revenue
stream from the traditional "sales/use tax" model.
o Policy ECON 2.2: Fort Collins will be a leader in developing an economy which
continues to "develop"within its GMA, but is not dependent on continuous
physical expansion of its GMA.
o Policy ECON 2.3: Fort Collins will investigate ways to maintain its desired level
of services in the face of a reduction in revenue coming from shoppers outside its
• boundaries.
ADVICE: CAC voted (1 lyes/7no) to recommend this addition to City Plan.
It should be noted that if Policy ECON 2.2 were stricken, the vote would have been 14-4 in favor
of including this addition.
Boxelder Protection
With the understanding that `Boxelder Creek" does not include the separate floodway west of the
Creek, and with the reservation of many members that protection of Boxelder was previously
discussed by the CAC but restoration was not.
ADVICE: CAC voted (I Iyes/4no, 3 abstentions) to include the following policy.
Recommended policy:
Policy WC 2.7 Boxelder Natural Features Protection: The Boxelder Creek shall be
enhanced restoring the native vegetation,providing wildlife habitat, and restoring the
channel's topography to a naturally meandering plains stream corridor protected by natural
features buffer zones adequate for preserving the drainage as a natural feature.
Vision Statement
The following modification was suggested for the beginning of the second paragraph of the
Vision Statement:
Fort Collins' transformation from a small city to a larger urban center will continue within
its growth management area. To protect the desirable attributes of the city and its
surroundings which we have inherited,the geographical area of the city will be limited.
Our vision is that growth and change will continue within the growth area, affording new
opportunities for us and for future generations. Areas between Fort Collins and
surrounding communities and in the areas immediately outside the GMA will be managed
to preserve the existing rural character. Neighboring communities will continue to develop
and maintain their own identities and character. Fort Collins will become part of a
neighborhood of communities, each separate and identifiable.
Most members agreed that the section needed improvement, but this exact wording was not
necessarily acceptable. Particular items of concern were how Fort Collins can"manage" "the
areas immediately outside the GMA," and belaboring the limitation of the GMA boundary. Bruce
Meighen suggested including similar wording in the foreword to the document rather than in the
Vision Statement.
ADVICE: CAC voted (12yes/4no, 1 abstention) to send new wording that focuses the
vision of City Plan within the GMA boundaries to Council.
Population Projections
• Several members felt using future population figures based on a 3 percent growth projection, as
shown by historical rates, would be more realistic than the lower numbers provided by the State
Demographer. All agreed that faster growth would require hard decisions to be made sooner
rather than later. Staff pointed out that using different projections would require refiguring
parameters for trigging events specified throughout the document.
ADVICE: There was CONSENSU of the CAC to include both the current figures (2.2%)
and the suggested figures (3%), with explanations and implications, in City Plan.
Policy EX 1.4
It was suggested that wording similar to the new HSG-1.3 be added to this policy to emphasize
the commitment of the City to preserving and protecting the positive aspects of neighborhood
character, especially in light of the cumulative effects of infill and redevelopment projects.
ADVICE: CAC voted (14yes/lno, 3 abstentions) to add new wording.
Policy HSG 2.9
ADVICE: CAC voted (10yes/6no, 2 abstentions) to change the title of this policy to
• Supply of Affordable Housing.
The wording of the policy remains unchanged.
III. Overall Advice
After much deliberation, the CAC declined to provide any overall statement on the updated City
Plan document. In general, the complicated process produced no strong consensus, some major
points of disagreement that perhaps reflects the prevailing views of the Fort Collins community at
large.
IV. Next Steps
Staff and consultants will continue to gather input on the document from the City Attorney's
Office, City boards and commissions and other sources. No changes will be made to the draft
dated Oct. 15, 2003. Staff and consultants will compile and list all suggested changes, identified
by source, into two agenda lists. In cases where the advice from different sources is substantially
the same, items will appear on a consent agenda. Where there is significant divergence, items will
appear on a discussion agenda. City Council will choose the items for inclusion, then send the
document back to Staff and consultants to prepare the final version. Once Council has given staff
direction they will make the changes and present Council with a final document for adoption.
• • December 2, 2003, City Council Meeting -- Adoption of City Plan and Transportation
Master Plan Updates
Planning and Zoning Board Minutes
Council Liaison: Karen Weitkunat Staff Liaison: Cameron Gloss
Chairperson: Mika[ Torgerson Phone: (W) 416-7435
Vice Chair: Jerry Gavaldon Phone: (H) 484-2034
Chairperson Torgerson called the meeting to order at 6:30 p.m.
Roll Call: Colton, Meyer, Schmidt, Gavaldon, Craig, Carpenter, and
Torgerson.
Staff Present: Gloss, Eckman, Waldo, Jackson, and Deines.
Consultants Present: Bruce Meighen, EDAW, and R.A. Plummer, PBS&J.
Director of Current Planning Cameron Gloss reviewed the Consent and
Discussion Agendas:
• Consent Agenda:
1. Minutes of the January 17, 2002, Planning and Zoning Board
Hearings -- pulled, not heard
2. Brittany Knolls Development Easement Dedication.
3. Brittany Knolls Development Easement Vacation.
Discussion Agenda:
4. Recommendation to City Council on the Revision of City Plan.
5. Recommendation to City Council on the Transportation Master
Plan Update.
6. Red Tail Development -- Applicant requests postponement to
November 20, 2003.
Member Gavaldon moved for approval of Consent Items 2 and 3, Brittany
Knolls Development Easement Dedication and Vacation. Member Schmidt
seconded the motion. The motion was approved 7-0.
Member Gavaldon moved to continue Discussion Item 6, Red Tail
Development, PDP 2601, until November 20, 2003. Member Craig seconded
the motion. The motion was approved 7-0.
•
Planning and Zoning Board Minutes
October 30, 2003
Page 2
Project: Recommendation to City Council on the
Revision of City Plan.
Project Description: Recommendation to City Council for
adoption of update of City Plan, the
City's Comprehensive Plan.
Hearing Testimony Written Comments and Other Evidence_
Ken Waido, Chief Planner, and Bruce Meighen, Lead Project Manager, gave the
staff presentation. They highlighted both what is changing and what is not
changing in the first update of City Plan since its initial adoption in 1997. Staff,
consultants, and a Citizen Advisory Committee have been working on the Update
for about 18 months. The final step in the process before submitting the City Plan
Update to City Council for adoption is to gather input from City Boards and
Commissions.
Consultant Meighen explained the major changes in City Plan and the two-part
process used to update it. The first part focused on answering one question:
What is the future size and character of our community? This produced a number
of characteristics, adopted by City Council in March 2003. The second part,
which is where we are now, updated principles and policies in City Plan to
support those characteristics. The large public involvement included a public
survey, six pubic meetings, and a Citizens Advisory Committee (CAC) as well as
working with various Boards and Commissions and City staff.
In the first phase, staff and consultants found that our citizens want a compact
community, with a Growth Management Area (GMA) very similar to what it is
today with some flexibility; our undeveloped lands will continue to urbanize;
existing areas should be renewed through redevelopment; neighborhood
character should be preserved at all costs; our community should have a healthy
economy, good regional cooperation, a balance of jobs and housing, a high level
of city services; an active land acquisition program for open lands; and that our
community should be served by a multi-modal regional and interregional
transportation system.
The second phase, updating the City Plan document, was a five-step process.
Consultants went through the existing document and, in light of the adopted
characteristics, found places where changes were needed. They recommended
changes to the CAC, who provide initial feedback on those changes plus
• Planning and Zoning Board Minutes
October 30, 2003
Page 3
additional areas in need of change. Based on those recommendations,
consultants reworked the changes and return to the CAC with final changes. The
CAC then gave final recommendations on whether the changes were
appropriate, and those recommendations were used to update the entire
document. Additional input on parts of the document was provided from City
departments and other Boards and Commissions, for example the National
Resources Advisory Board, to ensure requirements of other plans, such as the
newly revised Natural Resources Policy Plan, were consistent with the language
of City Plan.
Consultant Meighen presented changes to the document in five categories:
Development Patterns, Region and Economy, Open Space and Natural Areas,
Neighborhoods and Housing, and Transportation. He noted that most of the
document did not change, and the process served to reconfirm the original vision
of City Plan. Some of the changes that did occur were major, and these are the
ones he outlined.
In Development Patterns:
• • the GMA is to remain essentially as it is today, with some flexibility to be
amended in the future. Two potential inclusion areas are the CSU Foothills
Campus and Fossil Creek Cooperative Planning Area (CPA), which the
document says will be investigated.
• Because they no longer make sense in light of the GMA remaining at its
current boundaries, references to maintaining a 20-year supply of land have
been removed from the document, as has the definition of a CPA as an area
of potential future city growth. City Council did not adopt a characteristic
calling for a CPA.
• Criteria and procedures for amending the GMA in the future were defined. In
Appendix C, the process for a comprehensive update of City Plan is outlined.
