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HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 08/14/2012 - STUDENT HOUSING ACTION ITEMS FOLLOW UPDATE: August 14, 2012 STAFF: Laurie Kadrich, Ted Shepard, Seth Lorson Pre-taped staff presentation: none WORK SESSION ITEM FORT COLLINS CITY COUNCIL SUBJECT FOR DISCUSSION Student Housing Action Items Follow Up. EXECUTIVE SUMMARY At City Council’s direction, the Community Development and Neighborhood Services (CDNS) department analyzed what immediate measures Council could consider enacting to help mitigate adverse impacts of current and future multi-family housing (primarily intended as student housing) in areas adjacent to single family neighborhoods. Staff also examined what measures need more study and a timeline when Council could expect those measures to be ready for consideration. GENERAL DIRECTION SOUGHT AND SPECIFIC QUESTIONS TO BE ANSWERED 1. Does the City Council support the proposed Land Use Code (LUC) changes as presented by staff? If so, should staff proceed to the Planning and Zoning Board for review and present Ordinance changes for consideration by the Council at its September 4 meeting? 2. Is the Council supportive of the process and timeframe suggested for Phase 2 and 3 as presented? 3. Is there any other feedback from Council that staff should consider? BACKGROUND / DISCUSSION Beginning in April 2012, residents from a “Coalition of Neighborhoods” provided staff and Council with information suggesting that the cumulative effect of newer multi-family developments in the central neighborhoods is creating an adverse impact on existing neighborhoods that isn’t mitigated by the current LUC. Residents suggested that the intensity of development (bedrooms per dwelling unit) is a more realistic measure of the potential impact in neighborhoods rather than dwelling units per acre as required in the LUC. Residents also expressed concern about increased traffic, parking overflow and whether there are enough compatibility requirements in the LUC to address concerns in existing single-family neighborhoods. These concerns and others related to student and multi- family housing were discussed by Council and staff during the July 24 Work Session. At the July 24, 2012 Work Session, Council asked staff was asked to report back during the August 14 Work Session with a list of possible amendments to the Land Use Code (LUC), or other options that could be enacted to reduce adverse impacts of student and/or multi-family housing projects. Staff was asked to focus specifically on intensity, defining student housing, evaluating the Transportation Overlay District (TOD) boundary, parking, and traffic concerns on Prospect. Staff was also asked to suggest LUC changes that improve the compatibility of new projects with existing August 14, 2012 Page 2 neighborhoods. Council requested that a corresponding time line be established for each of those options and indicated they are prepared to enact changes outside of the Student Housing Action Plan (SHAP) process if need be. Council emphasized that staff should focus on the adverse impacts that will be created when current projects are completed or additional projects are constructed. Phase 1- Proposed Land Use Code “Immediate” changes: Purpose: Strengthen compatibility to the existing neighborhoods. • Amend Section 3.8 of the LUC to include 3.8.29 Multi-Family Dwelling Development Standards. Those standards are similar to current land use and development standards that apply to Medium Density Mixed-use Neighborhoods found in 4.6 of the LUC. This will accomplish: The intent of the MMN Zone District is to “function together with surrounding low density neighborhoods (typically the LMN zone district)”. By bringing these standards into the General Standards, all multi-family projects would need to comply with the land use and development standards relating to density, mix of housing types, lot pattern, parks, recreation and open space, block size and structure, minimum building frontage, etc. Adding these requirements to the General Development standards will increase “compatibility” to the single-family existing neighborhoods on a citywide basis. • Modify 4.23 (D)(2) in the Neighborhood Commercial Zone to restrict 100% secondary uses such as residential development on land parcels of five acres or less rather than the current allowed of 10 acres or less (see Attachment #1 for “draft” details). This will accomplish: This would place further emphasis that the NC zone is geared toward providing neighborhood commercial services and not a multi-family zone. • Add 4.6 (F)3 – Operations, Management and Security Study for Multi-Family Dwellings to the LUC for projects with greater than 50 units or contains less than 50 units but is abutting a development that contains multi-family dwelling units that combination of which would result in 50. This will accomplish: This will ensure that the development has a plan for mitigating tenant activities that may affect the surrounding neighborhoods that is available during the development review process. For example, landscaping services or local management services (see Attachment 1 for “draft” details). Timeline Staff will place those changes agreed to by Council on the Planning and Zoning Board agenda for an August 16 Hearing. The changes will be submitted to Council for consideration on First Reading on September 4 and September 18 for Second Reading. August 14, 2012 Page 3 Phase 2 - Proposed LUC changes (addressing intensity issues): Purpose: Address the adverse impacts of more intense development by evaluating whether changes are needed to address intensity of development within the TOD boundary or if student housing should be defined. 