Loading...
HomeMy WebLinkAbout09/15/2022 - Planning and Zoning Commission - SUPPLEMENTAL DOCUMENTS - Regular Meeting1 Katie Claypool From:Sharlene Manno Sent:Wednesday, September 7, 2022 8:51 AM To:Katie Claypool Subject:FW: [EXTERNAL] Position Paper for P&Z Commission Work Session - ODP210005 & PDP21002 Attachments:POSITION PAPER 09.06.2022 JWK-LCK.pdf Categories:P&Z From: James King <jwkingjr2027@yahoo.com>   Sent: Tuesday, September 6, 2022 9:53 PM  To: Development Review Comments <devreviewcomments@fcgov.com>; Sharlene Manno <smanno@fcgov.com>  Cc: Rich Djokic <rich@rdjokiclaw.com>; Ruth Karr <ruth.karr@comcast.net>; Lisa King <lisacking99@yahoo.com>; Joy  McGee <jmcgee@rgengineers.com>; Alyssa Stephens <astephens@fcgov.com>; Em Myler <emyler@fcgov.com>; Will  Lindsey <wlindsey@fcgov.com>  Subject: [EXTERNAL] Position Paper for P&Z Commission Work Session ‐ ODP210005 & PDP21002  Attached please find our Position Paper in opposition to the Heartside Hill proposed development for your review. Sincerely, JW "Bill" King, Jr. 6319 Victoria Road, Fort Collins, CO 80525 240/997-9325 (cell) jwkingjr2027@yahoo.com ITEM 4, CORRESPONDENCE 1 Packet pg. 1 POSITION PAPER OPPOSING CURRENT HEARTSIDE HILL DEVELOPMENT PROPOSAL #ODP210005/#PDP210020 September 6, 2022 This document points out the concerns that Brittany Knolls residents have with respect to the above pending development application. EXECUTIVE SUMMARY The issues raised in this position paper regarding the Heartside Hill development reflect the concerns of many of the residents of the host neighborhood, Brittany Knolls. Its residents are hardworking and generous members of this community. Many contribute their time and money to local non-profit organizations to enhance the lives of those less fortunate. The comments noted in this position paper are not a disparagement of affordable housing communities or their residents. This development as planned would have the same impact on the surrounding neighborhood whether its dwellings were an affordable development or not. We will outline in this position paper the challenges that building a highly dense development on this unique site and the unintended adverse consequences it will bring, not only to the residents of Brittany Knolls, but to the future residents of Heartside Hill as well. Neighborhood Meeting/Outreach Activities • We requested early in the development stages to be a part of the planning process but were declined by the developers. In the meantime, we have devoted countless hours to educating ourselves about the project and the development review process. Compatibility to Host Neighborhood • Building three-story multi-family dwellings on a site that is enveloped by a “host” neighborhood consisting of one and two-story single-family homes does not meet compatibility requirements of the Land Use Code ( 3.5.1 (B)). Also, as outlined in the City of Fort Collins Plan in its Policy LIV 4.2, compatibility of the development to the adjacent neighborhood should be ensured, and this proposed development does not meet that policy. ITEM 4, CORRESPONDENCE 1 Packet pg. 2 2 • Policy LIV 5.1, Housing Options, of the City of Fort Collins Plan states, “To enhance community health and livability, encourage a variety of housing types and densities, including mixed-used developments that are well served by public transportation and close to employment centers, shopping, services and amenities.” While several housing types are proposed for Heartside Hill, again the three-story multi-family apartments are not compatible to the host neighborhood , Brittany Knolls. Traffic • Traffic generated by a development that is built to near maximum density will cause increased travel challenges to the host neighborhood. Keep in mind, Brittany Knolls residents are essentially “boxed-in” with only one street (Brittany Street) providing access into and out of their neighborhood. That is the same street that will also be utilized by the majority of the residents of the planned 82 dwelling units. Brittany Street will also receive traffic from those non-residents daily visiting the childcare facility, Boys & Girls Club of Larimer County, pediatric medical clinic, behavioral health care, and other non-profits offering workforce development services, multicultural programming, and more that are to be housed in the future planned 20,000 square feet Community Building. Add to those challenges, the lack of mechanized traffic signaling at the intersections of Brittany Street and S. Lemay Avenue, and Brittany Street and Trilby Road, and it is a recipe for traffic nightmares and legitimate safety concerns. Parking • Policy LIV 4.2 noted above also states that locating parking and service areas where impacts on existing neighborhoods —such as noise and traffic—are to be minimized. While Heartside Hill proposes onsite parking for its residents, there will be a natural tendency for the residents and visitors of the homes located along Brittany Street to utilize parking on that street as a convenience. The increased traffic on this road, in addition to street parking that will cause visual obstruction, will create safety concerns for all traveling on Brittany Street. Public Transportation • There is currently no public transportation available to the future residents of the development or to the current residents of this area. The City of Fort Collins has made no guarantees when such transportation will be provided. The closest bus stop to the proposed development is an approximately 1.1 mile walk. Travel to that bus stop is not safely walkable or bikeable (unprotected bike lane) on E. Trilby Road due to a lack of sidewalks. This does not meet the “well served by public transportation” portion of Policy LIV 5.1, of the City of Fort Collins Plan. • While the property for Heartside Hill is being donated and is not a part of the City of Fort Collins’ Land Bank program, it should be pointed out the site does not fall within the criteria for the Land Bank program for affordable housing which recognizes in Sec. 23-352 (3) the importance of being within one-half mile of at least three of the following existing or planned facilities: city bus or other public transit route; ITEM 4, CORRESPONDENCE 1 Packet pg. 3 3 public/charter school; park; employment, industrial, campus or downtown district; and commercial center, such as a shopping center or other retail development . • In discussing its management of growth, the City of Fort Collins Plan recognizes the importance of requiring the provision of adequate public facilities before development occurs. With the addition of the Sun Communities/Foothills and 43 Prime developments planned in the immediate vicinity along Trilby Road, it is all the more important for public transportation and “employment centers, shopping, services and amenities” to be in place prior to development occurring. Landscape/Appearance/Maintenance/Security ; Food Desert; Walkability • Concerns regarding the appearance and maintenance of the development were expressed by some residents in their responses to a grassroots survey. It has also been noted that this area is in a food desert and is not walkable to services routinely needed for the proposed development’s residents. As the original project name for Heartside Hill was “The Next Big Thing,” it amplifies the impact this proposed development will have on the surrounding host neighborhood, Brittany Knolls. It highlights the level of density as well as the effect its three -story buildings will have on the quality of life of Brittany Knolls’ residents. During the Preliminary Development Review conducted by City staff on April 7, 2021, staff referenced the proposed development as “a big project” and [will have] “a lot of people in and out.” The residents of Brittany Knolls have a reason to be concerned about the Heartside Hill development. Just because you can do something doesn’t mean that you should. A positive outcome to the concerns noted by these Brittany Knolls residents would be a significant reduction in the number of multi -family dwelling units, as well as a joint effort between the developers, City staff, and the Brittany Knolls neighbors to consider alternative affordable housing options that are more compatible to the host neighborhood . An example would be small detached home clusters with small massing of single or duplex units, single or two-story units. Although it would not solve all of the resulting problems of the development, we feel these measures would reduce the impact this dev elopment would have on the compatibility and traffic issues that will be created by Heartside Hill. ********************************************************************** BACKGROUND Residents of Brittany Knolls learned about plans to develop the property located at the northwest corner of S. Lemay Avenue and E. Trilby Road , owned by the Heart of the Rockies Christian Church (HRCC) through two neighborhood flyers mailed to them in December 2020 and March 2021. These flyers announced HRCC’s partnership with CARE Housing, Fort Collins Habitat for Humanity and L’Arche, Fort Collins and their intended purpose at the time to ITEM 4, CORRESPONDENCE 1 Packet pg. 4 4 develop the parcel with 72 rental apartments, 10 Habitat for Humanity single family home s and 2 L’Arche Group Homes. The flyers promoted how the developers will be receptive to the Brittany Knolls residents ’ concerns, recognizing their actions will “impact the lives of its neighbors,” and “wanting to work collaboratively,” and “promise to listen and learn from our neighbors” in the development of a project that will “enhance the neighborhood.” The Fort Collins Neighborhood Meeting Guide, “For Applicants” spells out the policy and rules for the applicants to follow during the Neighborhood Meeting. It clearly states the applicant has a 10-minute window to conduct their presentation. In the November 2021 Neighborhood Meeting (NM)(Video & Transcription located on City YouTube site) the applicant’s presentation took over 26 minutes. In the August 2022 Virtual Project Update (VPU) Neighborhood Meeting (NM) (Video & Transcription located on City YouTube site) the applicants were stopped by the moderator at the 34:56 minute mark so the question and answer part of the NM could begin. The developers’ refusal to contain their presentation to 10-minutes or less limited time for the residents’ question and answer opportunity and displayed a blatant disregard for others’ time. Round I public documents estimated construction timeline from start to finish for completion of the development to be as long as 9 years. This estimate was confirmed during the August 2022 VPU/NM by a member of the development team. Brittany Street is the only access residents of Brittany Knolls have to get into and out of their neighborhood. While the level of construction equipment traffic will certainly fluctuate at times, nine years is a long time to ask a neighborhood to be subjected to construction equipment traffic on a small neighborhood connector street. During the spring and summer of 2021, a neighborhood grassroots survey effort was conducted by the residents of Brittany Knolls. The purpose of the survey was to identify both concerns and/or support for the proposal. One-hundred thirty-six (136) out of one-hundred sixty-four (164) Brittany Knolls homes completed the surv ey. The results of the survey, 74% were “Extremely Uncomfortable” or “Uncomfortable” while 13% were “Extremely Comfortable” or “Comfortable.” The results of the survey are revealed in the below charts: ITEM 4, CORRESPONDENCE 1 Packet pg. 5 5 NEIGHBORHOOD MEETING/OUTREACH ACTIVITIES The Fort Collins Land Use Code requires the developer to conduct a Neighborhood Meeting when their proposal meets certain criteria. According to Land Use Code, Section 2.2.2 one of the purposes of the Neighborhood Meeting is to facilitate citizen participation early on. Citizens are urged to attend and actively participate. It is an opportunity for citizens to identify, list and discuss issues related to the development proposal , and to work jointly with staff and the applicant, and an opportunity for citizens to help seek solutions for these issues. A slide presented by the development team during the November NM outlined six meeting activities and presented them as fulfilling their obligation to section 2.2.2 LUC requirements. Until the recently scheduled August VPU/NM held on August 22, 2022, the only activities on the slide initiated by HRCC and the development team were the informational flyers mailed out to the Brittany Knolls neighborhood in December 2020 and March 2021. The two May 2021 meetings and the August 2021 meeting were at the request of Brittany Knolls residents. These “Listening Sessions” were non-productive with the developers being evasive with answers like: we don’t have an answer for that, don’t know how the layout of the apartments will look, it’s too early to tell, your questions will be answered during the NM. Question: Did the Developers meet the intended purpose of the Land Use Code, Neighborhood Meeting/Outreach Section 2.2.2? Answer: No, the developers failed to meet not only the purpose of the code, but the spirit of the code as well. ITEM 4, CORRESPONDENCE 1 Packet pg. 6 6 Early in the development review process a May 2021, Zoom Call Listening Session between 6 Brittany Knolls residents and HRCC representatives took place. During the call the residents learned the developers were meeting three times a month to discuss the development. They were asked if residents could participate in the periodic development meetings. The HRCC representative immediately denied the request stating that those meetings were their private sessions and directed the residents to present concerns through their designated church liaison, a Brittany Knolls resident. During this session the church representatives were asked if they would consider a reduction in the density level and the response was that the current plan is under the upper limits that can be developed on the site. The church representative also mentioned that the residents will have an opportunity at the NM to bring forth their concerns, while emphasizing the development team will work closely with the City during the review process. Near the close of the August 2021 Listening Session, which was attended by 4 Brittany Knolls residents, it was stated by a Brittany Knolls resident to the CARE representative that it would be nice if a plan could be developed that we all could get behind and support. The CARE representative responded asking, “How?” To which it was said, “By sitting down at a table and working together.” The developers never reciprocated by extending the invitation to work together. During the November 2021 NM the development team was asked if they would consider reducing the number of driveways proposed that intersect Brittany Street from the Heartside Hill site as a way to directly reduce Heartside Hill traffic. This reduction in Heartside Hill driveways intersecting with Brittany Street could encourage Heartside Hill residents to use the E. Trilby Road entry/exit more. The development team responded, “I would just reiterate that at the end of the day we are we’re going to work with the city and work according to the traffic standards that were given and so if there are any great ideas of how we could do that to address those concerns and stay within what we’re required [self-imposed requirements] to do uh we’d be happy to take those into consideration.” Reducing the number of Heartside Hill drives connecting with Brittany Street was never directly responded to. The summary of the November 2021 NM was completed by the City as required by the LUC. It reflected the meeting had “approximately 100 attendees, including staff.” “Attendees who spoke or submitted questions into the chat were mostly opposed to the development, but some attendees spoke in support of the plans for affordable housing in this area.” Not all who spoke in support of the development resided in Brittany Knolls or near the proposed site. During the August VPU/NM no one spoke in support of the development as currently proposed. During the August VPU/NM the developers elected to try a new approach and redirect the responsibility of traffic concerns away from themselves and to the City traffic department. First, beginning at the 39:19 minute mark, “The traffic impact study which is the which is a document that is available to you um it's it's a bit thick as far as like how to how to pull out the data but but basically if you were to engage with uh city traffic department staff they would be ITEM 4, CORRESPONDENCE 1 Packet pg. 7 7 able to help walk you through that information to share exactly w hat they anticipate those traffic patterns would be like and everything that is represented in the traffic impact study .” Then at the 39:51 minute mark the developers’ representative stated, “That would be a question that we would suggest you go to city traffic staff on.” And then later at the 1:20 mark in response to another question on traffic it was responded to with, ”look at the information in the traffic impact study and again it is kind of hard to understand so you know maybe getting traffic staff to kind of interpret the data um they're under the impression that our development will will add it will add up some volume to that but it is in the small single digits of the total volume that goes through those intersections and um so it really it really is a broader uh city improvement um question.” COMPATIBILITY According to Land Use Code, Section 3.5.1, Building & Compatibility: 1) …ensure the physical and operational characteristics of proposed buildings and uses are compatible when considered within the context of the surrounding area. 2) …developments in or adjacent to existing developed areas shall be compatible with the established architectural character of such areas by using a design that is complementary. Compatibility shall be achieved through techniques such as the repetition of roof lines, the use of similar proportions in building mass and outdoor spaces, similar relationships to the street, similar window and door patterns and/or the use of building materials that have color shades and textures similar to those existing in the immediate area of the proposed infill development. 3) Buildings shall either be similar in size and height, or, if larger, be articulated and subdivided into massing that is proportional to the mass and sc ale of other structures… Land Use Code, Section 3.5.1, Low Density Mixed-Use Neighborhood District (LMN) Purpose: The Low Density Mixed-Use Neighborhood District is intended to be a setting for a predominance of low density housing combined with compleme ntary and supporting land uses that serve a neighborhood and are developed and operated in harmony with the residential characteristics of a neighborhood. The Neighborhood context is defined by the Brittany Knolls neighborhood, the neighborhood that surrounds the site. It is physically the closest to the site, will be most heavily impacted by the development of the Heartside Hill site, and it is the host neighborhood. Question: Are the multi-family, 3-story rental apartments proposed for Heartside Hill compatible with Brittany Knolls, the closest neighborhood to the proposed development? Answer: No. During the November 2021 NM at the 2:21 minute mark, City staff acknowledged that Brittany Knolls is the closest neighborhood to the propos ed development. The subdivision engulfs two sides of the Heartside Hill property. The remaining two sides of Heartside Hill align with two arterial roadways, S. Lemay Avenue and E. Trilby Road. Heartside Hill is proposing six ITEM 4, CORRESPONDENCE 1 Packet pg. 8 8 three-story multi-family dwellings to be built along E. Trilby Road. There are no three-story multi-family rentals in Brittany Knolls, only one- and two-story single-family dwellings. There are no multi-family, multi-story rental apartments on the immediate north side of E. Trilby Road between S. College Avenue and S. Lemay Avenue, a distance of 1.1 miles. The proposed rental apartment buildings will not be compatible with the closest surrounding host neighborhood. An example of compatibility with Brittany Knolls can be seen on the east side of S. Lemay Avenue at Hawkeye Street and Finch Court in the Paragon Point subdivision. There is a neighborhood of duplexes at that location that would be very compatible with Brittany Knolls. (Hawkeye Street Duplexes) At the November 2021 NM, 15:18 minute mark, a CARE representative stated that they heard Brittany Knolls concerns about three-story buildings and had eliminated them. However, in the Round II documents there were still two three-story buildings in the proposed development. In the Round III stage submitted documents, the developers have changed all six of the multi- family apartment buildings to three-stories again, which is not at all compatible with the Brittany Knolls neighborhood. ITEM 4, CORRESPONDENCE 1 Packet pg. 9 9 The row of six three-story apartment buildings proposed by the developers will provide no visual aesthetics. The long row of rental apartments creates a large boxy mass that is not characteristic of the residential character in the neighborhood of Brittany Knolls, nor is ther e a comparable condition found along the north side of E. Trilby Road. Note the developers ’ site plan submitted to public documents shows the six apartment buildings closely aligned with the City right of way and not far from the E. Trilby Road curb. Compare that site plan with what the developers presented to the residents of Brittany Knolls a t the August 2022, VPU/NM. The artist’s rendering shows an expansive green area nowhere near the City right of way and curb of E. Trilby Road. The repetitive row of Heartside Hill apartment buildings does little to create a sense of entry or façade articulation. The massing, the wall plane, and roof design proportions of these larger buildings do not attempt to integrate into the surrounding smaller scale Brittany Knolls neighborhood. (Brittany Knolls) (Brittany Knolls) ( (Developers drawing of apts along E. Trilby Rd (sketch of 6 apt. bldgs on E. Trilby Rd) presented during August NM) ITEM 4, CORRESPONDENCE 1 Packet pg. 10 10 (The drawing of the Heartside Hill apartments (previous page) aligned along E. Trilby Road is not an accurate representation of what the proposed apartment buildings will look like. A more accurate representation of the Heartside Hill apartments and their relationship to the city Right of Way, the sidewalk, and the roadside curb along E. Trilby Road resemble these apartments on Lady Moon Drive. The distance from pictured apartments to roadside curb is approximately 40 feet. This photo of the Lady Moon Drive apartments , their 3-story height, bulkiness, large boxy mass emphasizes how the rental apartment buildings proposed by the developers do not fit the residential character of Brittany Knolls.) TRAFFIC The grassroots survey identified the neighborhood’s biggest concern, traffic. Question: Did the developers adequately address the issues associated with Traffic? Answer: No, the site’s location and proposed design layout coupled with the developer’s desire to build at a high-density level makes future traffic volume a certain problem. The ultimate outcome is residents of Brittany Knolls will be “boxed-in,” unable to enter and exit the subdivision without unnecessary frustration, delay and risk. The “boxing-in” of its residents will be a direct result of too much traffic attempting to use the current “choke point” intersections of Brittany Street and S. Lemay Avenue and Brittany Street and E. Trilby Road. These intersections are operating at a high volume during peak times of the day. This situation would be different, and the traffic build-up reduced if the proposed site had fully functioning intersections that connect directly with S. Lemay Avenue and E. Trilby Road. This complexity and difficulty are exacerbated by the City having no plans that will mitigate the pending conditions at these intersections with additional traffic control devices or any other means due to their proximity to the intersection of S. Lemay Avenue and E. Trilby Road. On Wednesday July 14, 2021 at 3:00 pm, three Brittany Knolls residents met with a City staff liaison member and a City traffic engineering employee. The issue of the ¾ drive being temporarily installed was discussed and it was emphasized its status would be temporary. Brittany Knolls residents in attendance voiced support of this concept in an effort to show a willingness to compromise. ITEM 4, CORRESPONDENCE 1 Packet pg. 11 11 It must be emphasized that if this development is approved as currently proposed there will be no turning back to undo what has been allowed to take place , the situation will not improve, only deteriorate for Brittany Knolls residents and future Heartside Hill residents as traffic congestion in Fort Collins and the immediate area continues to increase. Traffic and its resulting congestion is the main topic of civic complaint in many American cities, yet traffic safety considerations are not fully addressed in the Transportation Impact Study (TIS) prepared for the Heartside Hill development. The word “safety” does not appear at all in the TIS reports. For example, the current field of view when travelling eastbound at the Brittany Street and S. Lemay Avenue “choke-point” intersection is partially obstructed to the north by trees located in the City right of way. Observing the approaching traffic through the trees while simultaneously compensating for traffic approaching from the south, making a left turn can be difficult. This risky scenario is made more dangerous because approaching traffic from the north on S. Lemay Avenue are on a downhill slope and frequently exceeds the posted speed limit of 40 mph. This scenario was not discussed in the TIS, just how long vehicles sit at the intersection. No suggestions for additional traffic control devices/methods from the City traffic department, just that they will monitor the situation. (Brittany Street & S. Lemay Avenue, looking north) A similar situation exists at the “choke-point” intersection of Brittany Street and E. Trilby Road, the opposite side of the development. Traffic trying to make a left turn onto E. Trilb y Road to go eastbound also encounters a partially obstructed view and rapidly approaching eastbound downhill traffic on E. Trilby Road. The more congested these intersections become, the more hazardous they will become. Again, no mention of these situations in the TIS, and the City offers no addition or change in existing traffic control devices, just to monitor the situation. ITEM 4, CORRESPONDENCE 1 Packet pg. 12 12 (Brittany Street & E. Trilby Road, looking west) Developers demonstrated their awareness of the neighborhood’s concerns regarding potential traffic problems when their representative stated, “we’ve recognized and heard that traffic is a really significant concern” at the 17:12 minute mark during the November 2021 NM. Only seconds later at the 17:44 minute mark, the same representative demonstrated his position and unwillingness to seriously consider the neighborhood concerns on the matter by stating, “Everything we have proposed currently meets the design specifications for the city’s operating standards.” It was evident at this point, which was early in the development approval process, the developers intended to rely on the TIS to justify their development standards. The City traffic engineers had not even had an opportunity to revi ew the TIS because it had not been submitted to them and this was pointed out by a City employee attending the NM. At the 60:48 minute mark in the November 2021 NM the same developer’s representative says, “We’re actually trying to come up with the solution that actually relieves as much of the pressure on Brittany as possible.” As mentioned earlier, during the August 2022 VPU/NM the development team has elected to shift responsibility over traffic concerns away from themselves and onto the City. Several questions about traffic were met with the answer to address traffic concerns with the City traffic department. The only suggestion the City has come up with is installing a temporary ¾ drive, that eventually becomes a ½ (RI/RO) only drive. That is not an acceptable permanent solution and is explained further below. At the 15:35 minute mark in the August 2022 VPU/NM, the CARE representative started an explanation into the E. Trilby Road driveway for the Heartside Hill development. He described this drive as the “primary entrance for the majority of the residents.” This driveway is immediately across the street from the driveway of another CARE Housing development, the Eagle Tree Apartments. ITEM 4, CORRESPONDENCE 1 Packet pg. 13 13 The E. Trilby Road entry/exit will never be the primary entry/exit for the following reasons: 1) because the E. Trilby Road drive will never be a permanent, full access drive; 2) the E. Trilby Road drive’s effectiveness reduces over time, moving from a ¾ access drive to a ½ access drive; and 3) the flow of traffic on S. Lemay Avenue is heavy and traffic traveling south approaching the development will turn right and use Brittany Street, thus avoiding the traffic signal at S. Lemay Avenue and E. Trilby Road. Additionally, the CARE representative stated the E. Trilby Road drive was originally slated to be a right in/right out. It is true the Heartside Hill E. Trilby Road driveway was originally propos ed to be RI/RO as far back as the City Comments document dated April 11, 2021, first on page 11 comment #4. On page 14 of the same document, Traffic Operations emphasized when E. Trilby is built out to a 4-lane arterial there is no guarantee the drive will have full access movement. During the August VPU/NM, the CARE representative also stated they advocated for the ¾ access drive “that should actually make a more significant impact on a reduction in the amount of traffic that is oriented toward Brittany Street.” The section below addresses how the E. Trilby Road driveway will be used, from both the temporary 3/4 basis and then the permanent RI/RO basis should this proposal be approved with this design. Situations where the residents of Heartside Hill will use the temporary ¾ function E. Trilby Road entrance/exit: 1) Leaving the development to travel westbound on E. Trilby Road to go in the direction of Shields. 