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Home My WebLink AboutCOUNCIL - AGENDA ITEM - 02/23/2010 - SINGLE FAMILY DESIGN STANDARDS FOR THE EAST AND WE DATE: February 23, 2010 STAFF: Joe Frank, Steve Dush WORK SESSION ITEM Megan Bolin, Clark Mapes FORT COLLINS CITY COUNCIL Pre-taped staff presentation: available at fcgov.com/clerWagendas.php SUBJECT FOR DISCUSSION Single Family Design Standards for the East and West Side Neighborhoods. EXECUTIVE SUMMARY Staff is seeking feedback and direction on how to address issues in the East and West Side Neighborhoods created by the alteration or replacement of older houses with new construction. Such buildings are commonly referred to as"pop-ups","scrape-offs"or"tear-downs". Some have caused controversy regarding aspects of compatibility with adjacent homes and neighborhood character. Advance Planning will manage a project to study the issue with neighborhood outreach to determine if additional regulations are necessary. The goal is to foster compatible design of future"pop-ups" and"scrape-offs" through an open public process. GENERAL DIRECTION SOUGHT AND SPECIFIC QUESTIONS TO BE ANSWERED 1. Does Council support staff proceeding with the project at this time? 2. Does Council support the project scope and process as outlined? 3. Are there other related issues not identified in this proposal that Council would like staff to address? BACKGROUND Problem: Controversy exists regarding the compatibility of small houses that are being expanded or replaced with larger houses in the East and West Side Neighborhoods. As in many communities across the United States, Fort Collins has experienced the occurrence of small,aging houses being expanded or replaced with new houses that alter established neighborhood character. This type of development has caused controversy about loss of character, identity, and livability when built without sensitivity to existing neighborhood development patterns. Property owners seeking to expand, neighborhood residents, and historic preservation interests often have differing opinions regarding what is considered "compatible". February 23, 2010 Page 2 In Fort Collins, the situation has become an issue of public discussion in the City's core East and West Side Neighborhoods adjacent to downtown(see Attachment 1).These two neighborhoods were first studied in the 1980s,but their original boundaries have been slightly modified to better suit this project's scope. Discussion of the issue dates back to at least the early 1990s. In 1995, consultants completed a document entitled Neighborhood Character Design Guidelines for the East Side and West Side Neighborhoods, following a two-year public process. The document was intended to address compatibility issues of new construction but, upon completion, it created significant controversy in the neighborhoods about loss of rights and dictating design choices for property owners. A few selected design standards were ultimately adopted from that effort in 1996;however, they do not address major concerns which still remain about larger new construction. Current Staff Work The City Budgeting for Outcomes 2010-2011 budget includes direction for staff to address this type of construction: "In 201072011, staff will undertake a comprehensive study addressing the specific problem of "scrape-offs" and "pop-ups" in predominantly single family neighborhoods, identifying neighborhood and developer concerns, making recommendations, and implementing appropriate code changes." At its July 7, 2009 meeting, Council directed staff to identify options regarding whether, or how, to change regulations for demolition and construction of single family houses to better ensure compatibility with existing neighborhoods. Staff responded with a memo dated August 11, 2009, and identified options for "stop-gap" controls for "pop-ups" and "scrape-offs". Since that memo, staff has outlined ideas for a proposed project to explore additional regulations aimed specifically at ensuring the compatibility of future single family construction within the core East and West Side Neighborhoods. Fort Collins' Experience The Trend . Staffs understanding is that the-primary issue concerning residents is compatible size and height of new buildings rather than preserving the existing older houses, per se. Staff believes the main concern of residents is to avoid the impacts which can result from larger new houses that overlook windows and yards and to maintain the character of their neighborhoods. At the same time, residents have voiced concerns about