1. Propose a maximum number of units within a development that can be heard in a Type 1 Hearing. For example, any multi-family project greater than 100 units must have a Type 2 Hearing. 2. Propose additional requirements for projects that have a certain percentage of units that are 4+ bedrooms. For example, projects that exceed 100 units and have 25% of units with 4+ bedrooms must comply with added mitigation measures. 3. Consider whether defining student housing by some method is needed. For example, should a student dwelling unit be defined, an overlay district formed or a University District established. 4. Consider whether any adjustments to the TOD boundary or requirements should be made. Timeline Staff will review the proposals with the Planning and Zoning Board at its September 14 Work Session and September 20 Hearing. Information will be presented to Council at the October 9 Work Session. Consideration of any necessary Ordinance will be presented on November 6 or 20. Phase 3 – Proposed LUC changes and/or other options: Purpose Further evaluate whether CDNS is adequately addressing cumulative affects by finishing the public engagement processes for the Parking Plan and SHAP and to further prepare traffic information for Council regarding West Prospect. Timeline Council consideration of the Parking Plan is scheduled for October 2. Traffic Options for Prospect are scheduled for the October 9 work session. The Student Housing Action Plan is scheduled for the October 23, 2012 work session. August 14, 2012 Page 4 TABLE 1. SUMMARY OF OPTIONS AND TIMELINE TABLE 2012 Implementation Phasin g (1,2,3) Timeline Issues Suggested Methods for Addressing Issues LUC Change SHAP Parking Plan WCNP Update 1 Aug. 14 - Council work session; Aug. 16 - Planning and Zoning Board; Sept. 4 - Ordinance Compatibility: MMN Standards NC zone Operating Review T 2 Sept. 14 - Planning and Zoning Board work session; Sept. 20 - P&Z hearing; Oct. 9 - Council work session; Nov. 6 or Nov. 20 - Ordinance Intensity Measure TOD Student Housing T 3 Oct. 2 - Council considers Parking Plan Parking overflow T 2013 and Beyond Implementation 3 Oct. 9 - Council work session August 14, 2012 Page 5 ATTACHMENTS 1. Proposed LUC Changes – Phase 1 2. Powerpoint presentation PENDING FURTHER LEGAL REVIEW 1 ORDINANCE NO. __, 2012 OF THE COUNCIL OF THE CITY OF FORT COLLINS AMENDING CERTAIN PROVISIONS OF THE LAND USE CODE TO AFFORD BETTER REGULATION OF MULTI-FAMILY, HIGH DENSITY HOUSING DEVELOPMENT WHEREAS, NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT COLLINS as follows: Section 1. That Division 3.8 of the Land Use Code is hereby amended by the addition of a new subsection 3.8.29 entitled “Multi-Family Dwelling Development Standards” which reads in its entirety as follows: 3.8.29 Multi-Family Dwelling Development Standards (A) Purpose/Applicability. The following standards apply to all multi-family developments and are intended to promote variety in building form and product, visual interest, access to parks, pedestrian-oriented streets, and compatibility with surrounding neighborhoods. (B) Mix of Housing Types. A complete range of the permitted housing types is encouraged in a neighborhood and within any individual development plan, to the extent reasonably feasible, depending on the size of the parcel. The following minimum standards are intended to promote such variety: (1) A minimum of two (2) housing types shall be required on any development parcel sixteen (16) acres or larger, including parcels part of a phased development. A minimum of three (3) housing types shall be required on any development parcels thirty (30) acres or larger. (2) Lot sizes and dimensions shall be varied for different housing types to avoid monotonous streetscapes. For example, larger housing types on larger lots are encouraged on corners. Smaller lots abutting common open spaces are encouraged. (3) The following list of housing types shall be used to satisfy this requirement: (a) Small lot single-family detached dwellings on lots containing less than six thousand (6,000) square feet. (b) Two-family dwellings. (c) Single-family attached dwellings. ATTACHMENT 1 PENDING FURTHER LEGAL REVIEW 2 (d) Mixed-use dwelling units. (e) Group homes. (f) Multifamily dwellings. (4) Lot pattern. The lot size and layout pattern for Medium Density Mixed- Use Neighborhoods shall be designed to allow buildings to face toward the street. (C) Access to a park, central feature or gathering place. At least ninety (90) percent of the dwellings in all development projects shall be located within one thousand three hundred twenty (1,320) feet (one-quarter [¼] mile) of either a neighborhood park, a privately owned park or a central feature or gathering place that is located either within the project or within adjacent development, which distance shall be measured along street frontage without crossing an arterial street. Such parks, central features or gathering places shall contain one (1) or more of the following uses: (1) Public parks, recreation areas or other open lands. (2) Privately owned parks, meeting the following criteria: (1) Size. In development projects greater than two (2) acres in gross area, such private parks must be a minimum of ten thousand (10,000) square feet. In development projects with a gross area of two (2) acres or less, such private parks must be a minimum of six (6) percent of the gross site area. (b) Location. Such parks shall be highly visible, secure settings formed by the street layout and pattern of lots and easily observed from streets. Rear facades and rear yards of dwellings shall not abut more than two (2) sides or more than fifty (50) percent of the perimeter frontage of the park. (c) Accessibility. All parts of such parks shall be safely and easily accessible by pedestrians, and open to the public. (d) Facilities. Such parks shall consist of multiple-use turf areas, walking paths, plazas, pavilions, picnic tables, benches or other features for various age groups to utilize. (e) Ownership and Maintenance. Such parks may, in the discretion of the city, be acquired by the city (through dedication or purchase), or be privately owned and maintained by the developer or property owners' association. PENDING FURTHER LEGAL REVIEW 3 (f) Storm Drainage. When integrating storm drainage and detention functions to satisfy this requirement, the design of such facilities shall not result in slopes or gradients that conflict with other recreational and civic purposes of the park. (3) Community facilities or neighborhood support/recreation facilities (which are permitted as an accessory use to housing). If such facility is smaller than the required minimum size for privately owned parks as required in subparagraph (b) above, then the facility shall be physically integrated with such park space as needed to meet the required minimum size. (D) Block Requirements. All development shall comply with the applicable standards set forth below, unless the decision maker determines that compliance with a specific element of the standard is infeasible due to unusual topographic features, existing development, safety factors or a natural area or feature: (1) Block structure. Each multi-family project shall be developed as a series of complete blocks bounded by streets (public or private). (See Figures __A through __F). Natural areas, irrigation ditches, high-voltage power lines, operating railroad tracks and other similar substantial physical features may form up to two (2) sides of a block. (2) Block size. All blocks shall be limited to a maximum size of seven (7) acres. (3) Minimum building frontage. Forty (40) percent of each block side or fifty (50) percent of the block faces of the total block shall consist of either building frontage, plazas or other functional open space. (4) Building height. Buildings shall be limited to a maximum of three (3) stories. (E) Buildings. (1) The portion of a building located within a radius of seventy-five (75) feet of the right-of-way of an intersection of two (2) arterial streets may contain an additional fourth story. (2) The portion of a building within a radius of fifty (50) feet of the right-of- way of any street intersection (except an arterial/arterial intersection) may contain an additional fourth story. (3) Minimum setback from street right-of-way: none. PENDING FURTHER LEGAL REVIEW 4 Figure __A Example of Shopping Center on One Block Figure __B Example of Park/Civic Block PENDING FURTHER LEGAL REVIEW 5 Figure __C Example of Garden Apartment Block PENDING FURTHER LEGAL REVIEW 6 Figure __D Example of Townhouses and Small Lot Houses PENDING FURTHER LEGAL REVIEW 7 Figure __E Example of Bungalow Block PENDING FURTHER LEGAL REVIEW 8 Figure __F Example of Office Block (F) Design standards for multi-family dwellings. (1) Orientation and setbacks. Setbacks from the property line of abutting property containing single- and two-family dwellings shall be twenty-five (25) feet. (2) Variation among repeated buildings. For any development containing at least five (5) and not more than seven (7) buildings (excluding clubhouses/leasing offices), there shall be at least two (2) distinctly different building designs. For any such development containing more than seven (7) buildings (excluding clubhouses/ leasing offices), there shall be at least three (3) distinctly different building designs. For all developments, there shall be no more than two (2) similar buildings placed PENDING FURTHER LEGAL REVIEW 9 next to each other along a street, street-like private drive or major walkway spine. Buildings shall be considered similar unless they vary significantly in footprint size and shape, architectural evaluations and entrance features, within a coordinated overall theme of roof forms, massing