Citizen Input

On November 1st, 2022, Council adopted, on second reading, Ordinance 114 and Ordinance 115. These proposed land use code changes will not accomplish the goals as stated in the guiding principles outlined in the Agenda Item.  There is no clear road map as to how implementation of this plan will lead to affordable housing, only that it will drastically affect our current land use codes, and that, without transparent citizen input.  

I was made aware of the proposed changes through the “Nextdoor Website” four days prior to Council’s second reading and final vote. Suspecting that my neighbors were equally uninformed, I created a flier that a handful of friends circulated among various Old Town Neighborhoods on October 31st. Just this small notification (only 500 flyers) resulted in a significant crowd and several residents addressing Council the next evening. The common theme was the lack of communication and public engagement concerning significant changes that will impact the character and value of all existing single-family neighborhoods. 

The dismissive behavior of our elected officials was disheartening.  I was especially disheartened by my representative, Council Member Frances, who has been elected to represent Old Town West A & B.  Her rhetoric suggested that preserving the historic nature of Old Town was not important to her, and she was completely satisfied with allowing up to 6-plexes throughout Old Town B & 3-plexes throughout Old Town A.  Only Council Members Olson (West Midtown) and Gutowsky (Old Town East) responded favorably to a request to delay final consideration of the proposed changes until after a thorough and inclusive public engagement process. This has long been an established expectation of such significant changes.  By contrast, this process appears to have been rushed, not taking into consideration the full impact on homeowners, other city services, schools, transportation, etc.

I have spent a considerable amount of time researching other cities that have considered or implemented similar code changes; Minneapolis, Boston, Austin, Portland, to name a few. What could we learn from the successes and failures of these cities?

Some, like Austin, TX, have had a disastrous outcome by creating discord all over their city and, by many people’s accounts, completely destroying the unique character of their used-to-be Old Town.  The hodgepodge is, indeed, causing people to leave that city, sadly regretting all that’s been lost in the process of trying to accommodate Austin’s need for more affordable housing.  An Old Town can never be restored once it’s lost!

Portland’s housing costs have sky-rocketed after their implementation. Minneapolis, the first to implement no single-family zones in 2019, appears to be having success because they have taken years to communicate well with their citizenry and have started slowly by initially allowing only ADUs (Accessory Dwelling Units).  They determined they needed to take anything larger than a triplex off the planning table in residential neighborhoods, preferring ADUs and duplexes.

We have multiple opportunities to initiate ADUs throughout Fort Collins using existing structures only!  Let’s start with that simple change!  I’ve talked to very few who would be opposed to allowing ADUs in owner occupied homes, with long-term rent only (not BnBs), especially if no addition is required which would alter the footprint of the home and create extensive long-term construction in the neighborhood.  As a professional in housing design and space planning, I have had many customers who want to use their basements as apartments to add housing and supplement their income or to make them multi-generational homes.   Many homeowners with tri-levels have an additional 4th level basement.  Egress windows are already in place, they just need an outside entrance to maintain privacy for themselves and the apartment residents; inside access is not possible, due to their floor plans.  Our current code will not allow a separate outside entrance, nor a full-size range in a basement.  Current code stipulates that this would make that home a duplex, requiring re-zoning.  For those who are willing to allow access without privacy doors, the work-around is a hot plate or cooktop with an added toaster oven and/or convection microwave.

There are a lot of home-owners who are now empty nesters and have space they could divide out for affordable housing.  Space could be in the basement or perhaps on the 2nd level when elders realize they need to live on the main level only, but they want to stay in their family home.  Perhaps a care-giver moves into that new space and we provide much-needed additional options for our Fort Collins elders. 

Second story barns and garages could use EXISTING space regardless of the new requirement of the percentage of square footage allowed.  Why are we limiting the use of the 1000sf of the 2nd story of a barn to 800sf (because of % requirements) when a lovely 1000sf apartment could be built in an existing structure?   

All that is needed is an outside entrance to make these scenarios possible.  Just use the new zoning language of ADU, not duplex!  If an existing structure has room for an appropriate private and secure entry on the inside, all the better!  Your new code is still calling an outside entrance a duplex, and an inside entrance, to the same space, an ADU.  That simple correction could provide truly affordable housing throughout all zoning districts in Fort Collins and I believe you would have buy-in from all neighborhoods.

As a housing professional, I have provided many suggestions toward the goal of adding truly affordable housing in the attached proposal.  Rather than just saying “repeal it”, I feel it’s important to provide some positive alternatives.  We need to slow W-A-Y down and take reasonable, thoughtful next steps toward this goal.  Please take the time to consider what is proposed there.

City Leaders, because of the inevitable city-wide uprising in response to the approval of these ordinances, you will soon be faced with a city election to repeal this zoning debacle.  Please take the time now to listen to your citizenry and help to facilitate a proper process to make Fort Collins the Choice City we believe it to be.  My input is just one idea!  Let’s hear other’s detailed plans and find an agreeable way forward for our city to attain the goal of affordable housing. 

My understanding is that you could save us from this election scenario, once petitions are signed and verified, and you find Fort Collins citizens in your council chambers once again.  At that meeting you could agree to retract your vote of November 1st and agree to take the time to legitimately work with the citizens (as well as the planners and developers) to produce a truly grand plan for our re-zoning needs.  By that willing retraction you would eliminate the need to proceed to a city-wide election. Without a retraction, the inevitable, controversial, and ugly election marketing will roar through our town, dividing as it goes!

Please show us that you truly love our city and the people who call this home!  Retract this vote, avoid the controversy and delay of an election, and let’s quickly get back to work on a best practices plan.  I know it’s out there!