That is just one way of updating City Plan; there are also procedures for
minor amendments.
• City Plan calls for using subarea plans to focus on planning and
redevelopment. The Subarea Plan Map includes a proposed subarea plan for
the northwest area of the city, because it contains vacant lands, and is
expected to feel some growth pressure with the CSU Foothills Campus
adjacent. Staff feels a subarea plan will be warranted there in next five years.
• City Plan also calls for targeted redevelopment in areas where the community
in general agrees redevelopment is appropriate, not everywhere throughout
the city, and for infill to be compatible with the surrounding neighborhood. The
Redevelopment Map shows targeted redevelopment areas; areas covered by
• existing subarea plans, and areas where existing zoning as well as City Plan
allows for greater intensification than current use.
Planning and Zoning Board Minutes
October 30, 2003
Page 4
• The Structure Plan has been modified to take a more regional look at both our
immediate community and what is happening on the edges of our GMA. It
acknowledges the growth plans of surrounding communities and what we
would like to have happen on the edges of our community, including
anticipated county development and where we would like to see community
separators and open lands acquisition The Structure Plan Map has been
updated to more accurately reflect existing and proposed future land uses.
• The Action Plan, which addresses the question what are we going to do to
make City Plan a reality, has been refined, and is now a five-year plan. It
includes amending the Intergovernmental Agreement (IGA), evaluating the
two GMA amendments outlined in City Plan, development of a northwest
subarea plan, evaluating the targeted redevelopment areas for appropriate or
whether a new subarea plan is required as well as for any limitations, and
additional refinements to the Land Use Code identified through the City Plan
Update process.
In Region and Economy, consultants found a number of policies addressing the
health of the Fort Collins economy. The updated City Plan contains additional
policies:
• Related to attracting and retaining employers.
• Ensuring our community has a strong revenue base.
• Strengthening our retail base.
• Promoting regional strategies, not only in terms of economic growth, but for
land use, development and transportation as well.
• Addressing when public investment strategies are appropriate and how to
evaluate when to use them, and different ways to expand the city's revenue
given that the GMA will not be increasing.
In Open Space and Natural Areas, City Plan was modified to be consistent with
the updated Natural Areas Policy Plan (NAPP) and Air Quality Plan (AQP), In
addition:
• A section on Community Separators was added.
• What we envision for the edges of the GMA was clarified.
• New policies for protecting Boxelder Creek were added.
• Acknowledgement was made that protection of natural areas should require a
regional strategy beyond our GMA.
In the Action Plan, City Plan assumes the NAPP and AQP are the primary
implementation tools.
In Neighborhoods and Housing, the original City Plan was very strong. Updates
include:
• Planning and Zoning Board Minutes
October 30, 2003
Page 5
• Additional refinements directed at providing stability to existing neighborhoods
while offering opportunities for infill and redevelopment.
• Conducting redevelopment and infill according to subarea/neighborhood
plans.
• Enhancement of policies related to development of affordable housing.
• A new policy on providing housing with basic access and functionality for
personas of all ages and abilities.:
• The Action Plan recognizes that further work beyond the City Plan update is
necessary to ensure the goal of neighborhood preservation is met. It calls for
modification of the Land Use Code and design guidelines to avoid
incompatible infill and redevelopment; updates to the Eastside and Westside
Neighborhood Plans; modification of zoning where intensification is
incompatible with existing neighborhoods, and new zoning to preserve very
low density (rural) neighborhoods.
In Transportation, City Plan policies were modified to be consistent with the
update to the Transportation Master Plan (TMP), which will be presented later in
the meeting. Modifications include:
• • A clarification and refined definition of transportation corridors.
• Additional policy on content-sensitive design.
• A new policy for transportation corridors within open lands
• Policies supporting a multi-modal transportation system and regional
transportation connections.
• The Action Plan recognizes that the TMP defines improved strategies to
implement the City Plan vision.
PUBLIC INPUT
David Wright with Citizen Planners spoke to add to the e-mail he sent the Board
prior to the meeting. Some of the changes he encouraged have been made, but
City Plan needs a statement that growth needs to pay its own way. We're in a
very unusual circumstance and will be for some time. Federal funds are
extremely limited. When she was in Denver, Gale Norton said the future of
federal funding is most likely in the past, and will likely stay restricted. State
having a hard time coming up with funds, with TABOR holding back generating
new funds even if the economy picks up. Citizens seem quite unwilling to dish
out new tax funds -- we've had transportation issues defeated, and now a jail
issue -- there's a consistent pattern of not wanting to pay more taxes. Our
population is expanding at a fairly rigorous rate, maybe over 3 percent. If growth
• is not paying its way, the state and federal government is not providing money
and the public is not willing to dish out more taxes, the amount of money being
Planning and Zoning Board Minutes
October 30, 2003
Page 6
spent on infrastructure per person will be decreasing. California is the extreme
case -- in 1978 they passed Prop 13, and the people refused to pay any more
taxes. The population skyrocketed and growth was not paying its way, so now
hospitals are closing, roads are falling apart, schools are deteriorating, and police
services are not adequate. Colorado is close to being in a very similar California
Trap: People are reluctant to pay taxes, growth does not pay for itself. According
to Dr. Sieidel of CSU, for every $1 spent by developers, the people pay $1 in
taxes; for rural development the ratio is $3 of taxes for every $1. In that situation,
we start running a deficient, and pretty soon we are unable to provide
infrastructure. I hear Fort Collins alone has $500 million of deferred road projects,
things that need to be done. We have a county jail that needs improvement, but
that issue is not likely to pass. I would like to see this document ask all growth to
pay for itself. This is a very critical issue. The other item I want to talk about is
economic development. California has discovered they can't develop themselves
out of the problem. Frequently new development doesn't pay its full way, and the
situation deteriorates. Then new development actually contributes to the
problem. Economic development has to be a sustainable sort of development.
This document needs to address sustainable economic development, not just
passing out hundreds of thousands of dollars to businesses that when they come
don't cover the cost of infrastructure. The importance of economic sustainability
and development paying for itself cannot be overstated. I'm hoping such a
statement will show up in this document so it is there for future reference. This is
a great City Plan, and a great City. I want to make sure it stays that way. Thank
you for a great job.
PUBLIC INPUT CLOSED
Member Schmidt agreed that economic sustainability is very important, and she
didn't see anything in the Economic Development Action plan that deals with
sustainability.
Consultant Meighen said that CAC had made recommendations for a new policy
on sustainability at its last meeting, after October 15 when the draft document
was last updated. No direct feedback on adding anything to the Action Plan has
been received yet.
The Board discussed process for communicating recommendations to Council.
Member Craig suggested voting on specific policies and sections rather than
giving general recommendations. Chairman Torgerson had more general
comments. Planner Waido requested a formal vote on issues to get the Board's
• Planning and Zoning Board Minutes
October 30, 2003
Page 7
position to effectively communicate to Council. Member Gavaldon suggested that
while members may be OK with an overall section but have concerns about
issues within the section. He proposed voting on any issues members have
within each section then moving on the next section.
Member Colton agreed, and suggested voting on topics and ideas first, then
going back to develop the specific wording of alternatives. The wording could be
distributed between this and the next meeting for review.
Member Meyer agreed with developing specific language offline, saying she
didn't want to spend the next three hours wordsmithing the document. She added
that any issues addressed in the section-by-section review should be things that
are unacceptable, not just little irritations. That way everyone can say what they
need to say, and the Board can move on to the Transportation Master Plan,
which is just as important if not more so..
Member Carpenter agreed, asking members not to beat dead horses, and to
concentrate on issues of concern to the entire Board rather than individual issues
• that members can address before Council as citizens. We need to come to a
consensus of what we have problems with.
The discussion started with Member Colton proposing the same updated wording
for the Community Vision he had suggested as a member of CAC. This
rewording did not appear in the draft document.
Planner Waido explained that the draft City Plan document reviewed by P&Z has
not been changed or rewritten since October 15, so that all Boards and
Commissions can respond to the same document.
Chairman Torgerson said he would rather not vote on specific paragraphs.
Planner Waido suggested the Board vote on more general issues, such as
Member Schmidt's concern about the lack of principles and policies dealing with
economic sustainability. Staff could take that sort of useful direction and work on
the issue between now and when the final document is submitted to Council, to
develop language Council can decide whether to incorporate. He did not have a
firm date for when Council will consider adoption of City Plan.
Member Carpenter felt submitting items already voted on by the CAC didn't make
sense.
• Member Gavaldon said all input should be incorporated, whether it is on a
concept or a text issue. Individuals have to have the same weighted input as the
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October 30, 2003
Page 8
Board. He asked Planner Waido how all the input will be presented to Council so
individual comments don't get lost.