proportions and other characteristics. To meet this standard, such variation shall not consist solely of different combinations of the same building features. (3) Variation of color. Each multi-family building shall feature a palette of muted colors, earth tone colors, natural colors found in surrounding landscape or colors consistent with the adjacent neighborhood. For a multiple structure development containing at least forty (40) and not more than fifty-six (56) dwelling units, there shall be at least two (2) distinct color schemes used on structures throughout the development. For any such development containing more than fifty-six (56) dwelling units, there shall be at least three (3) distinct color schemes used on structures throughout the development. For all developments, there shall be no more than two (2) similarly colored structures placed next to each other along a street or major walkway spine. (4) Entrances. Entrances shall be made clearly visible from the streets and public areas through the use of architectural elements and landscaping. (5) Roofs. Roof lines may be either sloped, flat or curved, but must include at least two (2) of the following elements: (a) The primary roof line shall be articulated through a variation or terracing in height, detailing and/or change in massing. (b) Secondary roofs shall transition over entrances, porches, garages, dormers, towers or other architectural projections. (c) Offsets in roof planes shall be a minimum of two (2) feet in the vertical plane. (d) Termination at the top of flat roof parapets shall be articulated by design details and/or changes in materials and color. (e) Rooftop equipment shall be hidden from view by incorporating equipment screens of compatible design and materials. (6) Facades and walls. Each multi-family dwelling shall be articulated with projections, recesses, covered doorways, balconies, covered box or bay windows and/or other similar features, dividing large facades and walls into human-scaled proportions similar to the adjacent single- or two- family dwellings, and shall not have repetitive, undifferentiated wall planes. Building facades shall be articulated with horizontal and/or vertical elements that break up blank walls of forty (40) feet or longer. PENDING FURTHER LEGAL REVIEW 10 Facade articulation may be accomplished by offsetting the floor plan, recessing or projection of design elements, change in materials and/or change in contrasting colors. Projections shall fall within setback requirements. (7) Colors and materials. Colors of non-masonry materials shall be varied from structure to structure to differentiate between buildings and provide variety and individuality. Colors and materials shall be integrated to visually reduce the scale of the buildings by contrasting trim, by contrasting shades or by distinguishing one (1) section or architectural element from another. Bright colors, if used, shall be reserved for accent and trim. (G) Operations, management and security plan for multi-family dwellings. If the development site contains fifty (50) or more multi-family dwelling units, or contains less than fifty (50) multi-family dwelling units but is abutting a development that contains multi-family dwelling units, the combination of which would result in fifty (50) or more multi-family dwelling units, then the developer shall provide to the City an operations, management and security plan prepared by a professional qualified in the areas of property or facility management, property maintenance or other relevant discipline. The contents of the operations, management and security plan shall be established by the Director in the submittal requirements as provided in Section 2.2.3. The decision maker shall review the plan to determine whether it is adequate to protect the health, safety and welfare of the occupants of the development and neighboring areas, and shall not approve any development if the plan for such development is not determined to be adequate. The development, once approved, shall remain consistent with the plan throughout the life of the development. Section 2. That Division 4.6(D) and (E) of the Land Use Code is hereby amended to read as follows: DIVISION 4.6 MEDIUM DENSITY MIXED-USE NEIGHBORHOOD DISTRICT (M-M-N) . . . (D) Land Use Standards. (1) Density. Residential developments in the Medium Density Mixed-Use Neighborhood District shall have an overall minimum average density of twelve (12) dwelling units per net acre of residential land except that residential developments (whether approved pursuant to overall development plans or project development plans) containing twenty (20) acres or less shall have an overall minimum average density of seven (7) dwelling units per net acre of residential land. The requirements of this paragraph shall not apply to mixed-use dwellings in multistory mixed-use buildings. PENDING FURTHER LEGAL REVIEW 11 (a) The minimum residential density of any phase in a multiple-phase development plan shall be seven (7) dwelling units per net acre of residential land. (2) Mix of Housing Types. A complete range of the permitted housing types is encouraged in a neighborhood and