2) Arriving at the development traveling westbound on E. Trilby Road. 3) Arriving at the development traveling eastbound on E. Trilby Road (this action is only temporary). Situations where residents of Heartside Hill will use Brittany Street: 1) Leaving the development and needing to go northbound (left turn) on S. Lemay Avenue in the direction of downtown Fort Collins. 2) Leaving the development and needing to go southbound on S. Lemay Avenue in the direction of Loveland. Traffic exiting the development via the E. Trilby Road entry/exit will be unable to make a left turn out of the development to travel east on E. Trilby Road. They will either go to Brittany Street via the drive on the northside of the development (which was originally explained to residents as an alley and is described as such in the Preliminary Design Review application) or they will use E. Trilby Road (westbound) for a short distance and turn right onto Brittany Street, go around the curve and use the Brittany Street and S. Lemay Avenue right turn lane. 3) Leaving the development and needing to go eastbound on E. Trilby Road to go in the direction of Windsor/Greeley. There will be no left out of the development via E. Trilby Road so similar to the example above, traffic will use the drive on the ITEM 4, CORRESPONDENCE 1 Packet pg. 14 14 northside of the development or use E. Trilby Road for a very short distance and turn right and drive around the curve to make the right at S. Lemay Avenue. 4) Arriving at the development traveling eastbound on E. Trilby Road when the 4-lane on E. Trilby Road is completed and there will be no eastbound left into the development. Question: Is the TIS, a study paid for by developers, a reliable method to judge traffic impact? Answer: No, the traffic study has become the default act of planning and more than a few large [engineering] companies can thank traffic studies for the lion’s share of their income, according to nationally recognized urban planner Jeff Speck in his article, “Induced Traffic Demand.” Jeff Speck says, “The computer model is only as good as its inputs, and there’s nothing easier than tweaking the inputs to get the outcome you w ant.” This reliance on the TIS by the developers and the City of Fort Collins will only lead to further urban sprawl, deteriorating the quality-of-life residents of Brittany Knolls now enjoy. Question: Are there any discrepancies in the Heartside Hill TIS? Yes, on the cover page for the TIS the date is incorrect, it dates the report November 2022. It should be dated November 2021. In the first few pages of narrative, the TIS document mislabels the location of a speed limit sign and mislabels northbound through and right turn lanes as being on Brittany Street at the E. Trilby Road intersection. Both the speed limit sign and the lanes of traffic are actually on Brittany Drive. The introduction on page 1 of the July 2022 TIS states, “This TIS is a revision of the “Heartside Hill Transportation Impact Study” dated November 2021 and May 2022.” When asked to see the May 2022 document, City staff reported no May 2022 TIS document exists. In the same paragraph as above, on page 1, the document states the TIS addresses City staff comments provided in a letter dated April 27, 2022. Request for a copy of the April 27, 2022 letter has yet to be provided by the City. Then also in the same paragraph, on page 1, “This revision also addresses a change in the number of units and access through the site from the May 2022 TIS.” April 15, 2022, afternoon hours, Harmony Road & I- 25, near Costco and development “The Wyatt” ITEM 4, CORRESPONDENCE 1 Packet pg. 15 15 These may be small careless errors, if they had been made by a layperson, but there are 88 pages of numbers, charts, graphs, and maps . How many other errors exist? When examining page 11, questions arose regarding the completeness of Table 2, Trip Generation chart. During the August VPU/NM the development team represented the current TIS to be complete and, “to avoid surprises,” addresses all the different aspects of traffic that will be generated by the community building (56:31 minute mark). The first paragraph on page 11, of the TIS, describes what the site will contain: 9 single family detached dwelling units (#210), 72 multi-family dwelling units (#220), group home dwelling units (#210), a 100-student daycare (#565), a 1,000 square foot general office (#712). Table 2 contents mirror the first paragraph. It does not contain the 20,000 square feet Community Building. Question: Does this chart account for the traffic that will be generated in total by the Community Building/Community Center as the developers claim? No, even though the developers have stated their TIS considered the traffic impact the community building will have on the development, “to avoid surprises” how can the TIS measure this when nowhere in the TIS document is the word(s) community building/community center. The 20,000 Community Building that is proposed will contain, in addition to the Day Care Center and General Office, the Boys & Girls Club (affordable youth services and after school programming for students aged 5-10), a Pediatric medical clinic #630, ITEM 4, CORRESPONDENCE 1 Packet pg. 16 16 (ITE Trip Generation 10th edition) that includes behavioral health care, while other non-profits will offer workforce development services, multi-cultural programming, and more. There is a code for medical clinic, #630, yet the medical clinic is not listed on the chart, so its impact is not figured into the overall traffic study. Similar to the medical clinic, the other services/amenities (Boys and Girls Club (after school), workforce development services, multi- cultural programming) that will be performed at the Campus Community Center should be listed individually on Table 2, and their traffic impact counted. If an assigned code does not exist, then the same computation method used to count the Group Home(s) (which do not have an assigned ITE code) traffic impact should be used. All aspects and impact the Community Building will have on traffic must be identified so there will be no “surprises” to the host neighborhood. This TIS fails to accomplish this task. PARKING Brittany Knolls resident, comment from Voice of Brittany Knolls website, “Concerns about the parking on Brittany Street causing congestion/safety issue.” Question: What has been done to address neighbors’ concerns about parking on Brittany Street and potential spillover parking into Brittany Knolls neighborhood? The ease of parking on Brittany Street right in front of their residence will be a temptation too great to pass up for most residents. The location and convenience will encourage parking on Brittany Street for the Habitat for Humanity and L’Arche dwellings. This will increase traffic congestion on Brittany Street at the Buchanan Street intersection and the nearby intersection of S. Lemay Avenue. Brittany Street at its “choke-point” intersections, are functioning near capacity during peak hours. To make matters worse, the City recently restriped Brittany Street placing the parking zone on the interior of the Brittany Street curve. By placing the street parking zone on the interior of the curve it will encourage Habit for Humanity residents and L’Arche employees or visitors to park on the street rather than entering the development and using parking assigned to their residence. During the November NM, a member of the development team stated parking is permissible on both sides of Brittany Street. While it is not currently striped for this, if it is , striping the road to support parking on both sides will only add to the overall congestion. PUBLIC TRANSPORTATION Question: How is it a benefit to residents of an affordable housing community to live in an area that is not serviced by public transportation? It is interesting that the residents of Brittany Knolls chose Public Transportation as the 3 rd most concern during the survey. The residents most likely all have automobiles. A possible explanation is the residents of Brittany Knolls recognize how misguided it is to place a ITEM 4, CORRESPONDENCE 1 Packet pg. 17 17 development of this size and type in an area where there is no public transportation for t hose who typically rely on public transportation for employment and daily needs. According to Zillow, the area has a poor Transit score. The site is a poor location choice because public transportation does not service the area and has a score of 17 out of 100. The closest bus stop is a 1 mile, 21-minute walk. It entails walking westbound on E. Trilby Road. There are no sidewalks traveling west/east on either the northside or southside of E. Trilby Road between Portner Road and Debra Drive and requires someone to walk on the shoulder of the roadway or in the grass. While the TIS mentions public transit is proposed for this area, there are no dates scheduled and progress in this regard is subject to budgetary availability. Recently it was reported in the Coloradoan that Fort Collins had reduced local bus service, so it seems unlikely this new route will be activated any time soon. The City Traffic Department has been unable to provide a day, date or time they will begin service to this area, and while listed in the Master Transit Plan, without a firm commitment there is no way to project when this service will become available. At the 16:44 mark of the November NM, a CARE Housing representative stated that many of their residents in other CARE Housing complexes do not have vehicles. LANDSCAPING/APPEARANCE/MAINTENANCE/SECURITY Brittany Knolls resident, comment from Voice of Brittany Knolls website, “I am concerned that Brittany Rd will be lined with fixer uppers on blocks.” Brittany Knolls resident, comment from Voice of Brittany Knolls website, “Has CARE Housing been properly vetted? Online reviews are full of negative comments.” During the November NM, a member of the development team stated that CARE is required to comply with local, state, and Federal regulations and were regularly audited by a multitude of regulators. These audits include unit inspections. In May 2021 Colorado Housing and Finance Authority (CHFA) provided redacted copies of the most recent compliance reviews conducted on the Eagle Tree Apartments. CARE Housing provides property maintenance for this Low Income Housing Tax Credits (LIHTC) complex. The File Review and Physical Inspection report ITEM 4, CORRESPONDENCE 1 Packet pg. 18 18 was dated August 2016, a five-year lapse. Also, in May 2021 CHFA provided a redacted copy of the most recent compliance review for Provincetown Green, it was dated November 2018, a three-year lapse. In this 2018 CHFA audit report with regard to unit inspections, “Maintenance staff indicated that 3 full time employees are responsible for the oversight of seven properties which spreads them very thin, resulting in backed up work orders and longer turn times.” During the winter of 2021, three inoperable vehicles with flat tires were in the Eagle Tree Apartments parking lot. The vehicles remained in the same parking spot for several weeks. FOOD DESERT The site is a poor location choice because it is in a Food Desert, a distance of 2 or more miles from a full-service grocery. During the November NM the developers acknowledged the importance of healthy nutrition and how advantageous it is to live near a grocery. H as the development team considered a small full-service grocery - Beavers Market style - for their site? Denver established the Decatur Fresh Market in Sun Valley with great success, and it was assisted by Federal funding. This service would benefit not only the residents of Habitat for Humanity and L’Arche but the other nearby affordable housing developments on the southside of E. Trilby Road between S. College Avenue and S. Lemay Avenue. The Decatur Fresh Market is described in the November 3, 2021, Colorado Sun. The three closest full-service grocery stores from 6501 Brittany Street according to Google maps, are Safeway at 2.5 miles, King Soopers at 3.0 miles and Sam’s Membership Club at 2.1 miles. ITEM 4, CORRESPONDENCE 1 Packet pg. 19 19 WALKABILITY According to Zillow, this site is a poor location for such a large development because it has a poor Walkability score- 11 out of 100 - and the location is car dependent. In the developer’s TIS, they study pedestrian level of service and rate that category as acceptable. The measurement criteria concern Directness, Continuity, Street Crossing, Visual Interest and Amenity, and Security. While these criteria are important aspects of overall walkability, the distance of measurement is 1320’ (1/4 mile). That distance makes for a nice walk in one of the nearby neighborhoods. At ¼ mile from the proposed development, that distance will take your walk to the middle of the surrounding neighborhoods - Brittany Knolls, Paragon Point, Provincetown and Stanton Creek. Lacking public transportation in this area, residents want to know they have walkable or bikeable access to the daily services they need – not just a close-by subdivision. CONCLUSIONS/RECOMMENDATIONS As noted previously in this paper, building a highly dense development on the proposed Hearthside Hill site will have adverse consequences to the residents of Brittany Knolls as well as to the future residents of Heartside Hill. • Three-story multi-family dwellings are not compatible with the one- and two-story single-family dwellings in the host neighborhood and do not satisfy Sec. 3.5.1 (B) of the Land Use Code. • Brittany Street is a non-signalized collector street and the only entry and exit for Brittany Knolls residents, a neighborhood of 164 homes. Significant added traffic on Brittany Street generated by Heartside Hill’s 82 dwelling units, as well as non-residents visiting daily the proposed childcare facility and multiple non-profits in the planned Community Building will cause a hardship and safety concerns for all residents. While the Community Building is not a part of this PDP, it is a part of the developer’s ODP. The impact that the Campus Community Building and its activities will have on the level of traffic on Brittany S treet is substantial and cannot be ignored when considering whether or not to approve this proposed development . The TIS does not appear to accurately account for that negative impact. ITEM 4, CORRESPONDENCE 1 Packet pg. 20 20 • Potential overflow and convenience parking by residents of Heartside Hill on Brittany Street will cause visual obstruction and also create safety concerns for all traveling on Brittany Street. • The proposed development site is not served by public transportation, nor is it walkable to employment centers, shopping, services or amenities that will be required by the residents of Heartside Hill. While public transportation has been considered by the City at some unknown point in the future, current budgetary restraints have caused the City to reduce bus service in Fort Collins. Therefore, there are no guarantees when or if that service will actually be implemented. • These Brittany Knolls residents have been active participants in the development review process and have made every effort to be engaged since notification of the developer’s initial plans. They have made their concerns known to the developer on several occasions and through their newsletters distributed to the Brittany Knolls community . To reiterate those statements made in the Executive Summary, a positive outcome to the concerns noted by these Brittany Knolls residents would be a significant reduction in the number of multi-family dwelling units, as well as a joint effort between the developers, City staff, and the Brittany Knolls neighbors to consider alternative affordable housing options that are more compatible to the host neighborhood . Although it would not solve all of the resulting problems of the development, we feel these measu res would reduce the impact this development would have on the compatibility and traffic issues that will be created by Heartside Hill. One final note: Non-profit organizations, including the HRCC, whose mission is to help others should value the dignity and worth of all who will be impacted by their actions. The quality of life of Brittany Knolls’ residents should not be diminished as a result of this proposed development, and it is incumbent upon the develop ment partners to give thoughtful consideration and allow genuine neighborhood engagement to make sure that does not happen. ITEM 4, CORRESPONDENCE 1 Packet pg. 21 1 Katie Claypool From:Sharlene Manno Sent:Wednesday, September 7, 2022 8:50 AM To:Katie Claypool Subject:FW: Heartside Hill - ODP210005 & PDP21002 Attachments:RD 3 review notes 9-6-2022.pdf Categories:P&Z From: Joy McGee <jmcgee@rgengineers.com>   Sent: Wednesday, September 7, 2022 8:23 AM  To: Will Lindsey <wlindsey@fcgov.com>  Cc: James King <jwkingjr2027@yahoo.com>; Rich Djokic <rich@rdjokiclaw.com>; Ruth Karr <ruth.karr@comcast.net>;  Lisa King <lisacking99@yahoo.com>; Alyssa Stephens <astephens@fcgov.com>; Em Myler <emyler@fcgov.com>;  Sharlene Manno <smanno@fcgov.com>; Development Review Comments <devreviewcomments@fcgov.com>; Krystal  Welp <kwelp@rgengineers.com>  Subject: [EXTERNAL] Heartside Hill ‐ ODP210005 & PDP21002  Hello Will,  Thank you for your assistance in obtaining the City’s staff report Friday on the above referenced application(s).   We would request, in addition to the Brittany Knolls Position Paper provided to you under separate email from Mr. JW "Bill" King, that the attached memo be made part of the public record and circulated to the Planning and Zoning  Commission (P&Z) members  in advance of the Work Session discussion on September 9 and the Public Hearing to be  held on September 15, 2022.  The memo highlights what we believe to be flaws or deficiencies in the plan that would  support a recommendation to the P&Z to deny the application.   Please contact me if there are questions or additional information is needed.   Joy S. McGee AICP Principal Planning Manager (303) 961-2623 From: James King <jwkingjr2027@yahoo.com>   Sent: Tuesday, September 6, 2022 9:53 PM  To: Development Review Comments <devreviewcomments@fcgov.com>; smanno@fcgov.com  Cc: Rich Djokic <rich@rdjokiclaw.com>; Ruth Karr <ruth.karr@comcast.net>; Lisa King <lisacking99@yahoo.com>; Joy  McGee <jmcgee@rgengineers.com>; Alyssa Stephens <astephens@fcgov.com>; Emily Myler <emyler@fcgov.com>; Will  ITEM 4, CORRESPONDENCE 2 Packet pg. 22 2 Lindsey <wlindsey@fcgov.com>  Subject: Position Paper for P&Z Commission Work Session ‐ ODP210005 & PDP21002    Attached please find our Position Paper in opposition to the Heartside Hill proposed development for your review. Sincerely, JW "Bill" King, Jr. 6319 Victoria Road, Fort Collins, CO 80525 240/997-9325 (cell) jwkingjr2027@yahoo.com ITEM 4, CORRESPONDENCE 2 Packet pg. 23 Date: SEPTEMBER 6, 2022 Prepared for Residents of Brittany Knolls for presentation City of Fort Collins, Planning and Zoning Commission September 15, 2022 Project: Heartside Hill Development Proposal Under Review - 6501 Brittany Street Heartside Hill ODP - Project # ODP 210005 Heartside Hill Residential Development Project # PDP 210020 Location: Generally located at the NWC of South Lemay Avenue and East Trilby Road, City of Fort Collins, Larimer County, Colorado (also known as 6501 Brittany Street, Larimer County Parcel No: 9612431901, Lot 2 Heart of the Rockies Second Subdivision). Owner/ A collaboration with Heart of the Rockies Christian Church, CARE Housing, Fort Applicant: Collins Habitat for Humanity and Friends of ‘Arche Fort Collins c/o Cathy Mathis TB Group The following review is provided for the use of the residents of Brittany Knolls regarding the proposed development of the above referenced application(s) to the City of Fort Collins (the City). Key issues and deficiencies have been identified upon review of the information that was available through the Fort Collins Development Center website – Public Records. KEY ISSUES I. Development Scope and Review Procedures The entire “LOT 2” area, including the community center, should be a part of this PDP review. II. Neighborhood Context, Scale and Massing The apartment buildings proposed are not consistent with the established scale, massing, and development patterns of the area. III. Public Improvements - Timing of City Funding for Improvements IV. Commitment to Affordable Housing V. Technical Review Revisions and Comments Parking proximity exceeds standards, loading and guest parking standards are not addressed. It is our recommendation that based on a review of the record and the position paper from the Brittany Knolls that opposes the current proposal that the Planning Commission deny the application based on the deficiencies identified with this review. • The entirety of the Lot 2 area should be addressed with this PDP through the Type 2 review. The cumulative effect cannot be evaluated without more specifics and clarification of the many inconsistencies in the plans and supporting studies. It is our opinion that omitting this area referenced as Block 3 for a future administrative review presents a process flaw which should be remedied prior to allowing a separate lot to be created. ITEM 4, CORRESPONDENCE 2 Packet pg. 24 RG and Associates, LLC September 6, 2022 FT COLLINS Heartside Hill PDP 210020 Page 2 • The location of the property is in an area where the strongest influence that should be considered is the Brittany Knolls neighborhood. The proposed site plan and building designs proposed are not consistent with the established scale, massing, and development patterns of the area. • An agreement should be approved documenting the City’s obligation and timing assurance to fund and complete the necessary public improvements prior to buildout of any further development on the subject property and other new development that will impact the level of service in this area. • Clarification is requested to identify where (and how) the submittal commits the development to meet the affordable housing standards defined by Code. Additionally, the commitment for Affordable Housing should be expressly stated by the City in consideration of the plan and any subsequent approvals. • All technical review and revisions listed in Section V of this memorandum including open space, parking, loading etc. Review prepared rom Joy S. McGee AICP (RG and Associates, LLC). ITEM 4, CORRESPONDENCE 2 Packet pg. 25 RG and Associates, LLC September 6, 2022 FT COLLINS Heartside Hill PDP 210020 Page 3 I. Development Scope and Review Procedures The entire “LOT 2” area, including the community center, should be a part of this PDP review The level of detail for the ODP is not sufficient or consistent with PDP to meet the Code criteria. The Project Development Plan (PDP) request is subject to Planning & Zoning Commission Type 2 review because it consists of multifamily residential development of more than 50 dwelling units. The review process established in the Code (2.1.2 D) requires that when a development application contains both Type 1 and Type 2 uses, it will be processed as a Type 2 review. This development application request includes a subdivision (Heart of the Rockies Third Subdivision). The subdivision proposes to divide the subject property into residential and non- residential lots (3 blocks and a tract). Just as the single-family detached dwellings are a part of staff’s PDP review, the same should hold for the proposed non-residential community center. The area identified in the ODP for the community center is currently platted in the same property that is currently platted as Lot 2 Block 1 Heart of the Rockies Second Subdivision. The entirety of the area currently platted as Lot 2 should be addressed in the PDP. The Overall Development Plan (ODP) represents the “Future” Community Building as part of the Heart of the Rockies Christian Church property. The applicant has indicated the community center building would be dependent on the existing church’s improvements for parking and would rely on Heartside Hill for drainage and open space amenities. The preliminary plat however, shows a separate “legal”, a for sale lot to accommodate the future development of the community center building. Staff has made a finding that the ODP complies with pertinent Code criteria and has recommended approval based on the finding that the ODP “shows access, building locations, open space areas, pedestrian/bicycle/vehicle circulation, and key stormwater detention