All input will be compiled by staff, without analysis or commentary, on two lists
that will be forwarded to Council with the October 15 draft. One list will contain
changes that are either editorial in nature or where there is no disagreement.; it
can be thought of as similar to a consent agenda. The other list will contain items
where there is sharp disagreement either between different Boards and
Commissions or between Boards and Commissions and staff; similar to a
discussion agenda. This will allow all perspectives on key issues to come before
Council equally. He added that if Council members want to pull items from the
consent list, they can do so. The discussion list currently contains a manageable
amount of issues, according to Planner Waido, and the key issues to go before
Council should be just a handful.
In response to a question from Member Gavaldon, Planner Waido confirmed that
this process applies to anyone who submits comments, individuals, Boards, or
outside groups, such as Homebuilders. In response to a question from Member
Schmidt, Planner Waido explained that all comments will be given equal weight
and no Board or Commission has seen or been asked to comment on the
comments of other Boards and Commissions to avoid becoming trapped in an
infinite loop of comments on comments on comments. He emphasized the
Board's role as that of giving advice to City Council, which will ultimately be
responsible for weighing and reconciling the differing perspectives.
Chairman Torgerson asked the Board to start with discussing The Big Issue, the
GMA boundary, then work toward specifics. Member Carpenter suggested
confining the discussion to content and the bigger issues, the ones the Board will
actually be advising Council on, rather than try to change the documents at the
level of wordsmithing. Member Craig agreed, as long the Board is not giving up
its right to set policy.
Member Gavladon said he was OK with the GMA, but had some specific areas of
concern. He would like to see analysis done on alternatives to make sure any
acquisition is cost-effective for the city. If the cost of bringing infrastructure
improvements for the CSU Foothills Campus up to city standards is too high, he
doesn't want that piece of property in the city. He's uneasy dealing with CSU.
Planner Waido said that a future expansion of the GMA sets the stage for
potential annexation, which requires an annexation agreement, a negotiated
thing. The City is the logical provider of needed utilities, but that's down the road.
Intensification of use in the area will have an impact outside CSU's property, and
• Planning and Zoning Board Minutes
October 30, 2003
Page 9
the University is sensitive to the issue. Lately there has been good cooperation.
Betweent he City and CSU, but Member Gavaldon still expressed nervousness
about dealing with CSU.
Member Craig said we should use the pre-established criteria in City Plan to
evaluate the two potential expansions. Chairman Torgerson countered that he
had a problem with those criteria, because bulleted Item 3 says expansion can
only occur if the activity cannot be accommodated on lands within the GMA. It
may require drastic measures, but all uses can be accommodated, and the item
does not say "reasonably accommodated." Member Schmidt noted that the word
"reasonable" appears in the title of item 3, and the CAC, of which she was a
member, thought it redundant to include it again. Consultant Meighen pointed out
there are two versions of this item; among other small differences, staff
recommends adding "reasonably" into the body of item 3, to emphasize that due
diligence must be performed. Member Schmidt explained CAC wanted to be sure
that in the future there was a very specific reason to expand the GMA, not just an
arbitrary decision. Planner Waido explained that both versions appear because
prior to October 15, this was the only issue on which CAC and staff could not
• come to agreement.
Member Craig moved to recommend the CAC version of City Plan Policy
GM 1.3. Member Gavaldon seconded the motion. The motion carried, 4-3,
with Meyer, Carpenter, and Torgerson voting no.
The Board discussed the issue of requiring a 20-year supply of buildable land,
which was removed from the updated document. Chairman Torgerson disagreed
with the change. Member Craig suggested that with increased density and
increased intensity of use, there might be a 20-year supply within the GMA.
Chairman Torgerson said that according to the Redevelopment Map, there isn't,
especially in light of proposed down-zoning and a moratorium on infill and alley
houses in Old Town. Member Craig asked for staff input.
Consultant Meighen explained that the supply of buildable land depends on the
growth rate. Previously, City Plan was written so that the GMA would be sized to
accommodate everyone who wanted to come to Fort Collins, with a sustained
growth rate over 20 years of 2 percent. Now we will be at capacity within the
current GMA boundary in approximately 10-15 years. Chairman Torgerson
pointed out that 40 percent of the growth rate is internal, which means in 10-15
years, our kids can't stay here. Planner Waido added that an analysis of the
capacity of the current GMA performed by staff and consultants based on
• available vacant lands, economic studies, and figures from the state
demographer, assuming 10 percent of the expected population increase can be
Planning and Zoning Board Minutes
October 30, 2003
Page 10
accommodated through infill, gives a total population of approximately 190,000.
Once that is reached, the community must make a decision on whether there
should be more infill and redevelopment like that 10 percent. Future updates of
City Plan may have to address the question, if you don't grow up and you don't
grow out, what do you do?
Member Colton said the basic question was do we want the GMA to grow? It is
consistent with the current plan to remove references to a 20-year supply of land.
The CAC and public input gave support for community separators and
maintaining the rural character of lands outside the GMA, and such references
would be in opposition to the adopted characteristics. He felt it was a major issue
at the heart of the document.
Chairman Torgerson said he disagreed with those characteristics as much as
Member Colton disagreed with the Community Vision. Member Carpenter noted
that outside the GMA we have no control, and these policies will push growth
outside the GMA into surrounding rural lands, which is incongruous with
preserving the rural character of those lands. The whole document is based on
the first philosophical decision made at the beginning of the process, and we
have to look at the document in that light. Removing the references only makes
sense, whether we agree with it or not. Chairman Torgerson said that would be
the key issue why he will vote against the document as a whole, because limiting
the GMA is fundamental to the document.
Member Colton pointed out that allowing 50 percent more population is not no-
growth, and the CAC did not discuss growth caps, preferring to limit the physical
size. Member Schmidt added that the CAC expects nearby communities to
continue to grow and take responsibility for some of this growth, as embers of a
neighborhood of communities, and felt it would be better for Fort Collins to say
this is the area we are comfortable taking care of, rather than assuming control
and responsibility for infrastructure in an ever-expanding area.
The discussion returned to Member Colton's issue with the Community Vision
and Goals. He read his suggested wording, but the consensus of the Board was
members needed more time to digest it before voting. Planner Waido confirmed
that this change is already included on the consent list of changes for Council.
Member Colton felt more than one Board supporting the change sent a stronger
message, but Member Schmidt pointed out staff will be compiling all comments
with equal weight. Chairman Torgerson felt in light of stopping cooperative
planning and limiting the GMA, it is disingenuous to include maintaining rural
character of the area outside GMA control. Member Craig said she liked the new
community separators acknowledged on the Structure Plan, and those, in
• Planning and Zoning Board Minutes
October 30, 2003
Page 11
essence, are our cooperative planning areas, where other communities have
agreed to clustering and other methods to keep the communities separate
entities. Chairman Torgerson disagreed, pointing out that the Timnath separator
is controlled by Larimer County which has agreed to no such thing and would
approve a subdivision in that area. The program is only voluntary, not a legal
agreement. Member Schmidt agreed that separators are not immune from
development, and she recapped the CAC discussion on this point, which hinged
on the definition of lands inside the GMA being destined for urbanization. The
City can own parcels of land outside the GMA to protect their character.
Members will review the wording of Member Colton's version of the Community
Vision during the next break, and vote on it later.
Member Craig asked to take up the issue of economic development and
sustainability, as presented on Page 117 for the document. She felt that while it
is referred to throughout the document, sustainability isn't stated in the Policies
and Principles at the level that it should be, and suggested that a new Policy
ECON 2 with two or three supporting Principles be added. In response to a
question from Member Carpenter, Member Schmidt read the definition from
Appendix G-9 of the document:
• Sustainability refers to the long-term social, economic and environmental health
of a community. A sustainable community thrives without compromising the
ability of future generations to meet their meets. Sustainable cities use resources
efficiently and effectively. They conserve, reuse and recycle. The use local
resources where the can, they minimize exportation of environmental risk.
Sustainability requires integration of goals and policies. For example, economic
development, afford housing, public safety, environmental protection and mobility
are interrelated ad should be addressed in a holistic way. Similarly, the city's
future is intrinsically linked to that of the region, state, nation and the world.
Sustainability depends on inclusion bringing together different stakeholders to
identify common values and goals and to work to achieve them. Sustainability
means thinking long-term. Meaningful solutions to challenges transcend calendar
year and electoral cycles. All decisions about how to meet the present needs of
the community should take into consideration potential impacts on the ability of
future generations to meet their needs.
Member Craig would like this to be the basis for the new Policy ECON 2.
Member Schmidt moved to recommend that the City Plan document
include more definite policies, principles and action items in the Action
Plan related to economic sustainability. Member Craig seconded the
• motion.
Planning and Zoning Board Minutes
October 30, 2003
Page 12
Member Galvaldon asked if sustainability is included throughout the Economic
section. Planner said that if it is a duplication, it's a good duplication. Member
Meyer pointed out that while she had no problem adding such a policy, the City's
has no economic development policy, which would be more important. Member
Colton felt it was important to start talking about how the City will achieve
sustainability.