loss of rights to use their properties to meet their needs and preferences. A more thorough analysis of the issue is warranted to identify whether staff s understanding is accurate, or if there are other aspects in addition to size and height that should be addressed. Historic Preservation Historic preservation interests do play a role in the issue;however,it is outside the proposed project scope to address the designation of landmark structures and districts, or the demolition review process for historic structures. Historic preservation staff and consultant,Nore Winter,will present the Historic Preservation Quality Improvement Study to Council in April. February 23, 2010 Page 3 Other Cities' Experience Fort Collins is not the first city to experience controversy over"pop-ups"and "scrape-offs". Staff has researched other cities' experiences,and focused on a sample of five to help inform Fort Collins' examination of the issue. Attachment 2 is a matrix that compares their responses in terms of the regulations and public processes that have been implemented to address this issue. The most common regulations cover some combination of building height, size, shape,and the placement on the lot for new residential construction or additions. The time devoted to studying the issue and developing regulations ranged from 1.5 to 5 years,and all five cities have committed to monitoring the impacts of their regulations and revising them if necessary. Lessons-learned can be summarized as follows: • The issue is very controversial and it is essential to involve all potentially affected interests from the very beginning. • Developing regulations should not be rushed; it is critical to thoroughly study the issue and any proposed regulations to avoid unintended consequences. • Significant time and resources are required to perform a quality study,genuinely engage the public, and develop appropriate code provisions. Project Proposal Advance Planning will manage a project to study the issue with neighborhood outreach to determine whether additional regulations for the East and West Side Neighborhoods are warranted. The goal is to explore the most appropriate ways to foster compatible design of future"pop-ups"and"scrape- offs"through an open public process. The proposed public process would include the following: • A citizen advisory committee will be formed to provide input to the project team and act as an initial sounding board for potential policy ideas. Staff will request the following number of volunteers: Two owner-occupied property owners One real estate investor One licensed architect One Planning and Zoning Board member One Landmark Preservation Commission member Two local builders One City staff person from the Green Building Program • The Landmark Preservation Commission and the Planning and Zoning Board will advise the project team through regular meetings. • Affected residents and property owners will have the opportunity to provide input with at least two public open house events. • Continuous information and opportunities for public input will be provided, including mailings, the project website, and newspaper notices and articles. February 23, 2010 Page 4 The following schedule is proposed: Project Milestone Date Council work session 2/23/10 Refine project scope and schedule 2/24/10 - 3/1/10 Citizen advisory committee meeting Semi-monthly, start 3/2010 Landmark Preservation Commission Monthly, start 3/10/10 Planning and Zoning Board work sessions 3/12/10 5/14/10 7/9/10 Public open houses 4/2010 6/2010 Council work session 8/24/10 Implementation actions-draft any changes to City Plan, TBD subarea plans, Land Use Code, and/or the development review process; and bring forward for adoption ATTACHMENTS 1. Map of the East and West Side Neighborhood boundaries. 2. City comparison matrix. 3. PowerPoint presentation. W-VINE • DR V -�IIIGOCOCOC - ION Cl) L�� E&VINEvDR �IIA V� � � ICOCOCCOCn > � 4 to uJ �OCCOCOCC000�4� � _ I f�__GCGJ 2 w 0 o � J JI �O C7GGC�' Z ; ; 0 I LiU ON I o II Z L-APORTEffAVE o EmL• I NCO L-- NAVE I I o o „ n EPU o V�IIIIIIII�� vCCOCOCC7COCOCCOCO,- I Ct6 � 1L!