within any individual development plan, to the extent reasonably feasible, depending on the size of the parcel. The following minimum standards are intended to promote such variety: (a) A minimum of two (2) housing types shall be required on any development parcel sixteen (16) acres or larger, including parcels part of a phased development. A minimum of three (3) housing types shall be required on any development parcels thirty (30) acres or larger. (b) Lot sizes and dimensions shall be varied for different housing types to avoid monotonous streetscapes. For example, larger housing types on larger lots are encouraged on corners. Smaller lots abutting common open spaces are encouraged. (c) The following list of housing types shall be used to satisfy this requirement: 1. Small lot single-family detached dwellings on lots containing less than six thousand (6,000) square feet. 2. Two-family dwellings. 3. Single-family attached dwellings. 4. Mixed-use dwelling units. 5. Group homes. 6. Multifamily dwellings. (d) Lot pattern. The lot size and layout pattern for Medium Density Mixed-Use Neighborhoods shall be designed to allow buildings to face toward the street. (3) Access to a park, central feature or gathering place. At least ninety (90) percent of the dwellings in all development projects shall be located within one thousand three hundred twenty (1,320) feet (one-quarter [¼] mile) of either a neighborhood park, a privately owned park or a central feature or gathering place that is located either within the project or within adjacent development, which distance shall be measured along street frontage without crossing an arterial street. Such parks, central features or gathering places shall contain one (1) or more of the following uses: PENDING FURTHER LEGAL REVIEW 12 (a) Public parks, recreation areas or other open lands. (b) Privately owned parks, meeting the following criteria: 1. Size. In development projects greater than two (2) acres in gross area, such private parks must be a minimum of ten thousand (10,000) square feet. In development projects with a gross area of two (2) acres or less, such private parks must be a minimum of six (6) percent of the gross site area. 2. Location. Such parks shall be highly visible, secure settings formed by the street layout and pattern of lots and easily observed from streets. Rear facades and rear yards of dwellings shall not abut more than two (2) sides or more than fifty (50) percent of the perimeter frontage of the park. 3. Accessibility. All parts of such parks shall be safely and easily accessible by pedestrians, and open to the public. 4. Facilities. Such parks shall consist of multiple-use turf areas, walking paths, plazas, pavilions, picnic tables, benches or other features for various age groups to utilize. 5. Ownership and Maintenance. Such parks may, in the discretion of the city, be acquired by the city (through dedication or purchase), or be privately owned and maintained by the developer or property owners' association. 6. Storm Drainage. When integrating storm drainage and detention functions to satisfy this requirement, the design of such facilities shall not result in slopes or gradients that conflict with other recreational and civic purposes of the park. (c) Community facilities or neighborhood support/recreation facilities (which are permitted as an accessory use to housing). If such facility is smaller than the required minimum size for privately owned parks as required in subparagraph (b) above, then the facility shall be physically integrated with such park space as needed to meet the required minimum size. (2) Secondary Uses. All residential uses, parks and recreational facilities and community facilities are considered the primary uses of this zone district. All other permitted uses are considered secondary uses in this zone district and, for projects containing ten (10) or more acres, together shall occupy no more than fifteen (15) percent of the total gross area of any development plan. If the project contains less than ten (10) acres, the development plan must demonstrate how it contributes to the overall mix of land uses within the PENDING FURTHER LEGAL REVIEW 13 surrounding area, but shall not be required to provide a mix of land uses within the development. (E) Development Standards. (1) Block Requirements. All development shall comply with the applicable standards set forth below, unless the decision maker determines that compliance with a specific element of the standard is infeasible due to unusual topographic features, existing development, safety factors or a natural area or feature: (a) Block structure. Each Medium Density Mixed-Use Neighborhood and each development within this District shall be developed as a series of complete blocks bounded by streets (public or private). (See Figures 17A through 17F). Natural areas, irrigation ditches, high-voltage power lines, operating railroad tracks and other similar substantial physical features may form up to two (2) sides of a block. (b) Block size. All blocks shall be limited to a maximum size of seven (7) acres. (c) Minimum building frontage. Forty (40) percent of each block side or fifty (50) percent of the block faces of the total block shall consist of either building frontage, plazas or other functional open space. (d) Building height. Buildings shall be limited to a maximum of three (3) stories. (2) Buildings. (a) The portion of a building located within a radius of seventy-five (75) feet of the right-of-way of an intersection of two (2) arterial streets may contain an additional fourth story. (b) The portion of a building within a radius of fifty (50) feet of the right- of-way of any street intersection (except an arterial/arterial intersection) may contain an additional fourth story. (c) Minimum setback from street right-of-way: none. Exa PENDING FU F ample of Shop F Example o RTHER LEGAL 14 Figure 17A pping Center o Figure 17B of Park/Civic L REVIEW on One Block Block E PENDING FU F Example of Ga RTHER LEGAL 15 Figure 17C arden Apartm L REVIEW ment Block Exam PENDING FU F mple of Townh RTHER LEGAL 16 Figure 17D houses and Sm L REVIEW mall Lot Housees PENDING FU F Example RTHER LEGAL 17 Figure 17E of Bungalow B L REVIEW Block (3) D (a (b Design stand a) Orient propert five (25 b) Variati taining (exclud PENDING FU F Exampl dards for mul ation and se ty containing 5) feet. ion among at least fi ding clubhou RTHER LEGAL 18 Figure 17F le of Office Bl lti-family dw etbacks. Se g single- and repeated b five (5) and uses/leasing L REVIEW lock wellings. etbacks from d two-family buildings. d not more offices), th m the propert y dwellings For any de e than seve ere shall be ty line of abu shall be tw evelopment en (7) buil e at least tw utting wenty- con- dings wo (2) PENDING FURTHER LEGAL REVIEW 19 distinctly different building designs. For any such development containing more than seven (7) buildings (excluding clubhouses/ leasing offices), there shall be at least three (3) distinctly different building designs. For all developments, there shall be no more than two (2) similar buildings placed next to each other along a street, street- like private drive or major walkway spine. Buildings shall be considered similar unless they vary significantly in footprint size and shape, architectural evaluations and entrance features, within a coordinated overall theme of roof forms, massing proportions and other characteristics. To meet this standard, such variation shall not consist solely of different combinations of the same building features. (c) Variation of color. Each multi-family building shall feature a palette of muted colors, earth tone colors, natural colors found in surrounding landscape or colors consistent with the adjacent neighborhood. For a multiple structure development containing at least forty (40) and not more than fifty-six (56) dwelling units, there shall be at least two (2) distinct color schemes used on structures throughout the development. For any such development containing more than fifty-six (56) dwelling units, there shall be at least three (3) distinct color schemes used on structures throughout the development. For all developments, there shall be no more than two (2) similarly colored structures placed next to each other along a street or major walkway spine. (d) Entrances. Entrances shall be made clearly visible from the streets and public areas through the use of architectural elements and landscaping. (e) Roofs. Roof lines may be either sloped, flat or curved, but must include at least two (2) of the following elements: 1. The primary roof line shall be articulated through a variation or terracing in height, detailing and/or change in massing. 2. Secondary roofs shall transition over entrances, porches, garages, dormers, towers or other architectural projections. 3. Offsets in roof planes shall be a minimum of two (2) feet in the vertical plane. 4. Termination at the top of flat roof parapets shall be articulated by design details and/or changes in materials and color. 5. Rooftop equipment shall be hidden from view by incorporating equipment screens of compatible design and materials. (f) Facades and walls. Each multi-family dwelling shall be articulated with projections, recesses, covered doorways, balconies, covered box PENDING FURTHER LEGAL REVIEW 20 or bay windows and/or other similar features, dividing large facades and walls into human-scaled proportions similar to the adjacent single- or two-family dwellings, and shall not have repetitive, undifferentiated wall planes. Building facades shall be articulated with horizontal and/or vertical elements that break up blank walls of forty (40) feet or longer. Facade articulation may be accomplished by offsetting the floor plan, recessing or projection of design elements, change in materials and/or change in contrasting colors. Projections shall fall within setback requirements. (g) Colors and materials. Colors of non-masonry materials shall be varied from structure to structure to differentiate between buildings and provide variety and individuality. Colors and materials shall be integrated to visually reduce the scale of the buildings by contrasting trim, by contrasting shades or by distinguishing one (1) section or architectural element from another. Bright colors, if used, shall be reserved for accent and