The motion was approved 6-1 with Chairman Torgerson voting in the
negative.
Member Colton asked why Policy ECON 1.1 was rewritten by staff. Planner
Waido replied that it was in support of the adopted characteristics. Consultant
Meighen added that it was added through the CAC consensus and compromise
process, to be truer to the characteristics and provide a higher level of emphasis,
as with the sustainability policy just added. Member Colton wanted to know if it
implied the City will be giving financial incentives to companies. Planner Waido
and Consultant Meighen replied no, since the wording is not "will" but will be
"strategic" and working with employers and use other mechanisms. Member
Colton was concerned it would be expanding the City's involvement in economic
development. Quality of life is the economic engine of the community, and he
doesn't want to see the City start wooing new businesses. A supermajority of the
CAC did not instruct staff to reword it or strike it. Member Gavaldon asked for
clarification of why it was rewritten if the CAC was split on the issue. Consultant
Meighen pointed out that the CAC was split on most issues on which they voted,
and very little in the City Plan document received unanimous support. Without
the meeting notes in front of him, he could not say exactly what the vote was, but
if it was reworded, staff and consultants had received direction to do so from
more than 50 percent of the CAC.
Member Colton moved to keep existing wording of Policy ECON 1.1. Motion
seconded by Member Craig.
Member Carpenter would not support the motion, because she saw nothing in
the rewritten version implying incentives. She asked rhetorically, if our kids won't
have anyplace to live, they wouldn't need jobs either? She expressed concern
that the Board was pulling out anything and everything having to do with the
basics of life. It's part of the City's job to make sure the community has a good
economic environment. Member Craig said the old policy said the same thing in
fewer words. Member Carpenter asked why change it back? That's
wordsmithing.
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• October 30, 2003
Page 13
The motion was defeated 4-3, with Chairman Torgerson and Members
Meyer, Carpenter, and Gavaldon voting in the negative.
Member Gavaldon wanted to make clear that he felt ECON 1.2 would be
sufficient to prevent incentives for being used, but he didn't want to see an
expansion of them. More words were better for him. Member Colton said
incentives were bad policy and didn't want to support them.
Member Schmidt brought up the criteria and procedures for GMA modification.
While the criteria are stated on Page 148, procedures are contained in Appendix
C. She would like to see the procedures moved up with the criteria, and focused
much more on what is required for a GMA expansion. She felt the procedures in
Appendix C dealt mostly with procedures for updating City Plan as a whole, of
which GMA modification can be a part.
Member Schmidt moved to recommend specific procedures for updating
the Growth Management Area become part of Policy GM 1.3, right below
the criteria, and refer to what is required for a review of the GMA. Member
Colton seconded the motion.
• Member Gavaldon asked if we move this, shouldn't we move other items too? He
asked for staff input. Planner Waido pointed out that the GMA couldn't be
modified outside a comprehensive update of City Plan, but a comprehensive
update does not necessarily involve a GMA boundary change. If a GMA
boundary change is proposed, it automatically kicks in a cover-to-cover review of
City Plan. It's not a minor amendment. A comprehensive update of City Plan is
the only one way to change the GMA. Chairman Torgerson asked if a
comprehensive update of City Plan just for a minor expansion of the GMA would
be a good use of staff and city resources. Planner Waido replied that while the
size of a GMA expansion may be minor, the implications of expanding it are far-
reaching, and those implications need to be considered fully. Member Colton felt
adding the procedures under the criteria would add clarity to the document.
The motion was defeated 4-3 with Chairman Torgerson and Members
Meyer, Carpenter, and Gavaldon voting in the negative.
Member Carpenter respectfully requested that the discussion remain focused on
content, not items like organization of the document more appropriately handled
by staff.
Chairman Torgerson addressed Policy HSG 1.6 on page 121. He read it:
•
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October 30, 2003
Page 14
Housing units, including single-family houses and multiple housing units, shall be
constructed with practical features that provide basic access and functionality to
people of all ages and widely varying mobility and ambulatory-related abilities.
He said what that means is that we'll all have handicapped ramps in our homes.
Visitabilty is a movement afoot in the Building Department, to make is possible
for handicapped folks to be able to visit every home in Fort Collins. He personally
feels he has a problem with this because he doesn't need ramp into his home.
Every seventh apartment built in Fort Collins is fully accessible, and that makes
sense for rentals, but not for individual homes. Member Gavaldon added that the
Fair Housing Act has specific requirements for accessibility, and he agreed with
Chairman Torgerson that he didn't want a ramp in his home. Chairman
Torgerson said that the reality is that he's never had this problem at his home so
he doesn't see the need to cause extra expense. Member Craig asked what
practical features meant. Planner Waido explained the policy came from staff and
the Commission on Disability and grew out of the Practical Housing for All
projects. Director Gloss added that some of the requirements include wider door
openings, bathroom dimensions to allow wheelchair access, walls constructed to
be able to support grabbers in the bathroom but not the grabbers themselves, as
well as one accessible entrance. Member Craig pointed out that minor
modifications made at the time the house is built are much less expensive than
retrofitting should the need arise in your family or you want to sell your house in
the future. She recalled the Practical Housing presentation to the Board and
thought it made some valid points. She suggested giving staff general direction
on this point rather than voting on including or not including it, and have staff
check if it would mean ramps or an extra stud or two in the wall. Chairman
Torgerson said adding handicapped accessibility upfront still adds significant
expense to construction. Member Gavaldon said his remodeling of his 1940s
house was made accessible through means other than a ramp at the front door.
He didn't want to be micromanaging design issues that are better dealt with by
consumers, builders and neighborhoods. The rest of the document isn't
micromanaging, why is it here? Member Carpenter felt the wording was so
undefined, it wasn't clear if it meant wheelchair ramps or extra studs, so she was
uncomfortable approving it. Member Colton suggested changing the wording to
encourage not mandate accessibility. Member Meyer added that another
question was who is going to be in charge of deciding what you have to do, and
who will administer it. It can be interpreted to mandate a ramp.
Chairman Torgerson moved to recommend striking Policy HSG 1.6,
Accessibility. Member Gavaldon seconded the motion.
• Planning and Zoning Board Minutes
October 30, 2003
Page 15
Member Craig said she would hate to lose the thought behind this, and though
she will vote to strike it, she would like to add the caveat that staff should look at
the wording as Member Colton suggested and rework it before it gets to Council.
The motion carried 6-1 with Member Schmidt voting in the negative.
BREAK
As the final item in the section of City Plan dealing with Policies and Principles
Communitywide, discussion returned to Community Vision.
Member Colton moved to replace the second paragraph of the Community
Vision section on page 7 with new wording:
Fort Collins' transformation from a small city to a larger urban center will continue
within its growth management area. To protect the desirable attributes of the city
and its surroundings which we have inherited, the geographical area of the city
will be limited. Our vision is that growth and change will continue within the
• growth area, affording new opportunities for us and for future generations. Areas
between Fort Collins and surrounding communities and in the areas immediately
outside the GMA will be managed to preserve the existing rural character.
Neighboring communities will continue to develop and maintain their own
identities and character. Fort Collins will become part of a neighborhood of
communities, each separate and identifiable.
Member Craig seconded the motion.
Member Carpenter said she would not support the motion, being more
comfortable with the currently wording than with this change.
Motion defeated 4-3, with Chairman Torgerson and Members Meyer,
Carpenter, and Gavaldon voting in the negative.
Member Colton brought up the issue touched on by David Wright in his
testimony, of development paying its own way, specifically Policy GM6 and its
related principle GM 6.1 on page 154.
GM6
Development will pay its "fair share" of the costs of providing need public facilities
and services.
•
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October 30, 2003
Page 16
GM 6.1
The City will have an efficient and fair system of fees and development
requirements that assess s the costs and benefits of financing public facilities
and services the need for which is generated by new development.
Member Colton recommended strengthening the requirement, to ask
development to pay its full cost, not just a "fair share." Fair is ambiguous and
public facilities are becoming inadequate because we have not been aggressive
in charging an adequate level of fees to new development.
Member Colton moved to recommend changing "fair share" to "full share"
in Policy GM 6. Member Gavaldon seconded the motion.
Member Gavaldon agreed, wanting to send the message that there is a full share
of costs that should be charged to new development for public facilities and
services. The public school district, university and public sector should be
included, since we pick up the cost for that, too.
Deputy City Attorney Eckman explained that courts usually interpret the fees
needing an impact-related connection or nexus. He suggested wording such as
"full legally permissible share of services."
Member Colton amended his motion to substitute "full legally permissible
share" for "full share." Member Gavaldon accepted the friendly
amendment.
Member Schmidt asked who determines what is legally permissible. Attorney
Eckman confirmed that developers would have the right to have that determined
by the courts.