concepts at an appropriate level of detail”. The ODP that is provided to the Planning and Zoning Commission in the staff report (reference ATTACHMENT 2 to staff report) does not meet the stated criteria and is not consistent with the PDP as proposed. If the ODP is the controlling document, revisions are required to make a finding that the development proposed is consistent with the controlling plan (the “ODP”). The entirety of the Lot 2 area, as currently platted, should be reviewed and addressed in this PDP application. The specific site plan revisions to the church’s property needs to be addressed in the review, as they are necessary for the ODP/PDP to work (including expanded shared access, parking revisions, water quality, drainage management and maintenance, removal of modular structure, trash enclosure modification, landscaping, etc.). The staff report references the various versions of the site plan and changes in the request over the course of this submittal review including fewer units and lower profile buildings. The Community Center (the “center”) has been an identified “use” for the site throughout, but without sufficient detail to coordinate the review. The list of uses for the center has morphed to address maximum flexibility, while the traffic study applies a generic analysis as a child daycare. The documents reviewed, including the CHAFA application, suggest the center could include a childcare center (100 children), medical clinic, after school care, Boy and Girls Club, behavioral health care, workforce development, a multi-cultural center, leasing and management office for the apartments, etc. ITEM 4, CORRESPONDENCE 2 Packet pg. 26 RG and Associates, LLC September 6, 2022 FT COLLINS Heartside Hill PDP 210020 Page 4 Requirements for each of these uses have differing design demands and impacts. If all are to be considered and different future ownerships are allowed through the subdivision process, then there needs to be consent and provisions for legal cross access cross utility and drainage agreements, parking, and open space to assure that the lot is developable. The current submittal depicts a land locked parcel with no frontage to a public street. The entirety of the Lot 2 area should be addressed with this PDP through the Type 2 review. The cumulative effect cannot be evaluated without more specifics and clarification of the many inconsistencies in the plans and supporting studies. It is our opinion that omitting this area referenced as Block 3 for a future administrative review presents a process flaw which should be remedied prior to allowing a separate lot to be created. II. Neighborhood Context, Scale and Massing The apartment buildings proposed are not consistent with the established scale, massing, and development patterns of the area. The subject property is zoned Low Density Mixed Use Neighborhood district. The purpose of the District is described in Code Division 4.5 - Low Density Mixed-Use Neighborhood District (L-M-N): Purpose. The Low Density Mixed-Use Neighborhood District is intended to be a setting for a predominance of low density housing combined with complementary and supporting land uses that serve a neighborhood and are developed and operated in harmony with the residential characteristics of a neighborhood. Neighborhood Context: Is defined by the Brittany Knolls neighborhood. As stated in the September 15, 2022 Planning and Zoning Commission Development Review Staff Report (C. Overview of Main Considerations), the Heart of the Rockies site was “never envisioned to incorporate housing”. The challenge is to achieve a compatible transition to surrounding properties. Brittany Knolls to the north and west is zoned RL and consists of single family detached dwellings. Land to the east (Paragon Point PUD) is zoned RL and is single family detached housing. The general development pattern north of East Trilby Road is lower density, lower profile development. The existing church is an institutional use with a low profile, consistent with the established development patterns. ITEM 4, CORRESPONDENCE 2 Packet pg. 27 RG and Associates, LLC September 6, 2022 FT COLLINS Heartside Hill PDP 210020 Page 5 The current housing trend is directed toward the limited affordable and attainable housing options available in the City. This is fueling the effort to find vacant properties to develop affordable housing products. Having a partner (the church) “donating” land is a big incentive to the cost savings associated with this development. The priority should not however be to the detriment of the existing residents. The City of Fort Collins should maintain a high-quality built environment and make the land use decisions that support that goal. The Brittany Knolls neighborhood would propose that there are development models that can contribute to affordable and attainable housing goals that do not require three-story walk-up apartment buildings at 45+ feet in height to be built in this location. The high-rise density should be directed to the urban overlay areas that have the appropriate services that are walkable, transit ready, and serve employment areas. Building Mass and Scale: The three elevation types proposed are all three-story silhouettes of virtually the same building. As a series, the three-story walk-up apartment buildings have minimal variation in roof shape or height, creating a solid wall of 2 blocks or 600 feet of relatively flat structures. The grading for the proposed apartment buildings (civil sheet C2) indicates the site slopes from west to east, which steps the buildings slightly, but the buildings present as an undifferentiated solid mass. • The ridgeline for Building B and C are over 90’, (unbroken ridgeline is 80’) with a slight break for the remaining 10+ feet) • Building A ridge is approx. 75’ long (65’ unbroken). ITEM 4, CORRESPONDENCE 2 Packet pg. 28 RG and Associates, LLC September 6, 2022 FT COLLINS Heartside Hill PDP 210020 Page 6 The buildings are soldiered along East Trilby Road creating a large, boxy mass that is not characteristic of residential character in the immediate neighborhood (Brittany Knolls) nor is there a comparable condition found along the north side of East Trilby Road for miles. The repetitive row of buildings does little to create a sense of entry or façade articulation. The massing, the wall plane, and the roof design proportions of these large buildings do not attempt to integrate into the surrounding lower scale Brittany Knolls neighborhood. The City design standards require (“shall”) feature a variety of massing proportions, wall plane proportions, roof proportions, and other characteristics similar in scale to those of single-family detached dwelling units, such that larger buildings can be aesthetically integrated into the low- density neighborhood. From the neighbor’s findings, the building design features being presented are not “distinctly different” and the design is not sensitive to the neighborhood scale. This questions the appropriateness of the change in community character that is being offered with multi-family stacked three-story walk-up apartment units. If affordable residential housing is going to occur at this location, a reduction in building height, density, and alternative housing types need to be considered. There are creative examples of affordable communities that are detached / attached home clusters with small massing which would provide a more compatible land use pattern. The neighborhood (in conjunction with the City (staff / Planning Commission) and the developer) would request a study of alternative (affordable) housing patterns before advancing this development proposal. The modifications requested are subject to a finding that there are unique or unforeseen circumstances that do not allow the plan to meet specific Code Standards (reference Land Use Code Modification Criteria Division 2.8.2(H)). The modification requests, although not unreasonable requests, are not the result of a hardship. ITEM 4, CORRESPONDENCE 2 Packet pg. 29 RG and Associates, LLC September 6, 2022 FT COLLINS Heartside Hill PDP 210020 Page 7 The overall issue remains that the location of the property is in an area where the strongest influence that should be considered is the Brittany Knolls neighborhood and the proposed site plan and building designs proposed are not consistent with the established scale, massing, and development patterns of the area. III. Public Improvements - Timing of City Funding for Improvements Access to the development is proposed from Brittany Street to the north and west, and from East Trilby Road to the south. Internal site access will be provided by a private drive through the site. To provide an acceptable transportation level of service, the appropriate roadway infrastructure improvements are needed for this development, including lanes along Brittany Street, East Trilby Road, and South LeMay Avenue. Compliance with the Master Street Plan for roads adjacent to the boundaries of the plan is a requirement. The Code requires development to make necessary improvements to sections of the abutting right of-way to ensure they are designed to LCUASS (Larimer County Urban Area Street Standards). A south bound (SB) right turn lane on South Lemay Avenue at the Brittany Street intersection (LOS F / afternoon peak) and a SB right turn lane on South Lemay Avenue at East Trilby Road intersection (LOS F / afternoon peak) were identified as currently being warranted. The City would be responsible for the obligation to make these improvements because the traffic demands currently warrant the improvements under existing conditions before the additive impacts associated with the proposed development. There has been no discussion or indication when these improvements would be incorporated into the City’s budget/Capital Improvement Plans. Although the development proposes to dedicate ROW that is needed for the South Lemay Avenue right turn lane, there is no actual design or schedule to address the improvements and utility relocates that are needed. The public dedication (area in s.f.) should be referenced on the preliminary plat. The City’s annual budget review process acknowledges there are difficult trade-offs needed to maintain City services throughout the community (Budgeting for Outcomes). There is not a clear expectation if or when the intersection improvements would rise to the top of the list and be funded. It is not clear if this development is subject to the Transportation Capital Expansion Fee Program (TCEF) or if developer participation is being waived (not applicable) as an “affordable” incentive. The unknown status of these intersection improvements and lack of any designated funding on the City’s current improvement schedule does not give the neighborhood much (if any) hope that improvements will happen soon, if ever, and the conditions will only get worse if this request is approved. Life safety should remain the foundation of the review and not be bargained for the sake of a development proposal. The Traffic Study and the ODP discuss the proposal for an interim 3/4 movement from East Trilby Road into the site. As currently proposed the left-out movement onto East Trilby Road would be prohibited (allowing a Right-in, Right-out, Left-in). The applicant has stated this is an important access for the Heartside Hill development. The ODP acknowledges that this could be reduced to a Right-in Right-out at ultimate build-out of East Trilby Road. Beyond the short-range future, this ¾ access is viewed as an interim condition and may require further restriction of the traffic ITEM 4, CORRESPONDENCE 2 Packet pg. 30 RG and Associates, LLC September 6, 2022 FT COLLINS Heartside Hill PDP 210020 Page 8 movements. That access modification would be at the City’s discretion under review of safety standards. Such a modification would move traffic and increase the volumes onto Brittany Street. An agreement should be reached with the City to provide some assurance that the City can fund and complete the necessary public improvements prior to buildout of any further development on the subject property and other new development that will impact the level of service in this area. IV. Commitment to Affordable Housing This application is based on an affordable housing platform. Consideration for development incentives, the proposed density, and staff support of the modifications being requested are founded on meeting the greater community need and City-wide concern for affordable housing. Clarification is requested to identify where (and how) the submittal commits the development to meet the affordable housing standards defined by Code. The objective of affordable is the stated goal used to justify the development (reference to applicant’s summary). If that is the overriding challenge that would authorize the City to take an action that would support this development and the related modification requests and challenge appropriate design factors for this site, then the commitment should be expressly stated in consideration of the plan and any subsequent approvals. • What controls does the City apply to maintain the commitment to affordable housing? Are there covenants or other agreements that will address the terms of the commitment? Is there further documentation that is not available on the City’s website related to this request? • In addition, the FCLUCode (3.8.6 C) requires a review of a group home use to establish the type, separation, and maximum number of residents allowed. Is there a recommendation for Planning and Zoning Commission to consider and authorize? • Will the units be required to be 100% deed restricted (or 10%) at the 80%, (60%?) or lower AMI level for a period of how many years? • Will the developer be charged impact fees? • Clarify how the 11 lots for single-family detached dwellings are proposed to be restricted to affordable housing or group home facilities once the lots have been platted. What is the term of the entitlement? • Clarify the applicability for occupancy limit increases for the number of persons allowed in the homes (§3.8.16). • Clarify the obligations for the infrastructure required with the subdivision of the 11 sfd lots. Will improvements be on a lot-by-lot basis for the development over a period of years? The developer has indicated that Habitat for Humanity (H4H) would likely only construct a home a year estimating ongoing construction over a 9-year period. • Are there development standards that apply to the 11 lots? ITEM 4, CORRESPONDENCE 2 Packet pg. 31 RG and Associates, LLC September 6, 2022 FT COLLINS Heartside Hill PDP 210020 Page 9 V. Technical Review Revisions and Comments a) Park improvements – The staff report references a “5,000+ square foot park” with the amenities as depicted on the site plan (sandbox play area, covered pavilion, swing set, picnic area, benches, bike racks, and trash receptacles) and proposed with the project. The “park” amenities are a part of Tract A which is described as 5.9 acres. At the August 22, 2022 developer project update, there was a discussion that some tract improvements were associated with the community center. If the intent is that all the Tract A uses are shared facilities including open space, water quality and storm water ponds, parking, etc., then additional detail as to what each development area is responsible for and when improvements will be addressed is appropriate with this Preliminary review. This also supports the requirement to have all the land included in this review. The completion of the open space improvements (Tract A as shown on the preliminary plat) should be tied to the residential development with specific performance terms. The responsibility for the scope of the improvements should be discussed with this review to determine if Code standards are adequately met. o Is the park area a public amenity? Privately maintained/ publicly accessible? o The staff report indicates the open space is intended to benefit both residents of the project as well as the surrounding neighborhoods. It is not clear in the application if the park is intended for public use / public access or if it private for the residents and “visitors” of the development area. o Is the church proposing to stay or are there plans to convert the church building into additional community services uses? b) Parking - Parking convenience (guest parking) – Access and Parking Lot Requirements. o Of the required multifamily parking, 38 spaces (over 25% of the spaces) are located remote to the buildings that they are intended to serve along the interior private drive. This is up to 300’ away from the units. The Code states parking shall not be located more than two hundred (200) feet from any dwelling unit that is intended to be served. o Guest Parking is not addressed in the plan. Guest parking by Code should be distributed proportionally to the dwelling unit locations that they are intended to serve. o Loading areas (moving and delivery staging area) are not designated and need to be planned. Vehicle should not be “encouraged” or allowed to block a fire lane. o Mail delivery kiosk are not addressed in the site plan. o Is there reserved / designated parking for the leasing office? Is there an on-site property manager? o What does the symbol that appears in some of the parking spaces north of the buildings mean? c) Inconsistencies referenced throughout the submittal materials should be reconciled. i. For instance, acreage: o Staff summary = 10.78 acres (community center 2.43 acres; sfd 1.78 acres, and MF. 6.57 acres; 8.35 acres total residential ITEM 4, CORRESPONDENCE 2 Packet pg. 32 RG and Associates, LLC September 6, 2022 FT COLLINS Heartside Hill PDP 210020 Page 10 o Heartside Second Subdivision = 11.059 acres  Lot 1 second Subdivision (Church) = 2.2 acres  Lot 2 Second Subdivision (vacant) = 8.5 acres o Heartside Third Subdivision (proposed) = 8.18 acres (7.79 acres net)  Tract A = 5.9 acres; 6 building envelopes = .69 acres (2@ 4,279 s.f. 2@ 5340 s.f. 2@ 5,434 s.f.)  Blk 1 (4 lots)= .32 acres Blk 2 (7 lots) .69 acres.  Block 3 (community center) .53 acres.  Estimated ROW dedication ? o ODP – labeled same as staff summary. (Area C = 2.43 includes the existing church and community center; Area B= 1.78 in single family detached lots and access drive; Area A is identified as multi-family including access, drainage, and “park”) o Drainage report = 8.84 acres ii. Clarify the references and confusion caused with naming conventions between Tract A on plat and area A on ODP. iii. The average single family lot size is 4015 s.f. iv. Site Plan currently states 24-plexes instead of 12-plexes. v. Identify rental office location, 71-72 apartments proposed? Based on developer representation at the update meeting, it was stated the multifamily unit count was 72 units in 6 buildings with a “temporary” accessory use for a leasing office in one unit. vi. Drainage – The drainage study demonstrates that rather than directing the storm water via the public right of way, the drainage will be carried through private property (Lot 2 – (development area), accepts flows from Lot 1- (existing church)) to a detention area on the east of the property (along South Lemay Avenue). This is consistent with the current drainage pattern developed with the church. Since the church currently owns and maintains the entire site this is not an issue. With multiple owners, the responsibility for managing and maintaining the system in an operable manner needs to be addressed prior to further subdivision. vii. Construction type proposed? Are the multifamily buildings required to be sprinklered? Is there sufficient emergency access / riser room access? ITEM 4, CORRESPONDENCE 2 Packet pg. 33 RG and Associates, LLC September 6, 2022 FT COLLINS Heartside Hill PDP 210020 Page 11 APPENDIX 1- Source Reference Documents Items submitted for 3rd round review: (15 entries) 1. Preliminary Drainage Report dated July 12, 2022 Prepared by Highland Development Services (43 pages) 2. Building elevations and perspectives dated July 13, 2022 (9 sheets) Prepared by alms2 3. Fire Authority requirements – Vehicle turning exhibit dated May 9, 2022 –(2 sheets) this exhibit was not updated with the revised site plan noting the movements through the site are the same. 4. Landscape Plan updated July 13, 2022 (10 sheets) Prepared by TB group 5. Modification Request (2 pages) dated July 11, 2022 Prepared by TB group Requested Modification: Building 1 would not have an entry facing Brittney Street. Section 3.5.2(D)(2) Code Language: Street-Facing Facades. Every building containing four (4) or more dwelling units shall have at least one (1) building entry or doorway facing any adjacent street that is smaller than a full arterial or has on-street parking. 6. Modification Request (2 pages) dated July 11, 2022 Prepared by TB group Requested Modification: the park be in an alternative location that does not meet all of the item Section 3.8.30©(2)(b) requirements. Section 3.8.30(C)(2)(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. * Review Criteria 2.8.2 H)(1) and (2) 7. Modification Request (3 pages) dated July 11, 2022 Prepared by TB group Requested Modification: the project exceed the maximum block size. Section 3.8.30(D)(2) Block Requirements 2) Block Size. All blocks shall be limited to a maximum size of seven ( 7) acres. The site is 8.35 acres. 8. Photometric Plan (2 pages) dated July 13, 2022 Prepared by APS INC. 9. ALTA / NSPS Land Title Survey (2 sheets) dated September 17, 2021 Prepared by Intermill Land Surveying, Inc. Lots 1 and 2, Heart of the Rockies Second Subdivision City of Fort Collins AKA 6501 Brittany Street Larimer County Parcel ID 9612431901 (reference Binder no. FCIF 25189687 dated June 25, 2001- Old Republic National Title company – NOT PROVIDED) 10. HDS Responses to April 29, 2022 staff comments (15 pages) 11. Site Plan updated July 13, 2022 (3 sheets) Prepared by TB group 12. Sight Distance Exhibit (1 sheet) dated 5/9/22 Prepared by Highland Development Services 13. Civil / Utility Plans (6 sheets) dated July 13, 2022 Prepared by Highland Development Services ITEM 4, CORRESPONDENCE 2 Packet pg. 34 RG and Associates, LLC September 6, 2022 FT COLLINS Heartside Hill PDP 210020 Page 12 14. Traffic Study Prepared by Delich Associates Dated November 2022(?) July 2022 (104 pages) Addresses City staff comments about that transportation impact study in a letter dated April 27, 2022, a change in the number of units, and a change in access to East Trilby Road. This revision also addresses a change in the number of units and access through the site from the May 2022 TIS. The study analysis includes: o 9 single family dwelling units, o 72 multi-family dwelling units, o two group home dwelling units, o a 1000 square foot office, and o a 100-student daycare. 15. Heart of the Rockies Third Subdivision a subdivision plat being a replat of Lot 2 block 1 Heart of the Rockies Second Subdivision (2 sheets) dated March 31, 2022. Reference Property binder # FCIF25189687 dated June 25, 2021 Old Republic National Title Insurance Company. (Not provided) o plat notes regarding the drainage and private access easement over Tract A (5.90 acres) are not provided. o Lot 1 Block 3 (23,353 s.f. )d oes not have a dedicated public access. o Utility easement encroachment on Lots 1-4 Blk 1 and Lots 1-7 Blk 2. o Public dedication of South Lemay Avenue ROW proposed (area (s.f.) not referenced on plat) Additional documents reviewed: 16. State CHAFA Narrative – 4% housing credit application (not dated) 17. City of Fort Collins Round 3 comment letter – dated August 5, 2022. 18. Voice of Brittany Knolls Newsletter – August 3, 2022. ITEM 4, CORRESPONDENCE 2 Packet pg. 35 1 Katie Claypool From:Sharlene Manno Sent:Friday, September 9, 2022 4:44 PM To:Development Review Comments Cc:Katie Claypool Subject:FW: [EXTERNAL] Fwd: Re: Voice of Brittany Knolls Newsletter - 09/06/2022 - Information on Upcoming Meeting Categories:P&Z From: JOHN GRAHAM <rockdoc250@comcast.net>   Sent: Friday, September 9, 2022 4:14 PM  To: Sharlene Manno <smanno@fcgov.com>; Will Lindsey <wlindsey@fcgov.com>  Subject: [EXTERNAL] Fwd: Re: Voice of Brittany Knolls Newsletter ‐ 09/06/2022 ‐ Information on Upcoming Meeting  Hello. I'm forwarding my email to James King, et al. because according to Lisa, it did not make it into the "supplemental documents" for the Heartside Hill development agenda item although I copied devreviewcomments@fcgov.com. Thank you, John John Graham  6426 Compton Road  Fort Collins, CO. 80525  (970)225‐6333 ‐‐‐‐‐‐‐‐‐‐ Original Message ‐‐‐‐‐‐‐‐‐‐   From: JOHN GRAHAM <rockdoc250@comcast.net>   To: James King <jwkingjr2027@yahoo.com>, "devreviewcomments@fcgov.com"  <devreviewcomments@fcgov.com>   Cc: Ruth Karr <ruth.karr@comcast.net>, Lisa King <lisacking99@yahoo.com>, Joy McGee  <jmcgee@rgengineers.com>, Rich Djokic <rich@rdjokiclaw.com>, Bill King <jwkingjr2027@icloud.com>   Date: 09/07/2022 2:02 PM   Subject: Re: Voice of Brittany Knolls Newsletter ‐ 09/06/2022 ‐ Information on Upcoming Meeting   Hi Jim, et al. I've been out of town the past week and a half, but managed to read over the 2021 Soil Report and 2022 Drainage Report. Not surprisingly, the development area is underlain by expandable and impermeable clay (smectite) and expandable and impermeable bedrock. The chemical structure of smectite clay allows it to absorb water when wet and thus, expand and conversely, contract upon drying, and this expand/contract property of smectite is notorious for causing foundations and walls to crack and shift if improperly constructed, especially in this part of Fort Collins. The soils report suggests several options for proper construction/grading, but whether the developers will adhere to any of ITEM 4, CORRESPONDENCE 3 Packet pg. 36 2 these is a question I can't answer. Does the city have an onsite engineer to oversee development of the site? In addition, after 7 days, groundwater was found in 6 of the 7 soil borings "at depths which could impact typical basement construction..." Again, the report offers suggestions to develop the area so as to avoid groundwater issues. Without a cost basis analysis, however, it's difficult to speculate on how many of these options the developers will adopt. But what really caught my eye were the maps used for the reports compared with the site map I have from the developers. The 2021 soils map (SM) (not to scale) and the 2022 drainage map (DM) both differ from the developer's HH site map (HH) that I downloaded in 1/23/2022. I don't think my version is the latest, however. Some of the discrepancies are as follows: 1. HH has a through-going paved road connecting Trilby with Brittany. The SM and DM do not have that specific drive-through, but their roads connect up along the east side of the development just west of the D1 Rain Garden, which connects to the Detention Pond that runs parallel to Lemay. 