trim. Section 3. That Section 4.23(D)(2) of the Land Use Code is hereby amended to read as follows: (D) Land Use Standards. (1) District Boundaries/Edges. Land use boundaries and density changes in the Neighborhood Commercial District shall occur at mid-block locations to the maximum extent feasible, rather than at streets (so that similar buildings face each other). (2) Secondary Uses. All residential permitted uses, except mixed use dwellings in multistory mixed use buildings, shall be considered secondary uses in this zone district and, for projects containing ten (10)five (5) or more acres, together shall occupy no more than thirty (30) percent of the total gross area of any development plan. If the project contains less than ten (10)five (5) acres, the development plan must demonstrate how it contributes to the overall mix of land uses within the surrounding area, but shall not be required to provide a mix of land uses within the development. PENDING FURTHER LEGAL REVIEW 21 Introduced, considered favorably on first reading, and ordered published this___ day of _______, A.D. 2012, and to be presented for final passage on the ____ day of ______, A.D. 2012. _________________________________ Mayor ATTEST: _____________________________ City Clerk Passed and adopted on final reading on the _____ day of ________, A.D. 2012. _________________________________ Mayor ATTEST: _____________________________ City Clerk 1 1 Student Housing Action Items Follow Up • Laurie Kadrich Director, Community Development & Neighborhood Services • Ted Shepard Senior Planner • Seth Lorson City Planner August 14, 2012 City Council Work Session 2 Feedback Sought From City Council: 1. Does the City Council support the proposed Land Use Code (LUC) changes as presented by staff? – If so, should the staff proceed to the Planning and Zoning Board for review and present the Ordinance changes for consideration by the Council September 4th? 2. Is the Council supportive of the process and time frame suggested for Phase 2 & 3 as presented? 3. Is there any other feedback from Council that staff should consider? ATTACHMENT 2 2 3 Overview Three Phases: – Phase 1; strengthen compatibility to the existing neighborhoods. • Timeline: August-October 2012 – Phase 2; address the adverse impacts of intense development • Timeline: August-November 2012 – Phase 3; evaluate the cumulative impact, engage more public process through SHAP, Parking Plan and/or sub-area planning. • Timeline: Fall 2012-2013 4 Phase 1 1. Amend Medium Density Mixed-Use Neighborhood (MMN) Land Use and Development standards to apply to all Multi-family projects: – Adding these requirements to the General Development standards will increase “compatibility” to the single-family neighborhoods on a city-wide basis. – Intent of the MMN is to “function together with surrounding low density neighborhoods”. 3 5 Phase 1 – continued 2. Modify Neighborhood Commercial Zone (NC) to restrict 100% secondary uses such as residential development. • Ensure the NC zone is geared toward providing neighborhood commercial services and not a multi-family zone. • NC zoning is found in and near the West Central Neighborhood Plan area. 6 Phase 1 - continued 3. Require an Operations, Management and Security Study for Multi-family Development of 50 or more units. – Ensure development has a plan for mitigating tenant activities that may adversely impact the surrounding neighborhoods. – Examples include support staff, code of conduct, removal of unwanted non-lessees, vehicles, pets, etc. 4 7 Phase 2 1. Propose a maximum number of units that can be heard in a Type 1 Hearing. 2. Propose additional mitigation requirements for projects above a certain threshold. 3. Consider whether defining student housing is needed. 4. Consider whether adjustments to the TOD boundary are needed. Timeline: Planning & Zoning: Sept. 14 and 20th Council: Oct. 9, Nov. 6 or 20th 8 Phase 3 • Evaluate options presented in the Parking Plan – Scheduled October 2 • Further evaluate traffic concerns on Prospect – Scheduled October 9 • Consider options brought forward in SHAP – Scheduled October 23 • Complete update to WCNP if authorized in 2013- 2014 budget – Current BFO offer 5 9 Feedback Sought From City Council: 1. Does the City Council support the proposed Land Use Code (LUC) changes as presented by staff? – If so, should the staff proceed to the Planning and Zoning Board for review and present the Ordinance changes for consideration by the Council September 4th? 2. Is the Council supportive of the process and time frame suggested for Phase 2 & 3 as presented? 3. Is there any other feedback from Council that staff should consider? Traffic Options Prospect* 3 Oct 23 - Council work session SHAP T 3 2013 BFO Offer – WCNP update T *No funding source has been identified at this time. STAFF RECOMMENDATION Staff recommends that Phase 1 changes be completed and implemented as presented. The staff LUC revision team met on August 7 and supports these changes. In addition, public comment received through the SHAP suggests support for added compatibility measures next to existing neighborhoods. Staff also recommends the timelines for Phase 2 and 3.