Chairman Torgerson asked Transportation Planning Director Mark Jackson if a
high proportion of the transportation deficiencies were attributable to out-of-
community trips into town, and what percentage of the deficiencies could be
attributed to development, the school district, the university and government not
paying its own way. Director Jackson did not have those percentages in front of
him, but did confirm that the deficiencies are a combination of all those factors.
He said through the Master Transportation Plan Update process, staff had found
a marked increase in the willingness of people within Northern Colorado to live
further from their employment and increase their travel times as a result. He
added that the newer development coming in is being built to our current-day
standards and pays impact fees proportionate to the impacts they generate.
Chairman Torgerson asked if restricting growth within our community would
• Planning and Zoning Board Minutes
October 30, 2003
Page 17
increase the regional transportation problems. Director Jackson replied that
traffic does not respect lines on a map, and as long as there is growth in
surrounding communities, and Fort Collins remains a center for employment,
shopping, culture and entertainment, he would have to agree that there would be
a remarkable increase in the regional travel shed. Member Colton disagreed with
the characterization of new development paying its own way outside of the
immediate area surrounding it. His point is that the impacts of new development
on the greater community have not been covered. Rather than a Regional
Transportation Authority (RTA) that would collect taxes, he would prefer charging
regional impact fees. Member Schmidt suggested using creative ways to come
up with development fees to cover parks and other services as well, and maybe
broadening the scope of the Land Use Code to gather it more effectively.
Member Carpenter has a problem with anything other than fair fees. Blaming
development is easy, but the changing nature of the community itself is part of it,
as kids grow up and start driving. Fort Collins can't solve this problem alone, it
needs regional cooperation, and simply raising our impact fees won't solve it.
Chairman Torgerson added that raising our fees might exacerbate the problem.
• Motion carried 4-3 with Chairman Torgerson and Members Meyer and
Carpenter voting in the negative.
Member Gavaldon asked if the reference to special support for low-income
housing in GM 6.2 on page 154 should be changed to affordable housing.
Planner Waido said the terms are interchangeable and both refer to housing
affordable to families making less than 80 percent of the Area Median Income.
Member Gavaldon suggested combining the terms with a slash. He asked about
"special support." Planner Waido said it includes programs that waive or delay
collection of certain development fees, federal grants and subsidies of impact
fees.
In the Neighborhoods section, there were no concerns raised.
In the Districts section, Member Craig asked about building heights on page 199,
and wanted to be sure that the references correspond with the requirements of
the Downtown Strategic Plan. Planner Waido confirmed that when the Downtown
Strategic Plan is adopted, if the requirements of Principle DD3.4 are inconsistent
with it, this section of City Plan would have to be amended.
In the Corridors section, there were no concerns raised.
In the Edges section, there were no concerns raised.
•
Planning and Zoning Board Minutes
October 30, 2003
Page 18
In the Appendices, Member Colton addressed the characteristic concerning
jobs/housing balance: The ratio of jobs to housing must be considered in
determining planning policies so that a balance between employment and
housing can be maintained as well as a balance between basic jobs and non-
basic jobs.
and it's supporting Policy ECON 1.4 on page 118: The City will strive to ensure a
reasonable balance between housing demand and residential development
capacity.
Member Colton wanted to know what was wrong with using the wording of the
characteristic in the policy. He saw a difference between planning for right
amounts of employment, commercial and residential and trying to balance
housing demand and residential development capacity.
Member Colton moved to recommend that staff reword Policy ECON 1.4
more closely to conform to the characteristic. Member Craig seconded the
motion.
Planner Waido explained that staffs intent was to have the types of housing
available for the types of wages being paid. The scope of the policy was
expanded to focus on all types of housing and employment, not just low-income.
Member Carpenter clarified that the intent was to have a match between the
various types of housing and the types of employment available. What would be
the mechanism to ensure that. Planner Waido said the emphasis is on workforce
housing because they are the one usually squeezed out of the market.
Consultant Meighen confirmed that the change under consideration would not
change the intent of the policy.
Motion carried unanimously.
In Appendix C-3, Member Schmidt asked staff if there could be a requirement
that the area to be affected by any modification of the GMA be represented on
any future CAC, even though they would most likely be County residents..
Member Gavaldon moved for recommendation affirmative to the City
Council regarding the revised version of City Plan, the City's
comprehensive plan, and to include the specific votes and items that were
identified by the Planning and Zoning Board and Planning and Zoning
Board comments to be forwarded as well to City Council for their
consideration. Member Schmidt seconded the motion.
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October 30, 2003
Page 19
Member Gavaldon observed that lots of good work has gone into City Plan, even
if it is not what everyone entirely agrees with. He thanked everyone who
participated in it. Member Carpenter felt there were lots of good things in City
Plan that she could agree with, but she disagreed with the basic premise to limit
the GMA. She said she realizes that she'd lost that fight a long time ago. She will
support the motion for all the good in it overall. Member Meyer said the GMA limit
is the reason she will not be supporting the motion. The basic premise gives her
chills. She cannot live with that premise, which lets the whole world decide who
we are. Once we close the gate, the rest of the world can do what they want and
they won't be asking us for recommendations on how to us their land. She
thanked staff for all their hard work. Member Colton said he would be supporting
the motion. He recognized the long process that produced the document, and
that it addresses hard questions. Communities all over the country are dealing
with landlocked situations and are deciding to limit their area. City Plan gives us
pragmatic tools, like open space, low-density zoning and community separators,
to protect our lands and the character of our community. He praised the Structure
Map for showing Fort Collins' intent to protect areas between communities, and
to work with Larimer County to maintain their rural character. He called it a big
• step forward. By not addressing the GMA sooner than every five years, we can
give the City Plan vision a chance to work. Member Schmidt observed that the
differences of opinion on the Board and the CAC reflect the opinions of the
community. Staff worked hard to reconcile the opposing views. Sooner or later
the City will run out of space, and we're trying to address that sooner to find the
most effective ways to deal with it in the long term. We've got a plan in place for
how to make the best use of resources so we have our options open in the
future. She urged continued public outreach so the citizens can continue voicing
their opinions. Chairman Torgerson had serious concerns with the fundamental
issue of not expanding the GMA and not cooperatively planning the area around
us. This document makes infill redevelopment more difficult. Everything going
through the subarea plans is an effective moratorium, because we can only do
subarea plans so quickly, and downzoning limits development within the city
even further. Aggressively acquiring open space while hiking impact fees sounds
like Boulder. He feared we'll have a lot of the same consequences, including a lot
of growth just outside of the GMA, increased traffic and pollution. Capital projects
will rise as everyone drives in to use our facilities but not providing any funding
for them through taxes. Growth will continue but we can't control it, and there
could be nasty unintended consequences. This is not a good direction for the
city, and he won't be supporting the motion. Member Craig said it was time for
the other communities to build communities, build their own parks and libraries
and cultural facilities. They don't want to be just bedrooms for Fort Collins. I
• strongly support the characteristic that says we go out into the region and partner
with the other communities. We respect they want to be their own entities, which
Planning and Zoning Board Minutes
October 30, 2003
Page 20
1. requires physical separation, and 2. we look at things like fiscal sharing on
regional roads. She didn't feel we have to be the leader, but that we can be part
of the neighborhood of communities. Let's let them build what they want to build
and don't think everyone is coming to Fort Collins. When it come to appropriate
regional commercial investment, like the lifestyle center, we're here and we're
ready to support that out of the appropriate funds. She will be supporting the
motion.
The motion carried 5-2 with Chairman Torgerson and Member Meyer voting
in the negative.
Project: Recommendation to City Council on the
Transportation Master Plan Update.
Project Description: Recommendation to City Council for
adoption of update of the Transportation
Master Plan.
Hearing Testimony Written Comments and Other Evidence.
Mark Jackson, Director of Transportation Planning Services, and Consultant R.A.
Plummer gave the staff presentation. They said the updated Transportation
Master Plan (TMP)final draft document is the result of two years of work, and
has been developed in close collaboration with the City Plan Update, especially
in the areas of goals, principles and policies. Staff and consultants have also
worked with the P&Z Board in study sessions to shape the document. It is also
an analytical and forecasting document, a long-range vision document, and an
implementation document that deals with the City's Master Street Plan and
develops a fiscally constrained capital improvements plan. Some parts are an
update, some have been completely rewritten, and some items are completely
new since the original document was adopted in 1997, including traffic signals
and the traffic management system. It's a comprehensive look at transportation
in Fort Collins, both within the City and how we connect to the rest of the region.
Included as an intellectual exercise is the Enhanced Fiscal Capital Improvement
Plan, which looks beyond the stark picture presented by our current financial
situation to ask "What if?" It outlines what hypothetical additional funding would
buy. This will be moved to an appendix in the final document. Current fiscal
restraints have limited the number of projects that can be considered now. The
document is definitely a step up from the 1997 document, especially in the way
• Planning and Zoning Board Minutes
October 30, 2003
Page 21
we document and account for capital needs. Director Jackson asked the Board to
recommend adoption of the document to City Council.