2. DM and SM have 6 apartment complexes but the DM has them all located along Trilby. The SM has 4 along Trilby and 2 on the north side of the east-west parking area. 3. The HH map has 8 apartment complexes plus a clubhouse. Six along Trilby and two apartment buildings and clubhouse on the north side of the parking area. 4. The HH map has the "Community Park and Playground" in the middle of the lot. The SM has them on the slope southwest from the church. SM has these labeled as "New Playground" and "New Community Garden", but the 2021 SM map is older then the 2022 HH map that I have. 5. The church's ancillary building is drawn on the SM but not on the DM. The OS1 Rain Garden on the DM appears to coincide with the ancillary building and the L'Arche building that are drawn on the SM. When I drove past the site this morning on my way out of Brittany Knolls, I tried to envision all three structures in that limited area. I failed to do so, but it might be possible to squeeze them all in. 6. From the DM map, the slope from the eastern section of the drive-through to the D1 Rain Garden is difficult to determine as to whether or not water from the Rain Garden could spill over onto the pavement in intense rainstorms. The D1 Rain Garden is designed to hold 2,914 cu-ft of water and according to the drainage report, water is only expected to collect in the detention pond adjacent to Lemay during the 100 year storm (an annual chance of 1%), so flooding of the drive may not be an issue. It just caught my eye. 7. From a safety issue, the location of the playground is important, so I look forward to a final copy of the proposed development site map (with a scale). That's all I have for now. The soils and drainage reports contained some good information and detailed calculations, which were helpful. ITEM 4, CORRESPONDENCE 3 Packet pg. 37 3 Thanks for your previous email, Bill. John John Graham  6426 Compton Road  Fort Collins, CO. 80525  (970) 225‐6333  On 09/06/2022 11:23 AM James King <jwkingjr2027@yahoo.com> wrote:         Voice of Brittany Knolls Newsletter   September 6, 2022  Important Information on upcoming Meetings    Hello Neighbors,    I hope everyone had an enjoyable Labor Day Weekend.    In our last newsletter we talked about the important upcoming  meetings.  We had a good representation of Brittany Knolls neighbor’s  turnout for the developer’s Virtual Project Update.  A couple of  interesting tidbits, the developers had to be asked to stop their  presentation to allow for the question‐and‐answer session after almost  35 minutes of their introduction.  They did the same thing during the  November 2021 Neighborhood Meeting.   The developers are trying to  dodge their responsibilities regarding traffic and pass the buck over to  the City.  I am sure those of you who zoomed in caught how they  responded to traffic questions by telling the questioner to direct the  question to the City Traffic Department.  There were a lot of good  questions regarding the important concerns everyone has.      So, Friday, September 9th at 12 noon the P&Z Work Session with the  City staff will take place.  If you want to observe this session you will  have to Zoom it.  I think I mentioned in a recent newsletter that you  could attend the work sessions.  After being advised we could attend in  person, we have now been informed we cannot.  I will send out dial  up/connection procedures as soon I get them.     But, the MOST important meeting is fast approaching ‐ the P&Z  Hearing.  It is scheduled for Thursday, September 15, 2022 @ 6:00 PM  at City Hall, City Counsel Chambers, 300 LaPorte Avenue.  A group of  your neighbors have been following the movement of this proposal  ITEM 4, CORRESPONDENCE 3 Packet pg. 38 4 since inception.  There have been several false alarms about the P&Z  Hearing but this one is going to occur.  It is crucial we have a good  turnout for this hearing, the P&Z will vote on this application during  the hearing.  Your participation is sincerely requested.     Public speaking is something we all try to avoid, but just showing up at  the hearing sends the message to the P&Z that the Brittany Knolls  neighborhood have some very serious concerns about this  development.  Please take the time to attend this hearing.  You can  donate your 3 minutes speaking time to someone who may need a little  more time than the 3 minutes allotted, just drop us an email.    We Appreciate Your Support,  The Voice of Brittany Knolls    JW "Bill" King, Jr. 240/997-9325 (cell) ITEM 4, CORRESPONDENCE 3 Packet pg. 39 1 Katie Claypool From:Sharlene Manno Sent:Monday, September 12, 2022 8:21 AM To:Development Review Comments Cc:Katie Claypool Subject:FW: Letter of Support for PZ for Heartside Hill Attachments:Marla Sutherland Letter of Support to PZ for Heartside Hill.docx Categories:P&Z From: Marla Sutherland <marla.sutherland@mdhi.org>   Sent: Monday, September 12, 2022 8:14 AM  To: Sharlene Manno <smanno@fcgov.com>  Cc: Steve Kuehneman <skuehneman@carehousing.org>  Subject: [EXTERNAL] Letter of Support for PZ for Heartside Hill  Dear Shar,  Please find my letter of support to PZ for Heartside Hill attached.   Thank you for taking my support for Heartside Hill into consideration.   MARLA SUTHERLAND | She / Her COORDINATED ENTRY SYSTEM MANAGER METRO DENVER HOMELESS INITIATIVE 711 Park Ave West, Suite 320, Denver, CO Subscribe to Newsletter Updates ITEM 4, CORRESPONDENCE 4 Packet pg. 40 Dear Planning and Zoning Commission, I am writing to express my support for Heartside Hill, a housing community that will create affordable options for hundreds of Fort Collins citizens. Heartside Hill is part of the solution to our City’s housing challenges. I am on CARE Housing’s Board of Directors since 2019 and have been a supporter of CARE since 2015. Access to affordable housing options is a significant challenge in our community. Research shows that increasing access to affordable housing is the most cost-effective strategy for reducing childhood poverty and increasing economic mobility. When people can afford decent, stable homes, they enjoy better health, educational opportunities, and economic mobility, which benefits the whole community as well. The Heartside Hill community is a model to address our city’s housing challenges by offering a variety of housing options for people with low to moderate incomes including: • 71 new rental homes. through a combination of 1, 2, 3, and 4 bedroom apartments • Homeownership opportunities by Fort Collins Habitat for Humanity with 9 single family homes • 2 Neuro-inclusive homes by L’Arche Fort Collins for people with intellectual and developmental disabilities The Heartside Hill campus will include enhanced amenities including a clubhouse, playground, community gardens, onsite early childhood education and youth services, and natural open space with walking trails. Affordable Rental Housing Fort Collins does not have enough affordable rental homes. The average market rent is unattainable for many community members. 100% of Heartside Hill Apartments will be affordable to residents earning 60% or less of the area median income. Community Process CARE Housing and project partners have set an example for public outreach and communication by implementing a robust community engagement plan. This outreach exceeded all requirements for community involvement with voluntary meetings facilitated by the City of Fort Collins staff, in addition to required neighborhood meetings. Independently, CARE Housing staff met with groups of neighbors to discuss the project and field questions. CARE Housing also launched the HeartsideHill.com website to facilitate communication and provide current project information. Overall, the process has been transparent and inclusive. Support Services CARE is committed to providing service-enriched housing for families and other vulnerable populations struggling to make ends meet. All project partners have strong partnerships with many local nonprofits and service providers, as well as a long history of working together with those they serve to facilitate their own success. ITEM 4, CORRESPONDENCE 4 Packet pg. 41 Benefits of affordable, stable housing • Children raised in stable, affordable homes perform better academically, have fewer behavioral and emotional problems, and are more likely to earn higher incomes as adults (even when adjusting for other factors.) • Homes that are affordable improve health outcomes by freeing up family resources for nutritious food, quality childcare, healthcare, and personal savings. • When people can afford local housing costs, they are less likely to commute from outlying communities. Living where you work lowers traffic congestion, carbon emissions, air quality problems. It also increases dollars spent on local goods, services, and entertainment. • Housing options across the spectrum bring more cultural, socio-economic, and educational diversity to the community, furthering opportunities for understanding and respect among residents. • A vibrant, inclusive local economy is highly dependent upon an engaged workforce with upward mobility. This workforce depends upon housing security within the community where they earn a living. • Housing inventory serves as a critical component of our public infrastructure and must be viewed in that context when establishing city budget priorities. When there is an adequate supply of housing that is affordable across the income spectrum, the ability to generate the revenue necessary to provide basic services and other community objectives IS sustainable. • Safe housing that is affordable leads to better health outcomes. When housing access is limited, individuals and families may end up in unsafe or unhealthy housing conditions, increasing the risk of exposure to mold, lead, allergens, and other health hazards. • Developing housing using green building techniques that are proven to be cost-effective can reduce energy consumption by an average of 33 percent and water use by about 30 percent – a win for family budgets and the environment. The need in our community for housing options that are affordable, healthy, and safe is undeniable. In my opinion, Heartside Hill is the right solution, at the right location, managed by the right organizations. I support this development in fitting with the needs and standards of our city. Thank you for taking my support for Heartside Hill into consideration. Sincerely, Marla Sutherland Marla.sutherland@mdhi.org 970-966-3877 ITEM 4, CORRESPONDENCE 4 Packet pg. 42 1 Katie Claypool From:Sharlene Manno Sent:Monday, September 12, 2022 1:58 PM To:Development Review Comments Cc:Katie Claypool Subject:FW: [EXTERNAL] Letter of support for Heartside Hill Project to go to FOCO Planning and Zoning Commission Attachments:HRC support letter for Heartside Hill.docx From: Barb Kistler <bak‐avm@comcast.net>   Sent: Monday, September 12, 2022 11:12 AM  To: Sharlene Manno <smanno@fcgov.com>  Cc: Barb Kistler <bak‐avm@comcast.net>; Beth Jaeger <bethjaeger53@gmail.com>; Emily Francis <efrancis@fcgov.com>  Subject: [EXTERNAL] Letter of support for Heartside Hill Project to go to FOCO Planning and Zoning Commission  Good morning,   Please find attached a letter of support from the Fort Collins Human Relations Commission to the Fort Collins Planning  and Zoning Commission re:Heartside Hill affordable housing project.  We respectfully request that you include this letter of support in the materials related to the Sept. 15th P&Z meeting  where this project will be discussed.  Thanks in advance for your  help with getting this letter to the right folks.  Sincerely,  Barb  Barb Kistler  She/Her/Hers  Vice Chair  Fort Collins Human Relations Commission  bak‐avm@comcast.net  970.227.0252  ITEM 4, CORRESPONDENCE 5 Packet pg. 43 DATE: September 8, 2022 TO: Fort Collins Planning and Zoning Commission FR: The City of Fort Collins Human Relations Commission (HRC) RE: Support for Heartside Hill Affordable Housing Project We are writing to express our support for Heartside Hill, a housing community that will create affordable options for hundreds of Fort Collins citizens. Heartside Hill is part of the solution to our City’s housing challenges. This project is a wonderful collaboration with CARE Housing, Heart of the Rockies Church, L’Arche, and Habitat for Humanity. As community leaders and advisors, the Human Relations Commission collaborates, educates, and advocates for equity and inclusion in the City of Fort Collins. We are writing in support of this project as advocates for much-needed affordable housing for our citizens who struggle to find stable housing options. We know access to affordable housing options is a significant challenge in our community. Research shows that increasing access to affordable housing is the most cost-effective strategy for reducing childhood poverty and increasing economic mobility. When people can afford decent, stable homes, they enjoy better health, educational opportunities, and economic mobility, which benefits the whole community as well. The Heartside Hill community is a model to address our city’s housing challenges by offering a variety of housing options for people with low to moderate incomes including: • 71 new rental homes. through a combination of 1, 2, 3, and 4 bedroom apartments • Homeownership opportunities by Fort Collins Habitat for Humanity with 9 single family homes • 2 Neuro-inclusive homes by L’Arche Fort Collins for people with intellectual and developmental disabilities ITEM 4, CORRESPONDENCE 5 Packet pg. 44 The Heartside Hill campus will include enhanced amenities including a natural open space, community gardens, a clubhouse, playground, walking trails, and onsite early childhood education and youth services. We believe Heartside Hill is critical for the following reasons: Affordable Rental Housing Fort Collins does not have enough affordable rental homes. The average market rent is unattainable for many community members. Heartside Hill Apartments will provide permanent mixed-income, affordable housing with 100% of the apartments being affordable to residents earning 60% or less of the area median income. Well-Planned Community This housing community fits well with the City’s plans, policies and zoning regulations, integrating various housing options through common access to a large natural open space, community gardens, a clubhouse, playground, and walking trails. The master-planned community will include affordable rental and homeownership opportunities, homes for people with intellectual and developmental disabilities, and a community building with services to benefit residents and the surrounding neighborhoods, including early childhood education, behavioral health care, pediatric care, and workforce development. Support Services CARE is committed to providing service-enriched housing for families and other vulnerable populations struggling to make ends meet. All project partners have strong partnerships with many local nonprofits and service providers, as well as a long history of working together with those they serve to facilitate their own success. Management of Housing Community Knowing that CARE will own and manage this property gives us confidence that Heartside Hill will be successful long-term. They have a strong 30-year history and trustworthy reputation for managing affordable rental homes in northern Colorado. We are certain they will create a high- quality community, manage a well-run property, and keep their promise of supporting strong, safe neighborhoods. Benefits of affordable, stable housing • Children raised in stable, affordable homes perform better academically, have fewer behavioral and emotional problems, and are more likely to earn higher incomes as adults (even when adjusting for other factors.) • Homes that are affordable improve health outcomes by freeing up family resources for nutritious food, quality childcare, healthcare, and personal savings. • When people can afford local housing costs, they are less likely to commute from outlying communities. Living where you work lowers traffic congestion, carbon emissions, air quality problems. It also increases dollars spent on local goods, services, and entertainment. ITEM 4, CORRESPONDENCE 5 Packet pg. 45 • Housing options across the spectrum bring more cultural, socio-economic, and educational diversity to the community, furthering opportunities for understanding and respect among residents. • A vibrant, inclusive local economy is highly dependent upon an engaged workforce with upward mobility. This workforce depends upon housing security within the community where they earn a living. • Housing inventory serves as a critical component of our public infrastructure and must be viewed in that context when establishing city budget priorities. When there is an adequate supply of housing that is affordable across the income spectrum, the ability to generate the revenue necessary to provide basic services and other community objectives IS sustainable. • Safe housing that is affordable leads to better health outcomes. When housing access is limited, individuals and families may end up in unsafe or unhealthy housing conditions, increasing the risk of exposure to mold, lead, allergens, and other health hazards. • Developing or renovating housing using green building techniques that are proven to be cost-effective can reduce energy consumption by an average of 33 percent and water use by about 30 percent – a win for family budgets and the environment. The need in our community for housing options that are affordable, healthy, and safe is undeniable. In our opinion, Heartside Hill is the right solution, at the right location, managed by the right organizations. We support this development in fitting with the needs and standards of our city. On behalf of the entire Fort Collins Human Relations Commission, thank you for taking our wholehearted support for Heartside Hill into consideration. ITEM 4, CORRESPONDENCE 5 Packet pg. 46 1 Katie Claypool From:Sharlene Manno Sent:Tuesday, September 13, 2022 8:12 AM To:Development Review Comments Cc:Katie Claypool Subject:FW: [EXTERNAL] Letter of support for Heartside Hill Attachments:Heartside Hill Carabetta.docx Categories:P&Z From: Catherine Carabetta <ccarabetta@yahoo.com>   Sent: Monday, September 12, 2022 4:33 PM  To: Sharlene Manno <smanno@fcgov.com>  Cc: Steve Kuehneman <skuehneman@carehousing.org>  Subject: [EXTERNAL] Letter of support for Heartside Hill  Attached is a letter of support for Heartside Hill, which will be discussed at the Planning and Zoning Commission hearing on September 15. Thank you, Catherine Carabetta Fort Collins, CO 80525 ITEM 4, CORRESPONDENCE 6 Packet pg. 47 September 12, 2022 Dear Planning and Zoning Commission, I am writing to express my support for Heartside Hill, a housing community that will create affordable options for hundreds of Fort Collins citizens. Heartside Hill is part of the solution to our City’s housing challenges. I live in the Paragon Point neighborhood, which borders Heartside Hill to the east. I fully support this project bringing housing, services and affordable child care to our community. Access to affordable housing options is a significant challenge in our community. Research shows that increasing access to affordable housing is the most cost-effective strategy for reducing childhood poverty and increasing economic mobility. When people can afford decent, stable homes, they enjoy better health, educational opportunities, and economic mobility, which benefits the whole community as well. The Heartside Hill community is a model to address our city’s housing challenges by offering a variety of housing options for people with low to moderate incomes including: • 71 new rental homes. through a combination of 1, 2, 3, and 4 bedroom apartments • Homeownership opportunities by Fort Collins Habitat for Humanity with 9 single family homes • 2 Neuro-inclusive homes by L’Arche Fort Collins for people with intellectual and developmental disabilities The Heartside Hill campus will include enhanced amenities including a clubhouse, playground, community gardens, onsite early childhood education and youth services, and natural open space with walking trails. Affordable Rental Housing Fort Collins does not have enough affordable rental homes. The average market rent is unattainable for many community members. 100% of Heartside Hill Apartments will be affordable to residents earning 60% or less of the area median income. Location As I can attest due to my own home’s proximity to the location, this site is located close to many healthy and stable neighborhoods with schools, parks, retail, and services within two miles. Bicycle access is easy and convenient with dedicated bike lanes on Lemay Avenue and Trilby Road, connecting directly to the Fossil Creek trail. One of the city’s largest community parks, Fossil Creek Park, is within one mile of the development. Well-Planned Community This housing community fits well with the City’s plans, policies and zoning regulations, integrating various housing options through common access to a large natural open space, community gardens, a clubhouse, playground, and walking trails. The master-planned community will include affordable rental and homeownership opportunities, homes for people with intellectual and developmental disabilities, and a community building with services to ITEM 4, CORRESPONDENCE 6 Packet pg. 48 benefit residents and the surrounding neighborhoods, including early childhood education, behavioral health care, pediatric care, and workforce development. Support Services CARE is committed to providing service-enriched housing for families and other vulnerable populations struggling to make ends meet. All project partners have strong partnerships with many local nonprofits and service providers, as well as a long history of working together with those they serve to facilitate their own success. Management of Housing Community Knowing that CARE will own and manage this property gives me confidence that Heartside Hill will be successful long-term. They have a solid 30-year history and trustworthy reputation for managing affordable rental homes in northern Colorado. I am certain they will create a high- quality community, manage a well-run property, and keep their promise of supporting strong, safe neighborhoods. Benefits of affordable, stable housing • Children raised in stable, affordable homes perform better academically, have fewer behavioral and emotional problems, and are more likely to earn higher incomes as adults (even when adjusting for other factors.) • Homes that are affordable improve health outcomes by freeing up family resources for nutritious food, quality childcare, healthcare, and personal savings. • When people can afford local housing costs, they are less likely to commute from outlying communities. Living where you work lowers traffic congestion, carbon emissions, air quality problems. It also increases dollars spent on local goods, services, and entertainment. • Housing options across the spectrum bring more cultural, socio-economic, and educational diversity to the community, furthering opportunities for understanding and respect among residents. • A vibrant, inclusive local economy is highly dependent upon an engaged workforce with upward mobility. This workforce depends upon housing security within the community where they earn a living. • Safe housing that is affordable leads to better health outcomes. When housing access is limited, individuals and families may end up in unsafe or unhealthy housing conditions, increasing the risk of exposure to mold, lead, allergens, and other health hazards. The need in our community for housing options that are affordable, healthy, and safe is undeniable. In my opinion, Heartside Hill is the right solution, at the right location, managed by the right organizations. I support this development in fitting with the needs and standards of our city. Thank you for taking my support for Heartside Hill into consideration. Sincerely, Catherine Carabetta Fort Collins, CO 80525 ITEM 4, CORRESPONDENCE 6 Packet pg. 49 1 Katie Claypool From:Sharlene Manno Sent:Tuesday, September 13, 2022 8:13 AM To:Development Review Comments Cc:Katie Claypool Subject:FW: Public Comment - Agenda Item 4, 9/15/2022 Categories:P&Z From: Deanne Frederickson <deanne.frederickson@baselinecorp.com>   Sent: Monday, September 12, 2022 5:11 PM  To: Sharlene Manno <smanno@fcgov.com>  Subject: [EXTERNAL] Public Comment ‐ Agenda Item 4, 9/15/2022  I am a Landscape Architect, and Planner – with a long history managing development projects in Northern Colorado.  I  am also a member of Heart of the Rockies Christian Church.  I offer the following comments in support of the Heartside  Hill Project:   The Heartside Hill Developers as well as Heart of the Rockies Christian Church highly respects the work the City of Fort  Collins has put in place for this property through the Comprehensive Plan, Transportation Master Plan, Zoning Code, and  the Land Use Code.  We appreciate the complexity of each element, and how the decisions made through these  documents support and influence the other.    The LMN Zoning applied to this property prescribes, through the above noted plans and policies,  certain densities and  land uses at this location, which is supported by the planned infrastructure already in place in the form of  transportation, utilities and services.  Simply stated:  Lemay, Trilby, and Brittany were built to their ultimate  configuration and will function appropriately (as planned and designed) when the properties adjacent to these roadways  are fully developed.  This is also true for the Sewer, Water, Schools, Police and Fire Protection services.  The project as  planned will not exceed expected volumes for City services – and, as proposed, is in agreement with the vision for the  City of Fort Collins.    We can appreciate the stress associated with the proposed changes – we understand the perceived impacts to the way  the systems have operated in the past.  As with every new development project, we rely on math and science of the  experts to lead the way in making important development decisions for the Citizens of Fort Collins.   Thank you to Staff for their complete and detailed review of the project, and to the Planning Commissioners for their  careful consideration of this request.  Deanne Frederickson, PLA DEANNE FREDERICKSON, PLA | BUSINESS DEVELOPMENT MANAGER  Baseline Engineering Corporation | Engineering, Planning, & Surveying Phone: 970.353.7600 | Cell: 970.534.9095 | www.baselinecorp.com | Social Media Office: 4007 S. Lincoln Avenue, #405, Loveland, CO 80537 Thank you for your ongoing support! We are now in the office, as well as home, continuing to provide the best services for our clients. ITEM 4, CORRESPONDENCE 7 Packet pg. 50 2     ITEM 4, CORRESPONDENCE 7 Packet pg. 51 From:Development Review Comments To:Katie Claypool Subject:Fw: [EXTERNAL] Heartside Hill Date:Tuesday, September 13, 2022 8:22:45 AM From: Todd Sullivan <TSullivan@fcgov.com> Sent: Tuesday, September 13, 2022 2:01 PM To: Development Review Comments <devreviewcomments@fcgov.com>; Em Myler <emyler@fcgov.com>; Alyssa Stephens <astephens@fcgov.com>; Will Lindsey <wlindsey@fcgov.com> Subject: FW: [EXTERNAL] Heartside Hill . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . TODD SULLIVAN Development Review Coordinator City of Fort Collins 970.221.6695 office tsullivan@fcgov.com From: Stephanie A LANE <talsal2@comcast.net> Sent: Tuesday, September 13, 2022 12:03 AM To: Todd Sullivan <TSullivan@fcgov.com> Subject: [EXTERNAL] Heartside Hill Todd, In reference to the P&Z hearing on Heartside Hill, I would like to submit the following: To whom it may concern: As a 30-year resident of Brittany Knolls, I would like to express my support for the Heartside Hill project. I know you have received copious amounts of information, requests and even demands from a group that calls themselves Voice of Brittany Knolls. Please know that this group does not speak for everyone in the neighborhood. At least, they certainly do not speak for me. Heart of the Rockies has been a good neighbor for many years. What they are doing by partnering with Habitat for Humanity, CARE Housing and L’Arche is a great example of what other organizations could/should be doing to help make our city a place we can be proud of. And honestly if we in Fort Collins continue to want superior services from our restaurants, education, healthcare, etc. we need to provide acceptable and reasonably priced housing within city limits where the workers can live. From the plans I’ve seen at informational meetings I believe Heartside Hill is well designed and will blend nicely with the surrounding neighborhood. I like that Heartside Hill will ITEM 4, CORRESPONDENCE 8 Packet pg. 52 include things like an open space, a community clubhouse, and a playground to share with the surrounding neighbors. I also believe in the many years of experience that Habitat and CARE Housing bring to the table to make sure those selected as homeowners and renters are responsible and invested in the neighborhood. I am definitely a “love thy neighbor” sort of person. We would all be better off if everyone did their best to follow this philosophy. I look forward to meeting our new neighbors. Sincerely, Stephanie Lane ITEM 4, CORRESPONDENCE 8 Packet pg. 53 From:Development Review Comments To:Katie Claypool Subject:Fw: Heartside Hill - Habitat for Humanity Letter of Support Date:Tuesday, September 13, 2022 8:22:52 AM Attachments:Madrid-Randall Heartside Hill Habitat Support.docx From: Todd Sullivan <TSullivan@fcgov.com> Sent: Tuesday, September 13, 2022 2:01 PM To: Development Review Comments <devreviewcomments@fcgov.com>; Em Myler <emyler@fcgov.com>; Alyssa Stephens <astephens@fcgov.com>; Will Lindsey <wlindsey@fcgov.com> Subject: FW: Heartside Hill - Habitat for Humanity Letter of Support . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . TODD SULLIVAN Development Review Coordinator City of Fort Collins 970.221.6695 office tsullivan@fcgov.com From: MARCUS <MARKMADRID1983@msn.com> Sent: Monday, September 12, 2022 10:17 PM To: Todd Sullivan <TSullivan@fcgov.com>; astatham@fortcollinshabitat.org; cmoore@fortcollinshabitat.org; markmadrid1893@msn.com Subject: [EXTERNAL] Heartside Hill - Habitat for Humanity Letter of Support Hello Mr. Sullivan, Apologies for sending this letter of support so late on the last date for submission. Please see the attached letter that describes our support for the Heartside Hill project and the Habitat for Humanity homes. We are truly looking forward to seeing this amazing space in Fort Collins being used to lift people up and increasing the level of opportunity and hope for many in our community. Regards, Marcus Madrid and Donald Randall ITEM 4, CORRESPONDENCE 9 Packet pg. 54 September 12, 2022 Dear Planning and Zoning Commission, We are writing to express our support for Heartside Hill, a housing community that will create affordable options for hundreds of Fort Collins citizens. Heartside Hill is part of the solution to our City’s housing challenges. We have lived in the Paragon Point neighborhood since 1998 and have grown to appreciate the excellent city infrastructure, schools, health facilities and recreational areas and trails. We love our neighborhood. We are blessed to be able to share our home with Marcus’ 97 year old mother Mary and caring for her is our way of thanking her for all she has done for our family. Mom often reminds us of our fortune and how gratitude is important to our health and well being. She also talks of the importance of expressing our gratitude by sharing our fortune with those in need. Access to affordable housing options is a significant challenge in our community. Research shows that increasing access to affordable housing is the most cost-effective strategy for reducing childhood poverty and increasing economic mobility. When people can afford decent, stable homes, they enjoy better health, educational opportunities, and economic mobility, which benefits the whole community as well. The Heartside Hill community is a model to address our city’s housing challenges by offering a variety of housing options for people with low to moderate incomes including: ● 71 new rental homes. through a combination of 1, 2, 3, and 4 bedroom apartments ● Home ownership opportunities by Fort Collins Habitat for Humanity with 9 single family homes ● 2 Neuro-inclusive homes by L’Arche Fort Collins for people with intellectual and developmental disabilities The Heartside Hill campus will include enhanced amenities including a natural open space, community gardens, a clubhouse, playground, walking trails, and onsite early childhood education and youth services. We are especially interested in the Habitat for Humanity homes and hope they will be stepping stones for families to move into home ownership and decrease their level of poverty. Location and Benefits of affordable, stable housing are important values to our family. Location The site for Heartside Hill is located close to many healthy and stable neighborhoods with schools, parks, retail, and services within two miles. Bicycle access is easy and convenient with dedicated bike lanes on Lemay Avenue and Trilby Road, connecting directly to the Fossil Creek trail. One of the city’s largest community parks, Fossil Creek Park, is within one mile of the development. ITEM 4, CORRESPONDENCE 9 Packet pg. 55 Benefits of affordable, stable housing ● Children raised in stable, affordable homes perform better academically, have fewer behavioral and emotional problems, and are more likely to earn higher incomes as adults (even when adjusting for other factors.) ● Homes that are affordable improve health outcomes by freeing up family resources for nutritious food, quality childcare, healthcare, and personal savings. ● When people can afford local housing costs, they are less likely to commute from outlying communities. Living where you work lowers traffic congestion, carbon emissions, air quality problems. It also increases dollars spent on local goods, services, and entertainment. ● Housing options across the spectrum bring more cultural, socio-economic, and educational diversity to the community, furthering opportunities for understanding and respect among residents. ● A vibrant, inclusive local economy is highly dependent upon an engaged workforce with upward mobility. This workforce depends upon housing security within the community where they earn a living. ● Housing inventory serves as a critical component of our public infrastructure and must be viewed in that context when establishing city budget priorities. When there is an adequate supply of housing that is affordable across the income spectrum, the ability to generate the revenue necessary to provide basic services and other community objectives IS sustainable. ● Safe housing that is affordable leads to better health outcomes. When housing access is limited, individuals and families may end up in unsafe or unhealthy housing conditions, increasing the risk of exposure to mold, lead, allergens, and other health hazards. ● Developing or renovating housing using green building techniques that are proven to be cost-effective can reduce energy consumption by an average of 33 percent and water use by about 30 percent – a win for family budgets and the environment. The need in our community for housing options that are affordable, healthy, and safe is undeniable. In my opinion, Heartside Hill is the right solution, at the right location, managed by the right organizations. I support this development in fitting with the needs and standards of our city. Thank you for taking our support for Heartside Hill into consideration. Sincerely, Marcus Madrid and Donald Randall 6107 Pheasant Court Fort Collins, CO 80525 (970) 980-9924 ITEM 4, CORRESPONDENCE 9 Packet pg. 56 Heartside Hill Template for Letter to the Planning and Zoning Commission Hearing Date: September 15, 2022 Dear Planning and Zoning Commission, I am writing to express my support for Heartside Hill, a housing community that will create affordable options for hundreds of Fort Collins citizens. Heartside Hill is part of the solution to our City’s housing challenges. My name is Mitch Majeski and I have been actively involved in addressing housing challenges in Fort Collins for 20 years. As a former pastor, current board member of Habitat for Humanity, and father of four young adults, I have seen the damaging effects of limited access to affordable housing. Access to affordable housing options is a significant challenge in our community. Research shows that increasing access to affordable housing is the most cost-effective strategy for reducing childhood poverty and increasing economic mobility. When people can afford decent, stable homes, they enjoy better health, educational opportunities, and economic mobility, which benefits the whole community as well. The Heartside Hill community is a model to address our city’s housing challenges by offering a variety of housing options for people with low to moderate incomes including: •71 new rental homes. through a combination of 1, 2, 3, and 4 bedroom apartments •Homeownership opportunities by Fort Collins Habitat for Humanity with 9 single family homes •2 Neuro-inclusive homes by L’Arche Fort Collins for people with intellectual and developmental disabilities The Heartside Hill campus will include enhanced amenities including a natural open space, community gardens, a clubhouse, playground, walking trails, and onsite early childhood education and youth services. Affordable Rental Housing Fort Collins does not have enough affordable rental homes. The average market rent is unattainable for many community members. Heartside Hill Apartments will provide permanent mixed-income, affordable housing with 100% of the apartments being affordable to residents earning 60% or less of the area median income. Well-Planned Community This housing community fits well with the City’s plans, policies and zoning regulations, integrating various housing options through common access to a large natural open space, community gardens, a clubhouse, playground, and walking trails. The master-planned community will include affordable rental and homeownership opportunities, homes for people with intellectual and developmental disabilities, and a community building with services to benefit residents and the surrounding neighborhoods, including early childhood education, behavioral health care, pediatric care, and workforce development. ITEM 4, CORRESPONDENCE 10 Packet pg. 57 Community Process CARE Housing and project partners have set an example for public outreach and communication by implementing a robust community engagement plan. This outreach exceeded all requirements for community involvement with voluntary meetings facilitated by the City of Fort Collins staff, in addition to required neighborhood meetings. Independently, CARE Housing staff met with groups of neighbors to discuss the project and field questions. CARE Housing also launched the HeartsideHill.com website to facilitate communication and provide current project information. Overall, the process has been transparent and inclusive. Building Design CARE Housing and project partners have taken great care to design a high-quality community that is sensitive to the surrounding area. Building scale, height, and density are compatible with the surrounding neighborhoods. The architecture reflects a traditional design with desirable amenities and features appealing to any renter, regardless of income level. Management of Housing Community Knowing that CARE will own and manage this property gives me confidence that Heartside Hill will be successful long-term. They have a strong 30-year history and trustworthy reputation for managing affordable rental homes in northern Colorado. I am certain they will create a high- quality community, manage a well-run property, and keep their promise of supporting strong, safe neighborhoods. Benefits of affordable, stable housing • Children raised in stable, affordable homes perform better academically, have fewer behavioral and emotional problems, and are more likely to earn higher incomes as adults (even when adjusting for other factors.) • Homes that are affordable improve health outcomes by freeing up family resources for nutritious food, quality childcare, healthcare, and personal savings. • When people can afford local housing costs, they are less likely to commute from outlying communities. Living where you work lowers traffic congestion, carbon emissions, air quality problems. It also increases dollars spent on local goods, services, and entertainment. • Housing options across the spectrum bring more cultural, socio-economic, and educational diversity to the community, furthering opportunities for understanding and respect among residents. • A vibrant, inclusive local economy is highly dependent upon an engaged workforce with upward mobility. This workforce depends upon housing security within the community where they earn a living. • Housing inventory serves as a critical component of our public infrastructure and must be viewed in that context when establishing city budget priorities. When there is an adequate supply of housing that is affordable across the income spectrum, the ability to generate the revenue necessary to provide basic services and other community objectives IS sustainable. • Safe housing that is affordable leads to better health outcomes. When housing access is limited, individuals and families may end up in unsafe or unhealthy housing conditions, increasing the risk of exposure to mold, lead, allergens, and other health hazards. ITEM 4, CORRESPONDENCE 10 Packet pg. 58 • Developing or renovating housing using green building techniques that are proven to be cost-effective can reduce energy consumption by an average of 33 percent and water use by about 30 percent – a win for family budgets and the environment. The need in our community for housing options that are affordable, healthy, and safe is undeniable. In my opinion, Heartside Hill is the right solution, at the right location, managed by the right organizations. I support this development in fitting with the needs and standards of our city. Thank you for taking my support for Heartside Hill into consideration. Sincerely, Mitch Majeski mitch@peaksol.com 970-691-8515 ITEM 4, CORRESPONDENCE 10 Packet pg. 59 1 Katie Claypool From:Development Review Comments Sent:Tuesday, September 13, 2022 8:23 AM To:Katie Claypool Subject:Fw: [EXTERNAL] Support for Heartside Hill project in Fort Collins Categories:P&Z From: Rhonda Bricco <rlbricco@gmail.com>  Sent: Monday, September 12, 2022 11:03 PM  To: Development Review Comments <devreviewcomments@fcgov.com>  Subject: [EXTERNAL] Support for Heartside Hill project in Fort Collins   To the City of Fort Collins Human Relations Commission (HRC),   As transplants from Minnesota, we were shocked to find such limited affordable housing close to the Fort Collins area.  The last couple years, our family has been working with Habitat and Caring housing to help teachers, minimum wage  employees and homeless people find shelter. During this process, we also found a new home church which is Heart of  the Rockies Christian Church (HRCC). HRCC has partnered with several local community and non‐profit organizations to  help with the affordable housing in the area.  It is my understanding from the programs in Minnesota, when people can afford local housing costs, they are less likely  to commute from outlying communities, meaning less traffic. This will also increase where people spend money on local  goods, services, and entertainment. Housing options across the spectrum bring more cultural, socio‐economic, and  educational diversity to the community, furthering opportunities for understanding and respect among residents.   I am excited about what HRCC brings to the table. As a retired Cyber Security Architect/Program Manager, I look forward  to donating to the cause financially and providing my talent to support this as well. Housing security and affordability is  so extremely important to everyone. Let's make this happen.   The Bricco Family, Rhonda and Lee Ann  ITEM 4, CORRESPONDENCE 11 Packet pg. 60 From:Development Review Comments To:Katie Claypool Subject:Fw: [EXTERNAL] Support for Heartside Hill Date:Tuesday, September 13, 2022 8:23:22 AM From: Todd Sullivan <TSullivan@fcgov.com> Sent: Monday, September 12, 2022 11:00 PM To: Development Review Comments <devreviewcomments@fcgov.com>; Em Myler <emyler@fcgov.com>; Alyssa Stephens <astephens@fcgov.com>; Will Lindsey <wlindsey@fcgov.com> Subject: FW: [EXTERNAL] Support for Heartside Hill . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . TODD SULLIVAN Development Review Coordinator City of Fort Collins 970.221.6695 office tsullivan@fcgov.com From: Sue Anderson <sanderson55@comcast.net> Sent: Monday, September 12, 2022 4:59 PM To: Todd Sullivan <TSullivan@fcgov.com> Subject: [EXTERNAL] Support for Heartside Hill To: Planning and Zoning Commissioners My name is Sue Anderson and I live at 6357 Compton Road. My husband and I were the first homeowners to move into Brittany Knolls 33 years ago. We are also long- time members of Heart of the Rockies Christian Church, and I serve on the church’s Heartside Hill steering team. As a neighbor, I realize that our entry into the neighborhood will look different after Heartside Hill is built. But I’d like to point out that the apartments are situated on the far south side of the property along Trilby, and directly across Trilby there are other 3- story apartment buildings. Also, the apartments will be visible from only a few neighbors’ homes – the 5 or 6 homes that border Brittany Street. There are no views of the buildings from the front yards of these homes. Yes, there will be traffic impacts, particularly for those wishing to turn left from Brittany Street onto Trilby or Lemay. But I am willing to wait at an intersection behind an extra car or two, for an extra minute or so – it just takes a little planning. Also, stoplights at Trilby and Fossil Creek Parkway do create gaps between batches of vehicles for those turning on to Lemay from Brittany. ITEM 4, CORRESPONDENCE 12 Packet pg. 61 The open space will be a real amenity for the neighborhood – a place for children to play, for all of us to exercise and walk our dogs, and enjoy the native landscaping and pollinator gardens. The early childhood education center and youth after school services in the community building, will not only serve those who live in Heartside Hill, but also other residents in the community. It will be so convenient for neighbors to drop off their children and pick them up right here in the neighborhood. City staff and the developers have conducted a thorough and extensive process to ensure that all requirements, codes, policies, and regulations have been addressed in this proposed development. The church is grateful that our long-held vision for this property will soon come to fruition, in a way that will serve the greater community. As you probably know, the church has donated the undeveloped land, and will contribute its own funds to help develop the community building and open spaces. I urge you to approve this project. Thank you. Sue Anderson ITEM 4, CORRESPONDENCE 12 Packet pg. 62 Dear Planning and Zoning Commission, I am writing to express my support for Heartside Hill, a housing community that will create affordable options for hundreds of Fort Collins citizens. Heartside Hill is part of the solution to our City’s housing challenges. I am a Pastor at Our Saviour’s Lutheran Church and we have been involved in every level of the housing crisis through building Habitat Homes to hosting homeless families in our building to helping people pay rent and diligently searching for low income housing for refugees and others in need. We know how real the housing crisis is and we know how real the people who are harmed by it are as well. It is crucial that we work together to create spaces for all of our community to have homes regardless of their economic status. Access to affordable housing options is a significant challenge in our community. Research shows that increasing access to affordable housing is the most cost-effective strategy for reducing childhood poverty and increasing economic mobility. When people can afford decent, stable homes, they enjoy better health, educational opportunities, and economic mobility, which benefits the whole community as well. The Heartside Hill community is a model to address our city’s housing challenges by offering a variety of housing options for people with low to moderate incomes including: ¥71 new rental homes. through a combination of 1, 2, 3, and 4 bedroom apartments ¥Homeownership opportunities by Fort Collins Habitat for Humanity with 9 single family homes ¥2 Neuro-inclusive homes by L’Arche Fort Collins for people with intellectual and developmental disabilities The Heartside Hill campus will include enhanced amenities including a natural open space, community gardens, a clubhouse, playground, walking trails, and onsite early childhood education and youth services. This goes above and beyond what the needs are for our community! ITEM 4, CORRESPONDENCE 13 Packet pg. 63 The ability of Heartside Hill to address multiple factors of housing issues is such an amazing vision by so many of our most creative and hardworking agencies and people. The site for Heartside Hill is located close to many healthy and stable neighborhoods with schools, parks, retail, and services within two miles. Bicycle access is easy and convenient with dedicated bike lanes on Lemay Avenue and Trilby Road, connecting directly to the Fossil Creek trail. One of the city’s largest community parks, Fossil Creek Park, is within one mile of the development. There are so many other aspects of this project to celebrate- it’s a well planned community with a community process, it is a careful and well done building design, it is a place with support services and management plans all of which contribute to affordable stable housing which in turn benefits our whole community. Thank you for taking my support for Heartside Hill into consideration. I am happy to contribute support in other ways if called upon and I wholeheartedly hope to see this project happen. Sincerely, Rev Leta Arndt Behrens Our Saviour’s Lutheran Church 2000 South Lemay, Fort Collins, CO 80525 leta@our-saviours.org 970-484-3133 ITEM 4, CORRESPONDENCE 13 Packet pg. 64 Heartside Hill Letter to the Planning and Zoning Commission Hearing Date: September 15, 2022 Dear Planning and Zoning Commission, I am writing to express my support for Heartside Hill, a housing community that will create affordable options for hundreds of Fort Collins citizens. Heartside Hill is part of the solution to our City’s housing challenges. I am a local real estate investor. I was born and raised in the area, and my wife and I are raising our kids here as well. I have been active working with Mid Town Business District on revitalization, and understand how important it is to help create opportunity for others. I believe this housing community is a necessity that will improve the lives of everyone in NoCo. Access to affordable housing options is a significant challenge in our community. Research shows that increasing access to affordable housing is the most cost-effective strategy for reducing childhood poverty and increasing economic mobility. When people can afford decent, stable homes, they enjoy better health, educational opportunities, and economic mobility, which benefits the whole community as well. The Heartside Hill community is a model to address our city’s housing challenges by offering a variety of housing options for people with low to moderate incomes including: • 71 new rental homes. through a combination of 1, 2, 3, and 4 bedroom apartments • Homeownership opportunities by Fort Collins Habitat for Humanity with 9 single family homes • 2 Neuro-inclusive homes by L’Arche Fort Collins for people with intellectual and developmental disabilities The Heartside Hill campus will include enhanced amenities including a natural open space, community gardens, a clubhouse, playground, walking trails, and onsite early childhood education and youth services. Affordable Rental Housing Fort Collins does not have enough affordable rental homes. The average market rent is unattainable for many community members. Heartside Hill Apartments will provide permanent mixed-income, affordable housing with 100% of the apartments being affordable to residents earning 60% or less of the area median income. Benefits of affordable, stable housing • Children raised in stable, affordable homes perform better academically, have fewer behavioral and emotional problems, and are more likely to earn higher incomes as adults (even when adjusting for other factors.) • Homes that are affordable improve health outcomes by freeing up family resources for nutritious food, quality childcare, healthcare, and personal savings. • When people can afford local housing costs, they are less likely to commute from outlying communities. Living where you work lowers traffic congestion, carbon            ITEM 4, CORRESPONDENCE 14 Packet pg. 65 emissions, air quality problems. It also increases dollars spent on local goods, services, and entertainment. • Housing options across the spectrum bring more cultural, socio-economic, and educational diversity to the community, furthering opportunities for understanding and respect among residents. • A vibrant, inclusive local economy is highly dependent upon an engaged workforce with upward mobility. This workforce depends upon housing security within the community where they earn a living. • Housing inventory serves as a critical component of our public infrastructure and must be viewed in that context when establishing city budget priorities. When there is an adequate supply of housing that is affordable across the income spectrum, the ability to generate the revenue necessary to provide basic services and other community objectives IS sustainable. • Safe housing that is affordable leads to better health outcomes. When housing access is limited, individuals and families may end up in unsafe or unhealthy housing conditions, increasing the risk of exposure to mold, lead, allergens, and other health hazards. • Developing or renovating housing using green building techniques that are proven to be cost-effective can reduce energy consumption by an average of 33 percent and water use by about 30 percent – a win for family budgets and the environment. The need in our community for housing options that are affordable, healthy, and safe is undeniable. In my opinion, Heartside Hill is the right solution, at the right location, managed by the right organizations. I support this development in fitting with the needs and standards of our city. Thank you for taking my support for Heartside Hill into consideration. Sincerely, Luke McFetridge (970) 692-1310 luke@nobleventure.com            ITEM 4, CORRESPONDENCE 14 Packet pg. 66 From:Development Review Comments To:Katie Claypool Subject:Fw: [EXTERNAL] Support for Heartside Hill development Date:Tuesday, September 13, 2022 8:24:14 AM From: Todd Sullivan <TSullivan@fcgov.com> Sent: Monday, September 12, 2022 2:04 PM To: Development Review Comments <devreviewcomments@fcgov.com>; Alyssa Stephens <astephens@fcgov.com>; Em Myler <emyler@fcgov.com>; Will Lindsey <wlindsey@fcgov.com> Subject: FW: [EXTERNAL] Support for Heartside Hill development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . TODD SULLIVAN Development Review Coordinator City of Fort Collins 970.221.6695 office tsullivan@fcgov.com From: Gordon and Lynnette Thayer <thayer4im@comcast.net> Sent: Sunday, September 11, 2022 10:15 PM To: Todd Sullivan <TSullivan@fcgov.com> Cc: Gordon Thayer <thayer4im@comcast.net> Subject: [EXTERNAL] Support for Heartside Hill development Hello Planning and Zoning Commission, I know you are receiving many, many letters regarding the Heartside Hill development at the corner of Trilby Road and Lemay Avenue. As a member of Heart of the Rockies Christian Church, I would like to offer a word of support for this project. Heart of the Rockies made the decision many years ago to use the undeveloped land on this corner in some way to improve the community of Fort Collins. Various projects have been considered over the years, and each has been shelved due to lack of funding to make the idea a reality. The combination of partners involved in Heartside Hill, focused on the well identified needs of affordable housing, affordable childcare, mental and behavioral health, and building caring communities, appears to finally have solved the challenge of bringing an idea to a realizable proposal. Many hours have been spent working with the city staff to ensure codes, policies, regulations, and objectives have been met for this project. It would have been much simpler to sell the land to a developer to simply build yet another subdivision and use the funds for the church’s ministry. I believe that this creative partnership provides the framework to utilize this land in a way that will ultimately improve the community of Fort Collins better than any other use of this property. I hope that you will support the approval of this project. Thank you for your work in making Fort Collins the best community that it can be. Regards, ITEM 4, CORRESPONDENCE 15 Packet pg. 67 Gordon Thayer 970-443-0938 ITEM 4, CORRESPONDENCE 15 Packet pg. 68 Heartside Hill Template for Letter to the Planning and Zoning Commission Hearing Date: September 15, 2022 Dear Planning and Zoning Commission, I am writing to express my support for Heartside Hill, a housing community that will create affordable options for hundreds of Fort Collins citizens. Heartside Hill is part of the solution to our City’s housing challenges. I have been very fortunate to work with other Board members of Habitat for Humanity of Fort Collins as a member and past chair. Through an outstanding staff and CEO, I have learned, in more depth, the increasingly difficult challenge of addressing housing that people in our community can afford. I truly believe addressing the issue is made not through one, but many, approaches. Research shows that increasing access to affordable housing is the most cost-effective strategy for reducing childhood poverty and increasing economic mobility. When people can afford decent, stable homes, they enjoy better health, educational opportunities, and economic mobility, which benefits the whole community as well. The Heartside Hill community is a model to address our city’s housing challenges by offering a variety of housing options for people with low to moderate incomes including: •71 new rental homes. through a combination of 1-, 2-, 3-, and 4-bedroom apartments •Homeownership opportunities by Fort Collins Habitat for Humanity with 9 single family homes •2 Neuro-inclusive homes by L ’Arche Fort Collins for people with intellectual and developmental disabilities The Heartside Hill campus will include enhanced amenities including a natural open space, community gardens, a clubhouse, playground, walking trails, and onsite early childhood education and youth services. Affordable Rental Housing Fort Collins does not have enough affordable rental homes. The average market rent is unattainable for many community members. Heartside Hill Apartments will provide permanent mixed-income, affordable housing with 100% of the apartments being affordable to residents earning 60% or less of the area median income. Well-Planned Community This housing community fits well with the City’s plans, policies and zoning regulations, integrating various housing options through common access to a large natural open space, community gardens, a clubhouse, playground, and walking trails. The master-planned community will include affordable rental and homeownership opportunities, homes for people with intellectual and developmental disabilities, and a community building with services to benefit residents and the surrounding neighborhoods, including early childhood education, behavioral health care, pediatric care, and workforce development. ITEM 4, CORRESPONDENCE 16 Packet pg. 69 Community Process CARE Housing and project partners have set an example for public outreach and communication by implementing a robust community engagement plan. This outreach exceeded all requirements for community involvement with voluntary meetings facilitated by the City of Fort Collins staff, in addition to required neighborhood meetings. Independently, CARE Housing staff met with groups of neighbors to discuss the project and field questions. CARE Housing also launched the HeartsideHill.com website to facilitate communication and provide current project information. Overall, the process has been transparent and inclusive. Building Design CARE Housing and project partners have taken great care to design a high-quality community that is sensitive to the surrounding area. Building scale, height, and density are compatible with the surrounding neighborhoods. The architecture reflects a traditional design with desirable amenities and features appealing to any renter, regardless of income level. Benefits of affordable, stable housing • Children raised in stable, affordable homes perform better academically, have fewer behavioral and emotional problems, and are more likely to earn higher incomes as adults (even when adjusting for other factors.) • Homes that are affordable improve health outcomes by freeing up family resources for nutritious food, quality childcare, healthcare, and personal savings. • When people can afford local housing costs, they are less likely to commute from outlying communities. Living where you work lowers traffic congestion, carbon emissions, air quality problems. It also increases dollars spent on local goods, services, and entertainment. • Housing options across the spectrum bring more cultural, socio-economic, and educational diversity to the community, furthering opportunities for understanding and respect among residents. • A vibrant, inclusive local economy is highly dependent upon an engaged workforce with upward mobility. This workforce depends upon housing security within the community where they earn a living. • Housing inventory serves as a critical component of our public infrastructure and must be viewed in that context when establishing city budget priorities. When there is an adequate supply of housing that is affordable across the income spectrum, the ability to generate the revenue necessary to provide basic services and other community objectives IS sustainable. • Safe housing that is affordable leads to better health outcomes. When housing access is limited, individuals and families may end up in unsafe or unhealthy housing conditions, increasing the risk of exposure to mold, lead, allergens, and other health hazards. • Developing or renovating housing using green building techniques that are proven to be cost-effective can reduce energy consumption by an average of 33 percent and water use by about 30 percent – a win for family budgets and the environment. ITEM 4, CORRESPONDENCE 16 Packet pg. 70 The need in our community for housing options that are affordable, healthy, and safe is undeniable. In my opinion, Heartside Hill is the right solution, at the right location, managed by the right organizations. I support this development in fitting with the needs and standards of our city. Thank you for taking my support for Heartside Hill into consideration. Sincerely, Hugh Grinolds Board Member and Past Board Chair, Habitat for Humanity Fort Collins hgrinolds@msn.com ITEM 4, CORRESPONDENCE 16 Packet pg. 71 1 Katie Claypool From:Development Review Comments Sent:Tuesday, September 13, 2022 8:26 AM To:Katie Claypool Subject:Fw: [EXTERNAL] Heartside hill Categories:P&Z From: Marty Phillips <xlpe220@gmail.com>  Sent: Friday, August 5, 2022 5:44 PM  To: Development Review Comments <devreviewcomments@fcgov.com>  Subject: [EXTERNAL] Heartside hill   To who it may concern,     Please consider  the vehicle traffic issue’s we are going to have in the Brittany Knolls area after this development is  finished!    People will use Brittney drive as a exit instead of Trilby, thus causing a bottleneck for the existing homes as  well as the new ones!   Is there enough room for a light at Trilby and Brittney,  I realize there isn’t enough room on the  Lemay side.   It would be nice if our thoughts were considered also , instead of the  development  steamrolling us.       Regards   Marty Phillips   ITEM 4, CORRESPONDENCE 17 Packet pg. 72 1 Katie Claypool From:Development Review Comments Sent:Tuesday, September 13, 2022 8:26 AM To:Katie Claypool Subject:Fw: [EXTERNAL] Heartside Hill Proposal Categories:P&Z From: Ken Moore <kenmoore7468@gmail.com>  Sent: Friday, April 29, 2022 10:03 PM  To: Development Review Comments <devreviewcomments@fcgov.com>  Subject: [EXTERNAL] Heartside Hill Proposal   Dear Planning Board members,   The traffic review does not address any of the issues that were brought up in the last open meeting with residents.  If  anything the new drawing actually makes things worse, with traffic entering and exiting No. Brittney street out of the  proposed site.  With this parking will increase along Britney street as easy access to the housing next to that street.    This will make it dangerous for all residents trying to get out to Lemay, especially those turning left.  This is only one of my concerns as I see many other issues with this project being only car accessible to any shopping and  a mile to any bus route.  The Brittney Knolls residents will see a big drop in property value and sellability due to the  nature of this developments' occupants..This project should be denied.    Best regards,   Ken Moore  702‐488‐0758  ITEM 4, CORRESPONDENCE 18 Packet pg. 73 1 Katie Claypool From:Development Review Comments Sent:Tuesday, September 13, 2022 8:27 AM To:Katie Claypool Subject:Fw: [EXTERNAL] Heartside Hill Development PDR 21004 TIS questions Categories:P&Z From: JOHN GRAHAM <rockdoc250@comcast.net>  Sent: Saturday, January 22, 2022 10:34 PM  To: Alyssa Stephens <astephens@fcgov.com>  Cc: kiwanski@carehousing.org <kiwanski@carehousing.org>; Development Review Comments  <devreviewcomments@fcgov.com>; jwkingjr2027@yahoo.com <jwkingjr2027@yahoo.com>  Subject: [EXTERNAL] Heartside Hill Development PDR 21004 TIS questions   Dear Ms. Stephens, Thank you for the copy of the Transportation Impact Study (TIS). I'm not a transportation expert, but I have a few questions about the study. 1. I noticed that the projected traffic patterns and future trip distributions were not based on the estimated increase in the number of vehicles during peak AM and PM hours (which, I'm sorry to say, I could not find anywhere - there must be some agreed upon hours?). Is that because these studies prefer to use traffic projections from previous studies, such as the North Front Range Regional Transportation Plan? The trip distribution for the short range (fig. 6) was "agreed to by City of Fort Collins staff." Is there a process to this agreement? I think the study would have benefitted from naming the staff involved in the agreement. 2. I also noticed that there are no projected delays in the AM/PM peak hours LOS, particularly at the Brittany/Lemay intersection, although there will be an increase of a total of 1,004 one-way trips (and an increase in approximately 144 cars/CARE's conservative proposal). This, again, may be a simple discrepancy between what will actually happen and what the Trip Generation 10th Edition projects will be the case. 3. I agree that my concerns are difficult to quantify and are speculative. So, here's another. I understand the improbability of putting a southbound, right-hand turn lane off Lemay and onto Brittany Street (page 13), but as much as I'd like to see drivers drive 40 mph down Lemay, most don't, which may increase the PM delay times on Table 4. Being retired, this may not affect me too much, and I'd certainly prefer to keep the trees than allow rush-hour drivers to get home sooner. 4. On page 11, a "1000 square foot office" and a "100 student daycare" are listed for the proposed development. This is the first I've heard of these. The site plan (figure 5) does not include them, either, unless they will be housed in the Community Building (which isn't noted on page 11). 5. The site plan (figure 5) is the first map that I've see with a scale. Using the scale, the elliptical- shaped play area (about 40 ft x 80 ft) in the Open Space has an area of about 2,512 sq ft (0.057 ITEM 4, CORRESPONDENCE 19 Packet pg. 74 2 acres) using the calculation for the area of an ellipse. That's slightly larger than my back yard, and I don't have a play set. If I had a play set, I'm not sure I could accommodate 100 children. Unless they were really small. But I'm not sure I could allow the parents access, unless they were really small, too. The Open Space, also elliptical-shaped, is approximately 80 feet by 50 feet (including the play area) or 12,560 sq ft (0.29 acres). 6. On the good news side, I randomly picked a parking space (the one on the southeast corner) and found that each of the 14 proposed spaces would be about 8.5 feet wide. My car is about 6 feet wide (doors closed), so plenty of space. Unless it's a pickup or van or SUV. Then the car doors might not open, but they'd be able to park. So, it's a start. 7. I did see that all the intersections "meet the Fort Collins criteria," which may be a discussion for another time. 8. Although it's not drawn on the site plan, the development "will add sidewalk along Brittany Street" (page 24). I was glad to read that. With a potential increase of over 300 vehicles, I'm not sure I completely agree with the traffic assessment, but that certainly isn't my area of expertise. As a Philosophy professor once told me when I questioned his explanation of why people want to jump over a campfire, "You haven't seen the things I have; you don't know what I know." And he was certainly correct. Thanks again for sharing, John John Graham  6426 Compton Road  Fort Collins, CO. 80525  (970) 225‐6333  ITEM 4, CORRESPONDENCE 19 Packet pg. 75 1 Katie Claypool From:Development Review Comments Sent:Tuesday, September 13, 2022 8:28 AM To:Katie Claypool Subject:Fw: [EXTERNAL] Heartside Hill, PDR210004 Development Proposal Attachments:Brittany Knolls letter re church project.docx Categories:P&Z From: JOHN GRAHAM <rockdoc250@comcast.net>  Sent: Thursday, December 2, 2021 6:50 PM  To: Alyssa Stephens <astephens@fcgov.com>; kiwanski@carehousing.org <kiwanski@carehousing.org>; Development  Review Comments <devreviewcomments@fcgov.com>; jwkingjr2027@yahoo.com <jwkingjr2027@yahoo.com>  Subject: [EXTERNAL] Heartside Hill, PDR210004 Development Proposal   RE: Heartside Hill, PDR210004 Development Proposal Dear Ms. Stephens, members of the city Planning and Zoning Commission, and Heartside Hill developers, My wife and I have lived in Brittany Knolls for 30 years. Like the majority of our neighbors, we have a negative view of the current scope of the planned project as it was presented in the zoom meeting on November 4, 2021. We believe the developers’ data to be unrealistic. Our concerns are summarized as follows: POPULATION DENSITY – PART 1 Issue: As explained by the developers, the project will consist of 9, 2-story buildings for a total of 72 apartments, 10 single-family houses, 2 L’Arche homes, and a community building on 9 of the 11 available acres. Their estimate for the apartments is “2.5 to 2.7 people” per apartment, or “approximately 200 people of which 100 would be adults.” There was no estimate given for the number of people in the Habitat homes or the L’Arche homes. Their plan calls for 6 one-bedroom apartments, 30 two-bedroom apartments, 30 three-bedroom apartments, and 6 four-bedroom apartments for a total of 180 bedrooms. My wife and I believe their number of adults/vehicles to be grossly unrealistic. Assuming 2 adults/bedroom, a more realistic potential number of adults in the apartments is 360. Children, of course, may occupy some of the bedrooms, but they grow into driving adults. The 10, 2-bedroom houses (for a total of 20 bedrooms) would potentially add an additional 40 adults. The 2, 6-bedroom L’Arche homes (for a total of 12 bedrooms) could add a potential of 24 adults for a potential total of 424 adults on the 9 acres. This estimate is more realistic than their estimate of 100 adults. Solution: If the open space needs to be developed, the 10 Habitat homes is a better density option. Home ownership and subsequent adherence to Brittany Knolls HOA would also assure that owners maintain their homes in a manner consistent with the neighborhood. POPULATION DENSITY – PART 2: Where Will the Children Play? ITEM 4, CORRESPONDENCE 20 Packet pg. 76 2 Issue: The developers suggest 100 children will be housed in the development. Where will the children play? If 9 acres are developed, then 2 acres are left for open space and a playground. Comparing the open space and playground drawn on the open space with the church’s 2 acres, a reasonable assumption is that the children’s playground will be approximately one-third of the open space, or approximately 0.7 acres. For 100 children. Brittany Knolls has many children, as well, and the church has said it will welcome the neighborhood children to their playground. In the comment section of the presentation, one child expressed enthusiasm for playing in the new playground. This incredible display of propaganda is sad, especially considering the eventual disillusionment of this child when he tries to compete for a swing on the playground. One hundred children in the development and potentially that many from the neighborhood are going to play on the single playset? In addition, the presenters failed to mention what safety measures they would install to protect the children from the increased traffic. According to the drawings, there is no barrier or fence between the playground and the adjacent parking lots. What safety measures will be installed to protect the children crossing Brittany Street? If a fence is constructed, the playground will decrease from approximately 0.7 acres to approximately 0.5 acres. For approximately 200 children? If there’s a sandbox in that playground, it might be time for the developers to pull their heads out of it. Solution: See solution for Density – Part 1. Reduce the density of the project, increase the open space, and expand the playground. TRAFFIC and PARKING. Issue: The CARE developers claim they will include 145 parking spaces for their estimated 200 adults, which may meet City operating standards but is unrealistic considering the potential adults who will occupy the apartments and houses. They did not specify whether parking spaces were included in the 9 acres to be developed. Suggestively, the developers showed an image of the proposed project with three cars in a large, nearly empty parking lot. This is fantasy. Each adult in the project will have a vehicle, some may have more than one car/truck if they drive commercial/work vehicles, as some residents do in Brittany Knolls. That adds a potential of 424 vehicles for 145 proposed parking spaces. After a big snow, there will be even fewer parking spaces due to snowplows piling snow into parking spaces. That translates to off-street parking along Brittany Street and in the surrounding neighborhood. This is difficult to meld with the church’s desire to be a good neighbor. With the one proposed access to Brittany Street from the development and no option for a traffic signal to/from Brittany Street, we see a traffic nightmare for drivers in the development, those in our neighborhood, and school bus drivers, as well as safety issues for the children who catch those busses. Add in the proposed extensive development south of Trilby Street between Lemay and College, and that nightmare escalates. As one neighbor asked in the zoom meeting, “Are we to become trapped in our own neighborhood?” As near as we can tell from the drawings because there is no scale, with the cars parked in the available parking spaces, there will be only a one-lane road to exit/enter the parking lot. How wide is the proposed road that winds its way through the development? Individual parking spaces are not drawn on the schematics, so we can’t determine if 145 spaces will be available. Will these spaces accommodate trucks? In the conceptual drawings, a garage is attached to each Habitat home. There is no scale to the drawings, so the size of that garage is unknown. It looks small. Many residents in Brittany Knolls, and we expect this is common throughout Fort Collins, use their garages for personal storage, not for cars. Cars are parked in the driveway or on the street. Will the driveways for the Habitat homes ITEM 4, CORRESPONDENCE 20 Packet pg. 77 3 accommodate two cars? Also in the conceptual drawings, the Habitat homes face Brittany Street. Conceivably, Habitat residents will park on the street to access their front doors. It’s the easier option. Solution: Perform a traffic study with an additional 424 cars using Brittany Street. First determine the traffic today, and then add 424 additional cars, especially during rush hours and school bus schedules. Add a scale to the conceptual drawings for the next presentation or provide us the data so we can judge the size of parking lots, parking lanes, etc. OPEN SPACE. Issue: On the zoom, the church said it is “doing God’s work.” For me (John), God’s work is being done every day in that open field that they want to tear apart. But I’m resigned to the fact that instead of a community garden, the church is going to pave it over in some fashion. We just think the density is too much. As I (John) have stated before in a letter to the Planning and Zoning Commission, that open space at the corner of Lemay and Trilby is the only open space to which the residents of Brittany Knolls have direct access and have enjoyed, for over 30 years, the wildlife activity in that field. Every other surrounding community has access to bike trails or a park. For some of us, this open space is no less precious than the open space at the old Hughes Stadium. The developers are offering 2 acres of open space, some of which will be the children’s playground and possibly parking. Given the number of rentals, adults, children, and their pets, the limited open space will not maintain its pristine character for long. Solution: Again, reduce the density of the project to retain a sizeable open space. RETENTION POND and DRAINAGE Issue: The only data we received from the presenter was that they worked with “twenty feet of grade.” We were assured that they have “every intention” of meeting City standards. What is the amount of pavement vs. natural area with regard to runoff, and given these parameters, will the retention pond accommodate an extreme rainfall event? What are the dimensions of the retention pond? Is it wider/deeper than the current ditch? What are the permeabilities of the soils in the development? How will those data affect saturation and drainage? How will potential oil spills/leaks from vehicles in the parking lots impact runoff water quality and will that water quality be addressed by the retention pond or simply seep into the natural area upslope from the pond? How does parking lot runoff drain to the retention pond, through underground tiles or surface drains? And finally, but most important, what safety measures will be undertaken to protect children from accessing the retention pond, which is just downhill from the playground? Solution: Answer the above questions with data. ARCHITECTURAL CONCEPT Issue: Again, what are the characteristics of the soils upon which the building foundations will rest? Some of the clay soils in Brittany Knolls and Paragon are expandable clays, which have the potential of cracking walls and foundations if the proper precautions aren’t met upon development. Will the houses and apartment complexes simply be constructed on concrete slabs? Will the building colors, which are “to be determined later,” be presented to the Brittany Knolls HOA architectural committee for approval? Will the houses have basements? If not, the apparently small garages will conceivably be used for storage, decreasing parking space. Incredibly, the presenter of the Habitat homes stated, “from Brittany, you’ll only see sidewalks and trees,” but on the schematic she presented as she talked, no sidewalk or trees along Brittany Street were included in front of the Habitat homes. The City has already taken out 10 trees along the south side of Brittany Street. Many of us wonder if the rest will be cut down, too. We find it difficult to believe ITEM 4, CORRESPONDENCE 20 Packet pg. 78 4 that more trees will be planted, and a sidewalk added, which would decrease the developer’s usable space. Solution: Provide data to answer the above questions and decrease the size of the project. POTENTIAL LIABILITY Issue: Has the City Council and planning committee considered the possibility of the City’s potential liability resulting from approval of a project with its inherent overcrowding conditions, traffic congestion, and safety issues? Solution: Has the planning committee contacted the City Attorney regarding potential liability? SUMMARY All we are asking for is fewer buildings, less cars, less traffic, and more open space. I (John) have lived in overcrowded apartment conditions. Packing in as many people as possible on limited space is not doing anybody any good. In addition, the new residents will not have easy access to public transportation nor access to grocery stores, etc. Brittany Knolls is a wonderful neighborhood. We have a rich variety of homeowners. We raised our children here and are now seeing a welcome influx of younger families with young children into the neighborhood. We have read comments from some members of the church who think we are crying “not in my backyard!”, but many of us would support a lower density project, such as the 10 Habitat Homes, that would translate into home ownership. And, yes, we do not want to see overcrowded conditions, traffic snarls, and safety issues in our backyard. Those options shouldn’t be in anybody’s backyard. Do it, but do it right. Thank you, John and Karen Graham John and Karen Graham  6426 Compton Road  Fort Collins, CO. 80525  ITEM 4, CORRESPONDENCE 20 Packet pg. 79 RE: Heartside Hill, PDR210004 Development Proposal Dear Ms. Stephens, members of the city Planning and Zoning Commission, and Heartside Hill developers, My wife and I have lived in Brittany Knolls for 30 years. Like the majority of our neighbors, we have a negative view of the current scope of the planned project as it was presented in the zoom meeting on November 4, 2021. We believe the developers’ data to be unrealistic. Our concerns are summarized as follows: POPULATION