%` 0 0 OCGJON �IIS�Q Li E3 ON wo o �� HE BCD=Ci w\ 7I1�`� ON o I I = = W� MON UL- BERRY-ST / a E ' MUL' BERRY`ST o w o 7111IIIt n 0 0 � o w n J t1 u IIICOCOCOCCOCOCCOCOCOCCOCO=COCOCOCCOD 0 0 C Uo no I I n (n l I E 1 0 0 o Cl � East and West Side Neighborhood Boundaries E3 w 17 r COCOCGOCOCOCCO Q n o 0 0 n o L3 G o ON Legend n ON w o ON O J 1-17=1 East Boundary YmM ' I � rml mWest Boundary f inch = 1 ,500 feet o PECT- RD C C C CC C El PROS PEC,T- RD Attachment 2 City Comparison Matrix City Regulation Name DdtF, Estiblirhrd pubhc prcccss Staff/Consultant Resources Design Elements Addressed' Area Regulated Community Survey 1.5 year project Building size and shape Select residential zoning districts Community-wide workshops Consultant - $135,000 Side and rear setbacks Boulder, CO Compatible Development in Single-Family Neighborhoods Oct-09 Neighborhood workshops 3,000 hours staff time Total floor area Ordinance Project website Side wall height Planning Board meetings Solar access City Council meetings Boards and Community organization input Task Force to evaluate implementation Total floor area Select residential zoning districts Community workshops Side wall height (single and two-family) Residential Design and Compatibility Standards 2006; revised twice Created the Residential Design and Side and rear setbacks Austin, TX Compatibility Commission to review Building height (McMansion Ordinance) since projects and request modifications Building size and shape related to the ordinance Community-wide public meetings 1.5 year project Total floor area All single-family and duplexes Public hearings Building height Minneapolis, MN Infill Housing Text Amendment Jun-07 City Planning Commission meetings Building size and shape Unpaved yard area Review process revised in Community Council meetings 5 year project Building height City-wide residential zoning districts 2006; currently Community Council subcommittee 1FTE to develop standards*" Side wall height (single- and two-family) Salt Lake City, UT Compatible Residential Infill Ordinance undergoing an City Council meetings 1FTE to monitor implementation Yard area Two separate neighborhood overlays implementation Garages evaluation Building size and shape Kickoff public meeting 2 year project Parking Select residential zoning districts Compatibility Standards Task Team 1.5 FTE to develop standards*** Building height (single- and multi-family) Eugene, OR Infill Compatibility Standards Dec-09 Email newsletter updates to interested party list .5 FTE for implementation New Special Area Zone Infill walking tour Public workshops Project website * These have been simplified for comparison purposes - actual ordinances are more complex * * Staff shared that 1 FTE was not enough resources for development *** Neighborhood groups were very actively involved in the development process c Single Family Design Standards for the East and West Side Neighborhoods City Council Work Session February 23 , 2010 ctY o 1 Guidance Soug 1 . Does Council support staff proceeding with the project at this time? 2 . Does Council support the project scope and process as outlined ? 3 . Are there other issues staff should address? 2 �tr� TrendThe Al ,b aging houses • I • • or replaced - r new houses iAl -r ` WM " Pop-ups" • "Scrape-offs" LL —W-VINE-DR .,..yp Q E-VINE-DR LLJ VAHMEMM 3u,a M W �..�L-APORTE-AVE- a CU E-L-INCOLWAVE_ ■ aF z M I .,.. 13$i r■F W 9uQ/(in a■I� Q 71„F'Q W-MUL-BERR.Y-S•T-L �--F : e C9 c e w: 9 �nn�■mn�■nn�■mn�■� J� `� ail, W CbI i Y11.�11111 } ■111■1.! � Q 8 East Boundary ��■w■a� ■ W West Boundary ° E&P_ROSREG•T-RU 2 • 1995 — Consultant report: Neighborhood Character Design Guidelines for the East Side and West Side Neighborhoods • 1996 — Adopted selected design standards for the East and West Side Neighborhoods • 2004 — Adopted standards for accessory buildings and additions built in the rear yard • 2010-2011 Budgeting for Outcomes • July 7 , 2009 Council Meeting • August 11 , 2009 Staff Memo ctY of 5 �F�tf� Fort Collins ' Experience • Main concern is compatible size -u;; ' — Loss of privacy ; — Additional shade created �I — Too big for the a neighborhood City try- Other Cities ' E • Respond to neighborhood complaints over P " incompatible" new - -----'- construction • Study the issue • Public process • Adopt regulations otyor �Fort 7f� Proposed Project Scope • Study the issue • Engage the public • Identify potential code improvements • Report to Council s �trhn Next Steps Citizen Advisory Semi - monthly — start Committee meetings March 2010 Landmark Preservation Monthly — start March Commission meetings 2010 Planning & Zoning Board March , May , and July work sessions Public open houses April and June Council work session 8/24/ 10 Implementation actions TBD City of 9 .rtollin Thank You • Does Council support staff proceeding with the project at this time? • Does Council support the project scope and process as outlined ? • Are there other issues staff should address ? 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