PUBLIC INPUT
None.
PUBLIC INPUT CLOSED
Member Craig asked about follow-up on her question from a prior study session
on Characteristic TR-7, which recommends the City promote a local transit
system. She did not feel that the principles and policies adequately support this.
Director Jackson had discussed this issue with Transfort management and staff.
Promotion currently consists of implementation of the Transfort Strategic
Operating Plan adopted a year and a half ago. It reflected a profound
philosophical shift in the way public transportation is provided to the City of Fort
Collins. It identified a series of four phases to be implemented, and has remained
• as true as possible to that as fiscal constraints allow. The first phase is currently
being implemented, but it may be impossible to implement them all, given the
current funding available. Transfort is also working with SmartTrips and
employers to manage transportation demand and future commuter demand.
Director Jackson's department also promotes transit through the Development
Review Process, especially along the four identified Enhanced Travel Corridors,
requiring projects to allow for adequate anticipated transit facilities and ensuring
what we do today does not preclude transit options in the future.
Member Craig asked about the long-term vision of the TMP and the Master
Street Plan. Right now, we're looking at the constrained version, but we need to
go above and beyond, she said.
Member Craig moved to recommend that City Council direct staff to
enhance the Transportation Master Plan to include a principle or policy that
states the City of Fort Collins will promote a local transit system, similar to
Characteristic TR-7 in City Plan. Member Schmidt seconded.
Member Gavaldon said he was not a fan of the Transfort "experiment" underway
since 1973. There are empty buses, and he's worried that CSU students may get
tired of paying for the service and not support it. Tranfort should pay for itself. He
supports a transit system, but we should look at Transfort and decide if we want
• to support it all the way or not; it has to work or we have to do something
different. He supports studying RTA concepts and linking it up with our local
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October 30, 2003
Page 22
transit. We can build infrastructure and reduce our tax base through trade-offs.
Transfort should go where the public wants to go, not where Transfort wants to
go. Any statement should include the idea that if it doesn't work, we should look
at other alternatives.
Member Carpenter clarified that the motion was in support of a local transit
system, not specifically Transfort.
The motion was approved 5-2, with Members Meyer and Gavaldon voting in
the negative.
Member Schmidt felt that she could not support the proposal in the Master Street
Plan for expansion of Prospect and Carpenter Roads to six lanes. Her concern
was that when the six lanes merge into fewer lanes, major bottlenecking would
occur. She would prefer both roads improved to four lanes and develop transit
opportunities along those routes, since we will have build-out either way.
Member Craig asked for clarification that six lanes on Prospect would extend
from Lemay Ave. to 1-25. Director Jackson said the intent was to have six lanes
at a minimum between the interstate and Timberline Road. On the current Master
Street Plan, Prospect is designated as a four-lane arterial from the highway west
to College Ave. and beyond. To accommodate anticipated increased intensity of
land use, the new Master Street Plan calls for it to be upgraded to six lanes.
Forecast models suggest that there will be severe strain on all of Fort Collins'
primary gateways, and this is a response to that. Director Jackson also clarified
that this did not imply that road construction would begin immediately, just that
the City could secure rights-of-way proactively, a major tool of the Master Street
Plan. If such demand occurs, funding would be part of the street oversizing and
developer impact fees.
Member Craig pointed out that in the developed area between Lemay and
Timberline, rights-of-way would have to be purchased anyway. That brings up
the question of the cost/benefit of adding the two additional lanes that we might
not need for 20 years, and all the associated costs, and whether analysis still
showed it was worth it. She suggested Prospect would be a better candidate for
context-sensitive design solutions, because of the constraints and costs, and
construction and environmental feasibility issues involved.
Director Jackson explained context-sensitive design is a concept that says full
design requirements may not be most appropriate in all situations, and design
must be sensitive to the surroundings while still accomplishing its purpose. He
agreed that elements of the Prospect Corridor are particularly well suited to such
• Planning and Zoning Board Minutes
October 30, 2003
Page 23
solutions and strategies to minimize the footprint in some areas. Level of service
for intersections and their linkages are forecast for the worst-case scenario of
usage, usually the afternoon peak period. Member Craig shared figures that
showed traffic counts from Sharp Point Drive east on Prospect are currently
about 20,000 cars per day, while the Master Street Plan is anticipating 60,000.
She asked what percentage of growth was used in the modeling for the traffic
increases.
Consultant Plummer referred to the table in the TMP that showed population
growth from 1995 to 2001 as 3.1 percent, which was then translated into growth
of households and employment for transportation distribution purposes. Different
land use intensities generate different traffic demands. Director Jackson
reminded the Board that in the future, as the entire Northern Colorado region
grows, Prospect will become a major corridor in and out of the community of Fort
Collins. The development pressures around the Prospect/1-25 interchange are
mounting daily, and the model looks 20 years into the future. Anticipated growth
in all communities in the region as well as interaction with the Denver metro area
is part of the reason Mulberry St. and Harmony Road are already designated
• travel corridors. Member Craig pointed out Mulberry and Harmony are state
roads, and those are the roads she would prefer to maximize through
partnerships with CDOT. She asked if 1-25 would be widened to accommodate all
the anticipated traffic in 20 years, and what about the Prospect interchange?
Director Jackson said there are not extra lanes in the Fort Collins Corridor on the
CDOT long-range plans, based on 1999 figures. Now that CDOT is into the
environmental impact phase of the TAFFS study, it may re-examine the benefits
of widening 1-25, as well as east-west roads in the region that feed into the
highway. Surrounding communities and counties are also planning for increased
traffic capacities and all will play a part. In that case, Member Craig asked, why
not take College Ave. to eight lanes? Director Jackson said that would not be
acceptable to the community because of the effects it would have on an already
constrained corridor. Member Craig felt that widening Carpenter and Prospect to
six lanes would also be a community statement, and she would hate to see roads
the only thing we think about. She was also concerned that such plans would be
setting the City up for financial failure, since we can't afford to pay for four lanes
now. Director Jackson clarified that the incremental increase from four to six
lanes would be funded by street oversizing fees. Member Gavaldon said his
concern was that if Prospect is upgraded to six lanes, motorists will use
Summitview as a shortcut between Timberline and Lemay, which may occur
even at four lanes. Two houses would have to be removed at the corner of
Prospect and Welch to accommodate the expansion, and a lot of other
• properties, parks, and environmental areas would have to be taken out between
Lemay and Timberline. Then there's the question of whether CSU would be
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October 30, 2003
Page 24
willing to give up some land for the additional lanes. There are serious
constraints in the area. There are opportunities on Carpenter east of Ziegler, but
on the west, there are a number of homeowners and a new church that will be
upset. Where else do six lanes go other than interstate, he asked. He felt
Harmony and Mulberry were the best roads to handle the traffic but Prospect
makes him nervous. He also asked how far Carpenter would be six lanes. If we
leave these two at four lanes, could we do something different? Director Jackson
replied that if we leave the roads at four lanes, we would be forced to do
something different to accommodate the demand. Overflow will be forced onto
other roads in the system, how far will depend on how badly drivers want to get
around the congestion.
Member Colton questioned whether street oversizing fees will actually pay for
improvements over natural areas, although he would like to see them included.
Director Jackson pointed out that street oversizing fees are not project-specific,
but go into a more general pot of funds to be used for those types of
improvements. Member Colton asked what happens to all the traffic funneled into
the city through the six lanes. Won't that increase the pressure within the
constrained areas in the middle of town? Director Jackson reminded the Board
that the Master Street Plan represents the ultimate vision of the system, not just
dumping all the projected traffic onto current streets. The plan calls for that
connection to be made to the ultimate capacity design of the rest of the system.
Consultant Plummer added that the traffic runs both ways, so the plan looks at
outflow as well as inflow. Member Colton questioned whether more roads
encourage commuting by allowing people to live further away while driving the
same amount of time. Director Jackson replied that the issue is more complex,
and that people choose to live where they live for many reasons. As we grow as
a region, there will be more choice. We have to think about the choices our
people make to work or shop outside Fort Collins, as well as people who chose
to come into our community. Member Schmidt clarified that the design is a whole
package, and we won't be having big funnels coming down into little cups, that
the other parts of the system will be built to work together. If College Avenue is
already built out north of Carpenter, will it be able to handle the increased load?
Consultant Plummer pointed out that the east-west gateways feed the entire
system, and Harmony and Mulberry are feeling additional pressure because
Prospect is constrained. Director Jackson reiterated a key assumption of the
Master Street Plan is that there will be a built-out, fully functioning, full-grid transit
system bolstering it. If we don't have that, a whole other set of assumptions
comes into play. Member Schmidt asked if six lanes refers only to traffic, and
other lanes for acceleration and deceleration, exit ramps and such, will also be
required, increasing the footprint. Director Jackson replied that specific designs
depend on CDOT design standards for state roads, and/or Land Use Code
• Planning and Zoning Board Minutes
October 30, 2003
Page 25
requirements for city streets, which brings us back to the concept of context-
sensitive solutions.