DENSITY – PART 1 Issue: As explained by the developers, the project will consist of 9, 2-story buildings for a total of 72 apartments, 10 single-family houses, 2 L’Arche homes, and a community building on 9 of the 11 available acres. Their estimate for the apartments is “2.5 to 2.7 people” per apartment, or “approximately 200 people of which 100 would be adults.” There was no estimate given for the number of people in the Habitat homes or the L’Arche homes. Their plan calls for 6 one-bedroom apartments, 30 two-bedroom apartments, 30 three-bedroom apartments, and 6 four-bedroom apartments for a total of 180 bedrooms. My wife and I believe their number of adults/vehicles to be grossly unrealistic. Assuming 2 adults/bedroom, a more realistic potential number of adults in the apartments is 360. Children, of course, may occupy some of the bedrooms, but they grow into driving adults. The 10, 2-bedroom houses (for a total of 20 bedrooms) would potentially add an additional 40 adults. The 2, 6-bedroom L’Arche homes (for a total of 12 bedrooms) could add a potential of 24 adults for a potential total of 424 adults on the 9 acres. This estimate is more realistic than their estimate of 100 adults. Solution: If the open space needs to be developed, the 10 Habitat homes is a better density option. Home ownership and subsequent adherence to Brittany Knolls HOA would also assure that owners maintain their homes in a manner consistent with the neighborhood. POPULATION DENSITY – PART 2: Where Will the Children Play? Issue: The developers suggest 100 children will be housed in the development. Where will the children play? If 9 acres are developed, then 2 acres are left for open space and a playground. Comparing the open space and playground drawn on the open space with the church’s 2 acres, a reasonable assumption is that the children’s playground will be approximately one-third of the open space, or approximately 0.7 acres. For 100 children. Brittany Knolls has many children, as well, and the church has said it will welcome the neighborhood children to their playground. In the comment section of the presentation, one child expressed ITEM 4, CORRESPONDENCE 20 Packet pg. 80 enthusiasm for playing in the new playground. This incredible display of propaganda is sad, especially considering the eventual disillusionment of this child when he tries to compete for a swing on the playground. One hundred children in the development and potentially that many from the neighborhood are going to play on the single playset? In addition, the presenters failed to mention what safety measures they would install to protect the children from the increased traffic. According to the drawings, there is no barrier or fence between the playground and the adjacent parking lots. What safety measures will be installed to protect the children crossing Brittany Street? If a fence is constructed, the playground will decrease from approximately 0.7 acres to approximately 0.5 acres. For approximately 200 children? If there’s a sandbox in that playground, it might be time for the developers to pull their heads out of it. Solution: See solution for Density – Part 1. Reduce the density of the project, increase the open space, and expand the playground. TRAFFIC and PARKING. Issue: The CARE developers claim they will include 145 parking spaces for their estimated 200 adults, which may meet City operating standards but is unrealistic considering the potential adults who will occupy the apartments and houses. They did not specify whether parking spaces were included in the 9 acres to be developed. Suggestively, the developers showed an image of the proposed project with three cars in a large, nearly empty parking lot. This is fantasy. Each adult in the project will have a vehicle, some may have more than one car/truck if they drive commercial/work vehicles, as some residents do in Brittany Knolls. That adds a potential of 424 vehicles for 145 proposed parking spaces. After a big snow, there will be even fewer parking spaces due to snowplows piling snow into parking spaces. That translates to off-street parking along Brittany Street and in the surrounding neighborhood. This is difficult to meld with the church’s desire to be a good neighbor. With the one proposed access to Brittany Street from the development and no option for a traffic signal to/from Brittany Street, we see a traffic nightmare for drivers in the development, those in our neighborhood, and school bus drivers, as well as safety issues for the children who catch those busses. Add in the proposed extensive development south of Trilby Street between Lemay and College, and that nightmare escalates. As one neighbor asked in the zoom meeting, “Are we to become trapped in our own neighborhood?” As near as we can tell from the drawings because there is no scale, with the cars parked in the available parking spaces, there will be only a one-lane road to exit/enter the parking lot. How wide is the proposed ITEM 4, CORRESPONDENCE 20 Packet pg. 81 road that winds its way through the development? Individual parking spaces are not drawn on the schematics, so we can’t determine if 145 spaces will be available. Will these spaces accommodate trucks? In the conceptual drawings, a garage is attached to each Habitat home. There is no scale to the drawings, so the size of that garage is unknown. It looks small. Many residents in Brittany Knolls, and we expect this is common throughout Fort Collins, use their garages for personal storage, not for cars. Cars are parked in the driveway or on the street. Will the driveways for the Habitat homes accommodate two cars? Also in the conceptual drawings, the Habitat homes face Brittany Street. Conceivably, Habitat residents will park on the street to access their front doors. It’s the easier option. Solution: Perform a traffic study with an additional 424 cars using Brittany Street. First determine the traffic today, and then add 424 additional cars, especially during rush hours and school bus schedules. Add a scale to the conceptual drawings for the next presentation or provide us the data so we can judge the size of parking lots, parking lanes, etc. OPEN SPACE. Issue: On the zoom, the church said it is “doing God’s work.” For me (John), God’s work is being done every day in that open field that they want to tear apart. But I’m resigned to the fact that instead of a community garden, the church is going to pave it over in some fashion. We just think the density is too much. As I (John) have stated before in a letter to the Planning and Zoning Commission, that open space at the corner of Lemay and Trilby is the only open space to which the residents of Brittany Knolls have direct access and have enjoyed, for over 30 years, the wildlife activity in that field. Every other surrounding community has access to bike trails or a park. For some of us, this open space is no less precious than the open space at the old Hughes Stadium. The developers are offering 2 acres of open space, some of which will be the children’s playground and possibly parking. Given the number of rentals, adults, children, and their pets, the limited open space will not maintain its pristine character for long. Solution: Again, reduce the density of the project to retain a sizeable open space. RETENTION POND and DRAINAGE Issue: The only data we received from the presenter was that they worked with “twenty feet of grade.” We were assured that they have “every intention” of meeting City standards. What is the amount of pavement vs. natural area with regard to runoff, and given these parameters, will the retention pond accommodate an extreme rainfall event? What are the dimensions of the retention pond? Is it wider/deeper than the current ITEM 4, CORRESPONDENCE 20 Packet pg. 82 ditch? What are the permeabilities of the soils in the development? How will that affect saturation and drainage? How will potential oil spills/leaks from vehicles in the parking lots impact runoff water quality and will that water quality be addressed by the retention pond or simply seep into the natural area upslope from the pond? How does parking lot runoff drain to the retention pond, through underground tiles or surface drains? And finally, but most important, what safety measures will be undertaken to protect children from accessing the retention pond, which is just downhill from the playground? Solution: Answer the above questions with data. ARCHITECTURAL CONCEPT Issue: Again, what are the characteristics of the soils upon which the building foundations will rest? Some of the clay soils in Brittany Knolls and Paragon are expandable clays, which have the potential of cracking walls and foundations if the proper precautions aren’t met upon development. Will the houses and apartment complexes simply be constructed on concrete slabs? Will the building colors, which are “to be determined later,” be presented to the Brittany Knolls HOA architectural committee for approval? Will the houses have basements? If not, the apparently small garages will conceivably be used for storage, decreasing parking space. Incredibly, the presenter of the Habitat homes stated, “from Brittany, you’ll only see sidewalks and trees,” but on the schematic she presented as she talked, no sidewalk or trees along Brittany Street were included in front of the Habitat homes. The City has already taken out 10 trees along the south side of Brittany Street. Many of us wonder if the rest will be cut down, too. We find it difficult to believe that more trees will be planted, and a sidewalk added, which would decrease the developer’s usable space. Solution: Provide data to answer the above questions and decrease the size of the project. POTENTIAL LIABILITY Issue: Has the City Council and planning committee considered the possibility of the City’s potential liability resulting from approval of a project with its inherent overcrowding conditions, traffic congestion, and safety issues? Solution: Has the planning committee contacted the City Attorney regarding potential liability? SUMMARY ITEM 4, CORRESPONDENCE 20 Packet pg. 83 All we are asking for is fewer buildings, less cars, less traffic, and more open space. I (John) have lived in overcrowded apartment conditions. Packing in as many people as possible on limited space is not doing anybody any good. In addition, the new residents will not have easy access to public transportation nor access to grocery stores, etc. Brittany Knolls is a wonderful neighborhood. We have a rich variety of homeowners. We raised our children here and are now seeing a welcome influx of younger families with young children into the neighborhood. We have read comments from some members of the church who think we are crying “not in my backyard!”, but many of us would support a lower density project, such as the 10 Habitat Homes, that would translate into home ownership. And, yes, we do not want to see overcrowded conditions, traffic snarls, and safety issues in our backyard. Those options shouldn’t be in anybody’s backyard. Do it, but do it right. Thank you, John and Karen Graham John and Karen Graham 6426 Compton Road Fort Collins, CO 80525 ITEM 4, CORRESPONDENCE 20 Packet pg. 84 1 Katie Claypool From:Development Review Comments Sent:Tuesday, September 13, 2022 8:29 AM To:Katie Claypool Subject:Fw: Neighborhood comments for Heartside Hill development at Lemay/Trilby Categories:P&Z From: Meyer,HEATHER <HEATHER.A.MEYER@colostate.edu>  Sent: Sunday, November 7, 2021 4:02 PM  To: Development Review Comments <devreviewcomments@fcgov.com>  Subject: [EXTERNAL] Neighborhood comments for Heartside Hill development at Lemay/Trilby   To whom it may concern,  My name is Heather Meyer, and my husband and I have lived in the Provincetown neighborhood at 6738 Colony Hills  Lane for nearly 18 years.   I am writing to express my strong support for the Heartside Hill development. Lack of affordable housing across the  nation is a growing concern, particularly here in Northern Colorado.   Fort Collins is a super attractive community to live, work, and play in; but when we can't provide accessible housing for  vital members upon whom our economy depends ‐ educators, service sector employees, young professionals in any  industry, etc. ‐ many people may choose to work here, but live and play somewhere that is more affordable. From a  purely economic standpoint, this has some serious fiscal/environmental costs: it means more wear and tear on our  roads as people commute in and out each day and loss of potential sales tax revenues for the city (as most people tend  to shop groceries and other goods closer to home). Further, as labor shortages in low‐wage industries are already being  experienced, without housing affordable for such employees, they will seek other opportunities for employment,  housing, or both, ultimately disadvantaging our retail, food service, even education employers.   More importantly, from the human/social perspective, as more people's homes lie outside Fort Collins, our social fabric  and community connectedness begins to fray. Our pool of different voices from which to hear on important local  matters diminishes as more people move to outlying communities. We owe it to our young professionals and workers in  any industry to provide affordable housing as a means of creating greater social connections in the city.  Heartside Hill proposes to address both practical issues and community‐building efforts through a mix of public and  private sector partnerships, and raises the bar even higher by specifically including opportunities for adults with  intellectual disabilities, a group of people who are all too often disregarded in our society. As a neighbor, I have seen our  neck of the woods add multiple affordable housing venues ‐ the deed‐restricted townhomes in Provincetown, the Care  Housing development that was added as a community in‐fill, let alone the Eagle Tree apartments that were already  here. None of them has affected our property values negatively. Traffic has not been greatly impacted. Only, our  community is more diverse and vibrant than it was before. I not only welcome the vision that Heart of the Rockies  church and their partners have for their property, but would be proud to have it virtually in my backyard.   Sincerely,  Heather Meyer  ITEM 4, CORRESPONDENCE 21 Packet pg. 85 2 970.391.7468    Get Outlook for Android  ITEM 4, CORRESPONDENCE 21 Packet pg. 86 1 Katie Claypool From:Development Review Comments Sent:Tuesday, September 13, 2022 8:29 AM To:Katie Claypool Subject:Fw: [EXTERNAL] Heartside Hill, PDR210004 Categories:P&Z From: Sean Fox <seanathanflanders@gmail.com>  Sent: Monday, November 1, 2021 6:54 PM  To: Development Review Comments <devreviewcomments@fcgov.com>  Subject: [EXTERNAL] Heartside Hill, PDR210004   To Whom It May Concern:  I am a resident of Brittany Knolls neighborhood, directly adjoining the proposed development Heartside Hill,  PDR210004.  I am aware of the group going by the name Voice of Brittany Knolls and have responded to a lot of their  polling/surveying, but wanted to just make my own comments known as well.  I think the proposed development is great.  The only real reservation I have is regarding traffic/public transportation,  since that is lacking in this area.  However, I have a lot of confidence in the development process and know that those  items will be addressed appropriately, as they would in any development.  I fully support the development and more importantly, their mission.  I'll try to make the zoom call on Thursday, but that  timing is always a little cumbersome, since we have young children that tend to get priority that time of evening.    Feel free to reach out to me with any questions or follow‐up.  Thanks,  ‐Sean Fox‐  719.248.7848  ITEM 4, CORRESPONDENCE 22 Packet pg. 87 1 Katie Claypool From:Development Review Comments Sent:Tuesday, September 13, 2022 8:29 AM To:Katie Claypool Subject:Fw: [EXTERNAL] Heart of the Rockies Church Development Project - Heartside Hill Categories:P&Z From: Sandra Lenga <sandralenga4@gmail.com>  Sent: Friday, October 15, 2021 3:43 PM  To: Development Review Comments <devreviewcomments@fcgov.com>  Subject: [EXTERNAL] Heart of the Rockies Church Development Project ‐ Heartside Hill   I am a resident of the Brittany Knolls subdivision. The proposed Heartside Hill project appears to be very dense which  may well create problems for residents of Brittany Knolls. I would like the following issues addressed during the review  of this project:  1.Traffic ‐ how will the increase of most likely 200+ new residents of this development affect traffic for the residents of Brittany Knolls as we access Brittany St, Trilby Rd and Lemay Ave? It is already difficult to turn left onto Lemay Ave from Brittany St. 2.Parking ‐ the initial drawing we have seen for the proposed development shows no where near the required parking spaces. How will all the required parking spaces fit into the plan so there is no spill‐over parking on Brittany St. causing traffic safety and congestion problems? 3.Green Space ‐ with the proposed density of structures and parking on the limited building envelope how will the required green space fit into the proposed project? The initial drawing does does not show the required green space. 4.Does the proposed project request any building code waivers which would affect residents of the Brittany Knolls subdivision? I support increasing affordable housing, Group Homes, and Habitat for Humanity homes in Fort Collins but I want to see  that any negative affects created by the density of the proposed Heartside Hill development are identified and  addressed.  Thanks to the Development Review employees for your work.  Sandra Lenga  6300 Victoria Rd.  Fort Collins  ITEM 4, CORRESPONDENCE 23 Packet pg. 88 Heartside Hill Support Letter to the Planning and Zoning Commission Hearing Date: September 15, 2022 Dear Planning and Zoning Commission, I am writing to express my support for Heartside Hill, a housing community that will create affordable options for hundreds of Fort Collins citizens. Heartside Hill is part of the solution to our city’s housing challenges. I have served on several boards related to affordable and attainable housing, homelessness preventions and behavioral health in the region. Housing stability is a critical solution to some of the most prominent challenges our community’s most vulnerable populations face. Access to affordable housing options is a significant challenge in our community. Research shows that increasing access to affordable housing is the most cost-effective strategy for reducing childhood poverty and increasing economic mobility. When people can afford decent, stable homes, they enjoy better health, educational opportunities, and economic mobility, which benefits the whole community as well. The Heartside Hill community is a model to address our city’s housing challenges by offering a variety of housing options for people with low to moderate incomes including: •71 new CARE Housing rental homes through a combination of 1, 2, 3, and 4 bedroom apartments •Homeownership opportunities by Fort Collins Habitat for Humanity with 9 single family homes •2 Neuro-inclusive homes by L’Arche Fort Collins for people with intellectual and developmental disabilities Well-Planned Community This housing community fits well with the City’s plans, policies and zoning regulations, integrating various housing options through common access to a large natural open space, community gardens, a clubhouse, playground, and walking trails. The master-planned community will include affordable rental and homeownership opportunities, homes for people with intellectual and developmental disabilities, and a community building with services to benefit residents and the surrounding neighborhoods, including early childhood education, behavioral health care, pediatric care, and workforce development. The need in our community for housing options that are affordable, healthy, and safe is undeniable. In my opinion, Heartside Hill is the right solution, at the right location, managed by the right organizations. I support this development in fitting with the needs and standards of our city. Thank you for taking my support for Heartside Hill into consideration. Sincerely, Nathaniel Budd District 1 ITEM 4, CORRESPONDENCE 24 Packet pg. 89 1 Katie Claypool From:Sharlene Manno Sent:Tuesday, September 13, 2022 9:41 AM To:Development Review Comments Cc:Katie Claypool Subject:FW: Heartside Hill Development Letter of Support Attachments:Letter of Support to PZ for Heartside Hillcbouchard.docx Categories:P&Z From: Claire Bouchard <Claire@nocofoundation.org>   Sent: Tuesday, September 13, 2022 8:59 AM  To: Sharlene Manno <smanno@fcgov.com>  Cc: Steve Kuehneman <skuehneman@carehousing.org>  Subject: [EXTERNAL] Heartside Hill Development Letter of Support  Dear Shar,  Please accept and distribute the attached letter of support for the Heartside Hill Development to the Planning and  Zoning Commission.  Please note that the letter is from me personally and does not reflect the opinions or ideas of the Community  Foundation of Northern Colorado where I work.  Thank you so much!  Claire  Claire Bouchard Director of Community Engagement & Communications  Community Foundation of Northern Colorado  970-488-1976 claire@nocofoundation.org NoCoFoundation.org Disclaimer The information contained in this communication from the sender is confidential. It is intended solely for use by the recipient and others authorized to receive it. If you are not the recipient, you are hereby notified that any disclosure, copying, distribution or taking action in relation of the contents of this information is strictly prohibited and may be unlawful. This email has been scanned for viruses and malware, and may have been automatically archived by Mimecast, a leader in email security and cyber resilience. Mimecast integrates email defenses with brand protection, security awareness training, web security, compliance and other essential capabilities. Mimecast helps protect large and small organizations from malicious activity, human error and technology failure; and to lead the movement toward building a more resilient world. To find out more, visit our website. ITEM 4, CORRESPONDENCE 25 Packet pg. 90 Dear Planning and Zoning Commission, September 13, 2022 I am writing to express my support for Heartside Hill, a housing community that will create affordable options for hundreds of Fort Collins citizens. Heartside Hill is part of the solution to our City’s housing challenges. Over the last four years, I’ve been deeply involved with affordable housing, housing stability, and homelessness. I have held leadership roles at the United Way of Larimer County and Larimer County government from 2018-2022. While in those positions, I served on the Northern Colorado Continuum of Care Governing Board and was a funder of housing related programs and projects. Access to affordable housing options is a significant challenge in our community. Research shows that increasing access to affordable housing is the most cost-effective strategy for reducing childhood poverty and increasing economic mobility. When people can afford decent, stable homes, they enjoy better health, educational opportunities, and economic mobility, which benefits the whole community. The Heartside Hill community is a model to address our city’s housing challenges by offering a variety of housing options for people with low to moderate incomes including: • 71 new CARE Housing rental homes through a combination of 1, 2, 3, and 4 bedroom apartments • Homeownership opportunities by Fort Collins Habitat for Humanity with 9 single family homes • 2 Neuro-inclusive homes by L’Arche Fort Collins for people with intellectual and developmental disabilities Community Process CARE Housing and project partners have set an example for public outreach and communication by implementing a robust community engagement plan. This outreach exceeded all requirements for community involvement with voluntary meetings facilitated by the City of Fort Collins staff, in addition to required neighborhood meetings. Independently, CARE Housing staff met with groups of neighbors to discuss the project and field questions. CARE Housing also launched the HeartsideHill.com website to facilitate communication and provide current project information. Overall, the process has been transparent and inclusive. Support Services CARE is committed to providing service-enriched housing for families and other vulnerable populations struggling to make ends meet. All project partners have strong partnerships with many local nonprofits and service providers, as well as a long history of working together with those they serve to facilitate their own success. The need in our community for housing options that are affordable, healthy, and safe is undeniable. In my opinion, Heartside Hill is the right solution, at the right location, managed by ITEM 4, CORRESPONDENCE 25 Packet pg. 91 the right organizations. I support this development in fitting with the needs and standards of our city. As trusted champions and implementers of the City’s Land Use Code, you have the opportunity to make this needed project a reality. Some people may speak against this – for selfish reasons (worries about parking, traffic, new housing for “those” people, etc.). I encourage and support your authority to approve the plans and be part of the housing crisis solution. Thank you for taking my support for Heartside Hill into consideration. Sincerely, Claire Bouchard ITEM 4, CORRESPONDENCE 25 Packet pg. 92 1 Katie Claypool From:Sharlene Manno Sent:Tuesday, September 13, 2022 9:41 AM To:Development Review Comments Cc:Katie Claypool Subject:FW: [EXTERNAL] Please support Heartside Hill Categories:P&Z From: darcy mcclure <darcymcclure1@gmail.com>   Sent: Tuesday, September 13, 2022 8:55 AM  To: Sharlene Manno <smanno@fcgov.com>  Cc: Steve Kuehneman <skuehneman@carehousing.org>  Subject: [EXTERNAL] Please support Heartside Hill  September 13, 2022 Dear Chair Katz and Members of the Fort Collins Planning & Zoning Commission, I am writing in support of the Heartside Hill project, an important housing development that will make a significant impact on our need for housing stability in Fort Collins. The zoning allows for multi-family housing. The proposed buildings, use and density are compatible with surrounding neighborhoods. A vibrant economy needs an engaged and stable workforce that has secure housing. Thank you for supporting this development. Darcy McClure 3336 Pepperwood Ln, Fort Collins, CO 80525 ITEM 4, CORRESPONDENCE 26 Packet pg. 93 Letter to the Planning and Zoning Commission - Heartside Hill Proposed Project Hearing Date: September 15, 2022 Dear Planning and Zoning Commission, Thank you for the willingness to hear from all interested parties concerning this proposed development project. We know that it must be difficult to hear so many varied viewpoints, especially when those views conflict with one another. We are the Breeding family, Jack and Tammy. We are parents to two adults with intellectual and developmental disabilities. We have lived on the front range for 25 years. The Heartside Hill project has our full support. Affordable rental housing is a critical issue for adults with disabilities, the data tells the story. They are supported in large part on a fixed income, which is significantly less than the amount needed in the Fort Collins area rental market, which is in addition to the costs of utilities, transportation, food and other living expenses. By providing more opportunities for adults with disabilities to live in a community with needed services and support very conveniently located on the Heartside Hill campus, this project helps to greatly improve their quality of life. As you are also well aware, there are very limited areas for development left in Fort Collins, and we have seen evidence that leads us to believe this project design is very carefully and thoroughly thought out. With limited land that can be used for housing development, density is a factor to be considered, but we see the design as proposed strikes a healthy balance between providing housing with open space, adequate parking, a garden, affordable child care, a community center, and a very open and inviting church for those who desire to practice their faith. We also know that with the new development comes an increase in traffic, that is also a valid concern. We feel confident that the city of Fort Collins holds this concern as well, and is quite capable of managing this foreseen consequence. We have had the opportunity to observe Care Housing, Fort Collins Habitat For Humanity, and the Heart of the Rockies Christian Church at work, and have been very impressed with the care they have taken to involve the neighboring communities in the process from the very beginning. They have held several neighborhood meetings, given the neighboring communities advance notice of what they were planning to accomplish, listened to their concerns, even to the point of doing several redesigns. Care Housing and Habitat have a long standing, demonstrable history of excellent business and management practices, ones that speak for themselves in their successful ventures thus far. We have every confidence that they will manage both the construction and the ongoing business of the community with excellence. ITEM 4, CORRESPONDENCE 27 Packet pg. 94 For us, the MOST important concept of all is that this project not only will provide quality, energy efficient, affordable homes for a diverse group of people, but that it will create a community where those individuals can form relationships and friendships, which is a beautiful, intangible benefit to them and the wider communities. It can serve as a model for others to follow in their development plans. Thank you for taking our support for Heartside Hill into consideration. Sincerely, Jack and Tammy Breeding email:tjbreeding@gmail.com c: 303-668-0608 ITEM 4, CORRESPONDENCE 27 Packet pg. 95 1 Katie Claypool From:Sharlene Manno Sent:Tuesday, September 13, 2022 1:18 PM To:Development Review Comments Cc:Katie Claypool Subject:FW: [EXTERNAL] Heartside Hill Categories:P&Z From: Deb MorrisStanko <stankos@comcast.net>   Sent: Tuesday, September 13, 2022 11:51 AM  To: Sharlene Manno <smanno@fcgov.com>  Subject: [EXTERNAL] Heartside Hill   Dear Planning and Zoning Commission,  I am writing to express my support for Heartside Hill, ahousing community that will create affordable  options for hundreds of Fort Collins citizens. Heartside Hill is part of the solution to  our City’s housing challenges.    