Chairman Torgerson asked about rerouting Vine Drive. Director Jackson said
that is on the current Master Street Plan and was originally planned to reroute
truck traffic around the Mountain Vista subdivision, and came about through the
Mountain Vista Subarea Plan process. What is has more to do with is to provide
a safe crossing of the Lemay/Vine intersection by elevating it and not requiring a
wide span on the grade separation over the railroad tracks. It also protects some
of the neighborhoods that are out there. The Mountain Vista Subarea Plan is
being revisited now, and consideration is being given to taking the alignment out
even further for cost savings and more safety. Chairman Torgerson asked if it
would be appropriate to comment on these two projects, specifically the need for
grade-separated crossings, given that they are not part of the recommendation
for an update. Director Jackson welcomed all comments, but pointed out that the
northeast quadrant contains the last area of developable land within the City's
GMA, and given the decision to limit the GMA, intensity of development will
increase significantly in that area. The railroad forms a significant barrier to
• ultimate capacity and demand, as well as posing significant safety concerns. The
Public Utilities Commission is very reticent to grant at-grade crossings, and this
area is not only a crossing but a switching location as well.
Member Craig moved to recommend to City Council that the proposed
widening of Prospect Street and Carpenter Roads return to four lanes, not
six. Member Schmidt seconded the motion.
There was no further discussion.
The motion was approved 4-3, with Chairman Torgerson and Members
Carpenter and Meyer voting in the negative.
Member Colton felt the language in Policy T1.9 -- The City will encourage
partnerships among CDOT, the FHA and private interests to build and/or improve
existing interchanges, overpasses and underpasses on 1-25 to increase mobility.
Note: this policy does not commit the City to financial participation in the
interchange improvements.-- was not strong enough.
Member Colton moved to recommend that Policy T1.9 be rewritten to state:
The City will not use City monies, including tax increment financing, to
fund interstate interchange improvements. Member Craig seconded.
•
Planning and Zoning Board Minutes
October 30, 2003
Page 26
Member Colton said during the City Plan process, it was clear the community felt
such improvements are the responsibility of the state and federal government
and the city should not be using limited finances to fix a highway interchange.
Member Schmidt asked for clarification that special improvement districts are not
the same as tax increment financing. Member Colton felt tax increment financing
was not appropriate or fair to existing taxpayers. Member Gavaldon asked for
clarification that this motion would not allow the City to contribute to Park 'n
Rides, landscaping, lane improvements and other facilities not directly connected
with the interchange but contributing to it. His concern was by not doing those
things, private interests and the state would do them and the City would have no
input. He felt that would be shortchanging the City. Member Carpenter agreed,
and said the original wording leaves it open for the City to do the things we want
but not pay for the interchange, which would be unimaginable if the federal
government is already paying for it. Member Craig suggested what we want to
avoid is the tax increment financing, which the City Manager seems to be looking
at without a public process. She would like to close that loophole.
Member Meyer pointed out the lateness of the hour and her continued reluctance
to wordsmith the document at this point in the process. Make a note of the issue,
but don't rewrite it now.
Chairman Torgerson disagreed with the whole concept, saying that tax increment
financing could be a valid way to fund the kinds of improvements we're going to
have to have anyway. If we're talking about a shopping center at Prospect and I-
25, we're going to gather a lot of sales tax and if we can use that to fund an
improvement we're going to need in the future, he'd hate to see the city limit
themselves in that way, and couldn't support this.
Member Carpenter said she would need more information about it before voting
for it. If it is being considered, we should have a public process. We shouldn't
preclude options for the future.
Director Jackson clarified that, despite recent articles in the newspaper, the City
is not considering financial participation in the Prospect interchange
improvements. It is looking at sponsoring a preliminary study by CDOT to enter in
into the process of making improvements to the Prospect interchange. An
independent developer needs a municipal sponsor to do that. Sponsorship does
not mean there are funds attached; the City is not financially participating.
Member Colton offered a friendly amendment to his motion excepting
improvements similar to those made at the Harmony Park `n Ride. Member
• Planning and Zoning Board Minutes
October 30, 2003
Page 27
Craig accepted the amendment. The motion carried 4-3, with Chairman
Torgerson and Members Carpenter and Meyer voting in the negative.
Member Colton asked how the City can ensure the provision of adequate
facilities, as required in Policy T1.4, if there is no money in the budget to do so.
He suggested wording similar to that contained in Policy GM 4.1 of City Plan
should be included in the TMP as well.
Member Colton moved to recommend adding to the beginning of Policy
T1.4 --Adequate Public Facilities, the phrase: Recognizing the limits of the
City's financial resources, and retain the wording of the rest of the policy.
Chairman Torgerson seconded.
Member Meyer asked if the City can't provide adequate public facilities, does that
preclude us from doing anything? In other places in the document, we require
adequate public facilities to be in place before development can occur. This could
be pivotal. She was concerned this motion could result in hamstringing
ourselves..
• The motion carried unanimously.
Member Gavaldon moved to recommend City Council adopt the
Transportation Master Plan Update, to include the votes on particular items
submitted by the Planning and Zoning Board and also the comments of
members of the Planning and Zoning Board to be forwarded to City Council
for their consideration as these are our inputs. Member Schmidt seconded.
Member Carpenter asked for clarification that a vote for the motion was a vote for
the TMP as submitted or as amended through discussion and action by the
Board tonight. The motion refers to the plan as amended, with all comments and
results of votes also forwarded to Council.
Member Craig thanked staff and consultants for the wonderful process and
excellent plan. She particularly praised the amount of information contained in
the plan and way the information was presented, which made the plan very
accessible. Member Gavaldon agreed with Member Craig, and he particularly
liked the work session updates, which made the process go very smoothly,
considering the amount of information in the plan. He suggested both the
Transportation and City Plan Update team deserved a letter of commendation.
Member Colton also thanked the Board for its thoughtful consideration and
discussion. He thought the TMP was a great improvement over the previous plan
• and praised the comprehensiveness of the plan. Chairman Torgerson added his
Planning and Zoning Board Minutes
October 30, 2003
Page 28
commendation for making a not-very-sexy topic understandable. He added that
at some point in the future, the City has to revisit the realignment of Lemay and
Vine, however.
The motion carried unanimously.
Chairman Torgerson asked that any specific wording changes be sent to him for
discussion at the next meeting, before the packet is forwarded to Council.
Member Colton asked the secretary for a summary of the actions taken so he
could comment appropriately.
Other Business:
Member Gavaldon asked Director Gloss about the timing of the Fall Land Use
Update, currently on the Nov. 14 agenda.. He asked for additional time for
research and comment. Director Gloss said the only other major item on the Nov.
14 agenda is the CSU master planning efforts, which will take about an hour. The
Land Use Update includes three or four main items, and the biggest one,
changes to the Natural Habitat Buffer Standards, has already been moved to the
spring. The rest are relatively minor, and staff would like to highlight the couple
that could be controversial. Attorney Eckman urged the Board not to postpone, to
keep the process disciplined so fall changes can go into the Land Use Code by
the first of the year and the spring changes by the first of July. Member Gavaldon
asked for longer lead time from the team in the future to give Board members
more time to digest the information.
Meeting adjourned at 11 p.m.
DOWNTOWN
DEVELOPMENT
AUTHORITY
TO: DDA Board of Directors
FROM: Chip Steiner
DATE: December 2, 2003
RE: City Plan Update
Attached to this memorandum is a copy of suggested revisions to City Plan as they relate
to the central business district. It is being presented to the Board to solicit its comments
and to provide input to City Council.
Staff supports almost all of the portions of the document being reviewed by the Board.
Generally speaking, it confirms the goals, objectives, and vision of the DDA and it gives
the community the latitude to continue its redevelopment programs. Specific comments
and suggestions include the following:
Page 17: The policy"Our community will have a primary downtown center supported by
other districts with unique or specialized areas such as employment, civic, mixed-use and
commercial." Does this mean other districts will have unique or specialized areas or the
downtown district will have them or both?
•
Page 17: In the Our Civic uses..."paragraph, change the last sentence to read
"Downtown will be the focus of government administration, cultural, and service
functions.
Page 74: to the bulleted targets for directing growth (top of the page) add"downtown"to
the list.
Page 119: The first bulleted item at the top of the page, "particular emphasis shall be
placed on workforce and lower income housing, in order to ensure that a balance is
achieved between income levels and the cost of housing" seems a little inconsistent with
a policy elsewhere in the document to pursue high-paying jobs. Maybe the bulleted item
should be broadened out some to include that housing be balanced in accordance with all
income levels.
Page 184: in the top paragraph (continued from the previous page subheaded Downtown
District), change the first full sentence to read"Diversity means Downtown must include
office, finance, civic, government, cultural, and entertainment functions..."
Page 199: Policy DD-3.4 Building Height. Delete the entire paragraph and replace it
with"Maximum building height limits for the downtown will be in accordance with the
Downtown Strategic Plan. The Board can make a recommendation to City Council if it
• chooses to do so.
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• December 4, 2003
TO: Mayor Ray Martinez
Bill Bertschy
Eric Hamrick
Kurt Kastein
Marty Tharp
David Roy
Karen Weitkunat
FROM: The Fort Collins Affordable Housing Board
SUBJECT: City Plan Update
We have reviewed the draft for the updated City Plan. We offer the
• following comments, which we feel will better promote affordable housing
in the new version of this document. We ask extensive review of the
following six policies specifically:
1) Policy GM-1.2 Amendments to the 2003 Growth Management Area
(GMA)
The Affordable Housing Board is disappointed that this policy limits
permissible boundary expansions to the Fossil Creek CPA and the CSU
Foothills Campus District area. Targeted areas north of Anheuser-Busch
and east of I-25 are not included.
As stated in our February 14 memo to Council, we recognize that
development is occurring rapidly along the 1-25 corridor. Limiting the
growth management area will not prevent this but rather insure the City of
Fort Collins and its residents will have no control over the outcome. We
prefer that Fort Collins have input to land use decisions being made on our
borders. More importantly, we hope that Fort Collins will benefit from the
tax revenues of new development. This will help protect future funding for
• many important City programs including those that support affordable
housing.
We respectfully remind City Council that citizens at public meetings have
supported the idea of a flexible and growing GMA. Of the over 100 citizens
at the November 7, 2002 City Plan Public Meeting, 67% supported strategic
expansion of the GMA to include areas north of Budweiser and east of I-25.
This characteristic was supported again at the heavily attended City Plan
Public Workshop on January 16, 2003. Citizens at this workshop also
rejected the notion of a permanent GMA, and encouraged review and
modification of the GMA in conjunction with City Plan updates or Subarea
plan implementations.
2) Policy GM-1.3 Growth Management Area Boundary Amendment
Criteria
The Affordable Housing Board supports the use of criteria in City Plan to
determine when review and modification of the GMA boundary is
necessary. We also support the five criteria proposed in this policy.
However, we caution against limiting updates to the boundary to only occur
in conjunction with comprehensive updates of City Plan. City Council
needs more flexibility to adjust the GMA boundary in reaction to conditions
not anticipated by City Plan authors. For example, the third criterion for
consideration of an amendment is Reasonable Accommodation, "that the
proposed activity cannot be reasonably accommodated on lands within the
existing GMA boundary." We assert that this criterion applies already with
regard to affordable housing.
According to the Advance Planning Department, most affordable housing
projects of the last four years have occurred on parcels smaller than 20 acres.
This is due to high land prices and funding limitations faced by affordable
housing developers. The attached map shows vacant residential parcels
smaller than 20 acres as yellow, orange, or red. As summarized in the
legend, within the current GMA boundary, approximately 420 acres remain
that are appropriate for new affordable housing projects. And, according to
Advance Planning, 40% of these available parcels have development
constraints, such as floodplain or infrastructure limitations. Compounding
this is the fact that these properties are not restricted or set aside for
affordable housing and could also be used for market rate development.
This accommodation for new affordable housing is not reasonable. If City
Council wishes to remedy this situation with GMA amendments, their hands
• are tied for up to five years. We recommend the following alternative
wording in this policy: "The GMA boundary may be reviewed and modified
in accordance with pre-established criteria contained below in conjunction
with comprehensive updates of City Plan, Subarea Plan implementations, or
other planning processes mandated by City Council that include
opportunities for public involvement and comment."
3) Policy GM-11.1 Frequency of City Plan Updates
According to this policy as proposed, a comprehensive update of City Plan
shall take place at least once every five years. It is our understanding that
the Citizen Advisory Committee (CAC) is recommending a last minute
change to this policy to allow updates "no less than once every five years."
The Affordable Housing Board feels this is an escalation of the attempt by
some members of the CAC to prevent amendments to the Growth
Management Area boundary. Again, we encourage City Council to keep its
options open with regard to City Plan and the GMA. We recommend that
you keep the draft wording: "a comprehensive update of City Plan shall take
place at least once every five years."
• 4) Policy HSG-1.3 Accessory Housing Units
As written, this policy commits the City to initiate extensive public outreach
and subarea planning activities within specific neighborhoods in order to
assess the positive, negative, and cumulative impacts caused by developing
additional accessory apartments. Accessory apartments can provide a
valuable source of affordable housing and, as such, warrant thorough study.
We encourage City Council to initiate a broader study to examine the issue
of accessory apartments citywide. This broader study could then be used to
inform the City's outreach and subarea planning efforts in specific
neighborhoods. We support the draft wording of this policy.
5) Principle GM-6 Development will pay its "fair share" of the cost of
providing needed public facilities and services. (This is also listed in the
Community Vision and Goals Section, page 61.)
The discussion over changing this from "fair" to "full" was a fairly heated
one at the November CAC meeting and definitely warrants a closer look.
• But the question for us is one of definition rather than restriction.
Fortunately, Policy GM-6.1 provides a concise definition of"fair share" as a
"fair system of fees and development requirements. . ." Given this
definition, we feel that the term "fair" is more appropriate than "full" for
principle GM-6, and recommend that you keep the draft wording.
6) Policy HSG 2.9
Policy HSG 2.9 states that "The City will seek ways to maintain an adequate
supply of land for affordable housing through proactive techniques such as
land banking." Based on a split decision, the CAC is recommending a
wording change from "supply of land for affordable housing" to "supply of
affordable housing." Again, this is an attempt by some members of the CAC
to push a no growth agenda, render City Plan inflexible, and prevent City
Council from addressing critical affordable housing issues through land use
policy. We would like to see the draft wording retained so that "supply of
land" remains in the document.
Conclusion
The Affordable Housing Board feels that many of the recommendations of
the Citizen Advisory Committee have been dominated by a no-growth
agenda. While we certainly understand and share concerns for quality of life
issues, we also feel consideration for affordable housing requires a balanced
approach to growth management. A "quality of life" focus suggests that
ALL people who work in Fort Collins should have the option of living
within its boundaries. If City Plan becomes a no-growth manifesto, it will
conflict with the City's priority to support affordable housing.
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MEMORANDUM
FROM THE CITY OF FORT COLLINS
NATURAL RESOURCES ADVISORY BOARD
• DATE: December 10, 2003
TO: Mayor and Council Members
FROM: Randy Fischer on Behalf of the Natural Resources Advisory Board
SUBJECT: NRAB Recommendation — City Plan Update
The Natural Resources Advisory Board has been briefed on the City Plan Update a number of
times and we appreciate the opportunity to provide our final comments as Council prepares to
adopt the updated plan. Our recommendations to you are limited to those areas of City Plan
that have natural resources implications.
1. Sustainability. The section of City Plan titled "Economic Sustainability and Development"
does not address sustainability at all; its entire focus is on economic development. We feel
strongly that this section must be enlarged to include a sustainability principle. We understand
that the Citizen Advisory Committee (CAC) is recommending adoption of such a principle, along
with three Sustainability policies. All NRAB members except one recommend adoption of the
CAC's recommendation. Otherwise, the title of this section fails to reflect a true commitment to
a sustainable city.
The Natural Resources Department recently completed a Sustainability Inventory and we
understand that this will lead to a City sustainability policy. We hope this policy might be
included in City Plan, as well.
2. Population projections. A population projection that shows a 2.2 percent growth rate is
• unrealistic. Showing a range of growth rates that are more consistent with the actual historical
rates of 3 to 4 percent, would give the public a better, truer picture of what our future holds.
3. Open Lands. This section, as reviewed by the NRAB on November 5, contained some
inconsistencies with respect to the current update of the Natural Areas Policy Plan. Board
members have worked with staff to remedy these inconsistencies. We recommend that Council
ensure consistency between the open lands language contained in City Plan and the updated
NAPP, which will be renamed the Land Conservation and Stewardship Master Plan. The Board
plans to review subsequent drafts of the City Plan document and apprise Council of any further
editorial changes that might be needed to ensure consistency.
4. Boxelder Creek. We recommend adoption of a third policy for Boxelder Creek, one that
addresses protection of its natural features. The CAC has proposed such a policy and we urge
its acceptance.
As always, please feel free to contact me with any comments or questions regarding our
recommendations.
Yours truly,
Randy Fischer, Chair
Natural Resources Advisory Board
226-5383, e-mail: karand a()frii.com
• cc: John Fischbach, John Stokes, Ken Waido
NRAB Recommendation 1
City Plan Update
December 10,2003