I am on CARE Housing board and realize the enormous need for affordable housing in Fort Collins. I  am Deb MorrisStanko and I own a home, 1009 Linden Gate Court, 80524.  The Heartside Hill community is a model to address our city’s housing challenges by offering a variety  of housing options for people with low to moderate incomes including:   71 new CARE Housing rental homes through a combination of 1, 2, 3, and 4 bedroom apartments   Homeownership opportunities by Fort Collins Habitat for Humanity with 9 single family homes   2 Neuro‐inclusive homes by L’Arche Fort Collins for people with intellectual and developmental  disabilities.  The need in our community for housing options that areaffordable, healthy, and safe is  undeniable. In my opinion, Heartside Hill is the right solution, at the right location, managed by  the right organizations. I support this development in fitting with the needs and standards  of our city.  Thank you for taking my support for Heartside Hill into consideration.  Sincerely,  Deb MorrisStanko  VP CARE Housing Board of Directors  1009 Linden Gate Court   ITEM 4, CORRESPONDENCE 28 Packet pg. 96 2 Fort Collins, CO 80524  970‐498‐0358    Sent from my iPhone  ITEM 4, CORRESPONDENCE 28 Packet pg. 97 1 Katie Claypool From:Sharlene Manno Sent:Tuesday, September 13, 2022 2:02 PM To:Development Review Comments Cc:Katie Claypool Subject:FW: [EXTERNAL] Opposition document per Heartside Hill development item Attachments:Comments on the Heartside Hill Development.pdf Categories:P&Z From: JOHN GRAHAM <rockdoc250@comcast.net>   Sent: Tuesday, September 13, 2022 1:44 PM  To: Sharlene Manno <smanno@fcgov.com>  Cc: James King <jwkingjr2027@yahoo.com>  Subject: [EXTERNAL] Opposition document per Heartside Hill development item  RE: Comments regarding the Heartside Hill development plan To whom it may concern: I have attached a document in opposition to the Heartside Hill development plan for the Commission's City Council meeting this Thursday, September 15. Please let me know if there's a problem downloading the document. Thank you for your consideration, John Graham 6426 Compton Road  Fort Collins, CO. 80525  ITEM 4, CORRESPONDENCE 29 Packet pg. 98 Comments in Opposition to the Heartside Hill Development From: John Graham 6426 Compton Road Fort Collins, CO 80525 My wife and I have been Brittany Knolls residents for 30 years. We are not opposed to affordable housing, my wife has volunteered with Non-Profits for years to help those less fortunate, but we are opposed to the scale of this proposed development for the following reasons: POPULATION DENSITY • The site will include 71 apartments in six 3-story buildings and include 6 one-bedroom, 29 two-bedroom, 30 three-bedroom, and 6 four-bedroom units. Assuming at least one bedroom in each unit will contain 2 adults, the number of potential adults in the apartment complex is 154 (12+58+60+24=154). • The plan also includes 9 Habitat houses and 2 Friends of L’Arche group homes. The developers do not specify the number of bedrooms for these units, but assuming the Habitat homes will be two-bedroom units and two adults will be in one of these bedrooms, the total of adults becomes 172. Assuming the 2 group homes are a minimum of 3-bedroom units, and two adults occupy at least one of these bedrooms, the number of potential adults jumps to 176. • Given the U+2 housing option in Fort Collins, the number of potential adults will certainly be much higher. And it is not unreasonable to assume that the three- and four- bedroom units in the apartments will house more than two adults. A realistic number of potential adults is closer to 200+. INADEQUATE PARKING • Each adult will have a vehicle (no public transportation). The developers will provide 140 spaces for the apartments (Code Standard 3.2.1). Where will the extra 36+ vehicles park? And in the winter, how many spaces will be eliminated by snowplows? • In the future, the children in the other bedrooms will become driving adults with vehicles that will overflow onto Brittany Street and into the subdivision. • Each Habitat home will have two cars. Garages are commonly used for storage in Brittany Knolls, which puts the second car on the street, also, because the driveways are not wide enough for two cars according to the site plan. • The L’Arche homes have moved location since the 1st and 2nd iteration of the site map. Where do the residents and employees park? The spaces designated on the site map are for the apartments, not the L’Arche or Habitat homes. • The Traffic Impact Study lists a “1,000 sq ft office” and a “100 student daycare” for the proposed development. I didn’t see these on the developer’s site plan, but nevertheless, where will the employees and visitors to these buildings park? • Is the church providing parking for the proposed Community Center? If not, where is the dedicated parking for the Community Center? • Is there guest parking? ITEM 4, CORRESPONDENCE 29 Packet pg. 99 • The parking spaces on the scaled site map are not adequate for large pickup trucks or commercial vehicles, which some of the Heartside Hill residents may drive. • Heartside Hill residents will have little choice but to park along both sides of 2-lane Brittany Street and in the subdivision, creating a traffic nightmare and safety issues, especially along school bus routes. FLAWED TRAFFIC IMPACT STUDY (TIC) • The TIC did not project any delays in the AM/PM peak hours, particularly at the Brittany/Lemay intersection, although according to the study, there will be an increase of a total of 1,004 one-way trips from just the developer’s estimated 145 cars. • Drivers rarely obey the 40 mph speed limit on downhill, southbound Lemay, creating a safety hazard at the intersection of Brittany Street and Lemay without a right turn lane, which the TIC deemed unnecessary. • Without a more realistic estimate of the number of potential vehicles leaving and entering Brittany Street during AM and PM rush hour, the results of the study are unrealistic. My wife and I agree with the RG and Associates report that development of these 8 acres should not be to the detriment of the existing residents of Brittany Knolls and Paragon Point, which it will be if approved under its current proposal. Specifically, we believe the development violates policy LIV 3.6 because the proposed apartment complex does not contribute to the positive character of the surrounding area. The building massing is inconsistent with the surrounding one- and two-story houses in the Brittany Knolls and Paragon Point neighborhoods. As the RG report notes, the 3-story apartment buildings present an undifferentiated solid wall that is much higher than the neighborhood houses and is significantly inconsistent with the houses in Brittany Knolls and Paragon Point. We believe the development violates policy LIV 4.2 because the apartments do not complement and enhance the positive qualities of the existing neighborhoods. A more acceptable alternative design is suggested in the Brittany Knolls Position Paper. Comments from some of the members of the church, notably those who do not live in Brittany Knolls, insist that we are crying “not in my backyard,” but many of us would support a lower density project that would not lead to overcrowded conditions, traffic snarls, and safety issues in our backyard. These options shouldn’t be in anybody’s backyard. Do it, but do it right. Sincerely, John Graham ITEM 4, CORRESPONDENCE 29 Packet pg. 100 1 Katie Claypool From:Sharlene Manno Sent:Tuesday, September 13, 2022 2:02 PM To:Development Review Comments Cc:Katie Claypool Subject:FW: [EXTERNAL] Support for Heartside Hill Attachments:Letter of Support to PZ for Heartside Hill from Zach Penland.pdf Categories:P&Z From: Zachary Penland <zpenland@me.com>   Sent: Tuesday, September 13, 2022 1:42 PM  To: Sharlene Manno <smanno@fcgov.com>  Subject: [EXTERNAL] Support for Heartside Hill  Hello,  Attached is a letter of strong support for the Heartside Hill development being considered by Planning and Zoning at the  September 15th meeting. Please ensure that this letter is included as part of the public feedback regarding this project.  Thank you for the work you do!  Zach Penland  ITEM 4, CORRESPONDENCE 30 Packet pg. 101 Heartside Hill Template for Letter to the Planning and Zoning Commission Hearing Date: September 15, 2022 Dear Planning and Zoning Commission, I am writing to express my support for Heartside Hill, a housing community that will create affordable options for hundreds of Fort Collins citizens. Heartside Hill is part of the solution to our City’s housing challenges. While I have worked to address homelessness and increase access to affordable housing for more than 20 years now, I am writing today as a neighbor who lives in the area of this new development. Access to affordable housing options is a significant challenge in our community. Research shows that increasing access to affordable housing is the most cost-effective strategy for reducing childhood poverty and increasing economic mobility. When people can afford decent, stable homes, they enjoy better health, educational opportunities, and economic mobility, which benefits the whole community as well. Fort Collins does not have enough affordable housing. The average market rent is unattainable for many community members and puts an unreasonable burden on even more members of the community. Any development that provides affordable housing is needed in Fort Collins, but the unique populations and services that will be at Heartside Hills makes this an even more critical development than the typical affordable housing. This will ultimately be a model for other communities around the country and one more example of how Fort Collins is on the vanguard of addressing housing issues. The site for Heartside Hill is located close to many healthy and stable neighborhoods with schools, parks, retail, and services within two miles. Bicycle access is easy and convenient with dedicated bike lanes on Lemay Avenue and Trilby Road, connecting directly to the Fossil Creek trail. One of the city’s largest community parks, Fossil Creek Park, is within one mile of the development. Having affordable housing dispersed around the community not only benefits those living at the development, but also the surrounding community. I would be very proud to have this development in my neighborhood and am confident that the concerns expressed by the minority of neighbors will once again be shown to be unfounded. This housing community fits well with the City’s plans, policies and zoning regulations, integrating various housing options through common access to a large natural open space, community gardens, a clubhouse, playground, and walking trails. The master-planned community will include affordable rental and homeownership opportunities, homes for people with intellectual and developmental disabilities, and a community building with services to benefit residents and the surrounding neighborhoods, including early childhood education, behavioral health care, pediatric care, and workforce development. CARE Housing and project partners have taken great care to design a high-quality community that is sensitive to the surrounding area. Building scale, height, and density are compatible with the surrounding neighborhoods. The architecture reflects a traditional design with desirable amenities and features appealing to any renter, regardless of income level. ITEM 4, CORRESPONDENCE 30 Packet pg. 102 Benefits of affordable, stable housing • Children raised in stable, affordable homes perform better academically, have fewer behavioral and emotional problems, and are more likely to earn higher incomes as adults (even when adjusting for other factors.) • Homes that are affordable improve health outcomes by freeing up family resources for nutritious food, quality childcare, healthcare, and personal savings. • When people can afford local housing costs, they are less likely to commute from outlying communities. Living where you work lowers traffic congestion, carbon emissions, air quality problems. It also increases dollars spent on local goods, services, and entertainment. • Housing options across the spectrum bring more cultural, socio-economic, and educational diversity to the community, furthering opportunities for understanding and respect among residents. • A vibrant, inclusive local economy is highly dependent upon an engaged workforce with upward mobility. This workforce depends upon housing security within the community where they earn a living. • Housing inventory serves as a critical component of our public infrastructure and must be viewed in that context when establishing city budget priorities. When there is an adequate supply of housing that is affordable across the income spectrum, the ability to generate the revenue necessary to provide basic services and other community objectives IS sustainable. • Safe housing that is affordable leads to better health outcomes. When housing access is limited, individuals and families may end up in unsafe or unhealthy housing conditions, increasing the risk of exposure to mold, lead, allergens, and other health hazards. • Developing housing using green building techniques that are proven to be cost-effective can reduce energy consumption by an average of 33 percent and water use by about 30 percent – a win for family budgets and the environment. The need in our community for housing options that are affordable, healthy, and safe is undeniable. In my opinion, Heartside Hill is the right solution, at the right location, managed by the right organizations. I support this development in fitting with the needs and standards of our city. Thank you for taking my support for Heartside Hill into consideration. Sincerely, Zachary Penland zpenland@me.com (970)412-8961 ITEM 4, CORRESPONDENCE 30 Packet pg. 103 Dear Planning and Zoning Commission, I am writing to express my support for Heartside Hill, a housing community that will create affordable options for hundreds of Fort Collins citizens. Heartside Hill is part of the solution to our City’s housing challenges. I currently work for a large employer in Fort Collins helping employees find and access affordable/attainable homes. I have a solid understanding of the great need for more affordable options. Additionally, I serve as a board member for multicultural employees at my work and operate from an equity and justice lens. Affordable attainable housing options are key to equity and justice. Access to affordable housing options is a significant challenge in our community. Research shows that increasing access to affordable housing is the most cost-effective strategy for reducing childhood poverty, increasing economic mobility, and dismantling systemic racism. When people can afford decent, stable homes, they enjoy better health, educational opportunities, and economic mobility, which benefits the whole community as well. The Heartside Hill community is a model to address our city’s housing challenges by offering a variety of housing options for people with low to moderate incomes including: •71 new rental homes. through a combination of 1, 2, 3, and 4 bedroom apartments •Homeownership opportunities by Fort Collins Habitat for Humanity with 9 single family homes •2 Neuro-inclusive homes by L’Arche Fort Collins for people with intellectual and developmental disabilities The Heartside Hill campus will include enhanced amenities including a clubhouse, playground, community gardens, onsite early childhood education and youth services, and natural open space with walking trails. Fort Collins does not have enough affordable rental homes. The average market rent is unattainable for many community members. 100% of Heartside Hill Apartments will be affordable to residents earning 60% or less of the area median income. This housing community fits well with the City’s plans, policies and zoning regulations, integrating various housing options through common access to a large natural open space, community gardens, a clubhouse, playground, and walking trails. The master-planned community will include affordable rental and homeownership opportunities, homes for people with intellectual and developmental disabilities, and a community building with services to benefit residents and the surrounding neighborhoods, including early childhood education, behavioral health care, pediatric care, and workforce development. Benefits of affordable, stable housing •Children raised in stable, affordable homes perform better academically, have fewer behavioral and emotional problems, and are more likely to earn higher incomes as adults (even when adjusting for other factors.) ITEM 4, CORRESPONDENCE 31 Packet pg. 104 • Homes that are affordable improve health outcomes by freeing up family resources for nutritious food, quality childcare, healthcare, and personal savings. • When people can afford local housing costs, they are less likely to commute from outlying communities. Living where you work lowers traffic congestion, carbon emissions, air quality problems. It also increases dollars spent on local goods, services, and entertainment. • Housing options across the spectrum bring more cultural, socio-economic, and educational diversity to the community, furthering opportunities for understanding and respect among residents in addition to furthering equity and justice. • A vibrant, inclusive local economy is highly dependent upon an engaged workforce with upward mobility. This workforce depends upon housing security within the community where they earn a living. • Housing inventory serves as a critical component of our public infrastructure and must be viewed in that context when establishing city budget priorities. When there is an adequate supply of housing that is affordable across the income spectrum, the ability to generate the revenue necessary to provide basic services and other community objectives IS sustainable. • Safe housing that is affordable leads to better health outcomes. When housing access is limited, individuals and families may end up in unsafe or unhealthy housing conditions, increasing the risk of exposure to mold, lead, allergens, and other health hazards. • Developing housing using green building techniques that are proven to be cost-effective can reduce energy consumption by an average of 33 percent and water use by about 30 percent – a win for family budgets and the environment. The need in our community for housing options that are affordable, healthy, and safe is undeniable. In my opinion, Heartside Hill is the right solution, at the right location, managed by the right organizations. I support this development in fitting with the needs and standards of our city. Thank you for taking my support for Heartside Hill into consideration. Sincerely, Audra Montoya-Baker Audramontoya.baker@yahoo.com ITEM 4, CORRESPONDENCE 31 Packet pg. 105 1 Katie Claypool From:Alyssa Stephens Sent:Tuesday, September 13, 2022 3:15 PM To:Em Myler Cc:Katie Claypool; Will Lindsey Subject:FW: [EXTERNAL] Heartside Hill | ODP 210005 / PDP 210020 Categories:P&Z Alyssa Stephens MA Pronouns: She/Hers Building Review Technician Supervisor  City of Fort Collins Building Services Building Permit FAQs| Track Permit Status From: Steven Soerens <ssoerens@swbell.net>   Sent: Tuesday, September 13, 2022 2:34 PM  To: Alyssa Stephens <astephens@fcgov.com>  Subject: [EXTERNAL] Heartside Hill | ODP 210005 / PDP 210020  Dear Alyssa Stephens, The Heartside Hill project is poorly organized, and poorly premised. Aside from the architectural concerns, there are serious problems in the technical documents which have been submitted from the project. These are not just a few technical errors, likely to show up in any documents of such length. They also include internal contradictions, mis- statements, and omissions and to an extent that the veracity of the documents themselves is questionable. Here is a list of what I have so far found: DRAINAGE REPORT – July 2022 Questions relating to the July 2022 Drainage Report: Page 29 has roofs at 90% impervious. At some point roofs will get saturated, and will be 100% impervious, but that is never mentioned nor discussed in the report. How quickly do roofs get saturated, and how would that change the report? Page 39 has development area at 10.78 acres, which has been the presented development area since at least November 2021. Why is the development area used on Page 29 only 10.42 acres? Where did the other 0.36 acres go? GENERAL TRAFFIC QUESTIONS There is currently no timeline for the improvement or expansion of Trilby Road. Trilby will be one of the two major arteries impacted by the Heartside development, particularly since the City has already approved the 270-unit Sun Communities development on Trilby just 1/2 mile down the road, and still east of College Ave. The City has no current timeline for improving or expanding Trilby, a two-lane road which the City already admits to being a problem. Are we residents along Trilby expected to live with increasing congestion, delays, safety issues, and immobility for the next 4 or 5 years until the City bestirs itself to notice this problem? And then live through another multi-year impediment during construction along Trilby? The September 09, 2022 article in The Coloradoan “More houses planned for Trilby, College” stated “Upgrades on the Trilby-College intersection are expected to begin next year, but the improvements are not fully funded.” However, during the Sun Communities property development hearings the problems & dangers of the Trilby- College intersection were repeatedly brought up, and the City told us that the improvements for that intersection WERE fully funded. What has changed? TRAFFIC IMPACT STUDY – July 2022 ITEM 4, CORRESPONDENCE 32 Packet pg. 106 2 Questions / comments relating to the July 2022 Traffic Impact Study:  There is no east-west street connection for the length of Lemay between Trilby and Harmony. All development on south Timberline near Trilby will produce added traffic to Trilby. This is a traffic flow which was not addressed in this report, even though the TIS from those developments are available. Heartside engineers looked at the Sun Properties TIS, but these Timberline ones were not even mentioned. What are the city’s plans for addressing these traffic additions to Trilby?  Compared to the December 2021 TIS, there is one less Single Family Detached unit. But trip generation (page 14) claims 950 daily trip ends for Heartside Hill, whereas the TIS from December 2021 claimed 1,004 daily trip ends. How does the loss of a single one-family unit result in 54 fewer daily trip ends?  Further to this point, the traffic counts for the “Short Range (2026) Background Peak Hour Traffic charts did not change from the December 2021 study versus the July 2022 study. Where did these 54 trips go? That is, the text does not match the graphic. This opens questions to the rigor and suitability of the studies.  Again, using the Short Range (2026) Background Peak Hour Traffic chart, the traffic counts at the Trilby-Lemay intersection are only a vehicle or two different from the counts provided for the Trilby-Lemay intersection in the Sun Properties development TIS – which only projected to 2025. The Base Assumptions (Appendix A) supposedly added “known (Approved Projects)” into their projections, but either there is zero growth from Heartside, or Sun Properties were not included in the TIS in the 2026 numbers. Why is there no difference, no growth, in the numbers? Something was sorely overlooked here. This indicates that Heartside engineers were aware of and studied the Sun Properties TIS (Page 16), but that there was no impact accommodation study of the combined effect from both developments, even though both of them are proposed on Trilby between Timberline & College. Who is responsible to examine the combined impact? How can the City make a determination for the Heartside development without an examination of the combined impact of Heartside and Sun Properties?  Neither the text nor the maps on Page 7/8/9, nor the flow diagrams on pp 17-21 remark the existence of Courtenay Circle although, since it is the other half of a cul-de-sac, the traffic at the Courtenay-Brittany intersection should be the same as the traffic at the Westbourn-Brittany intersection. Yet this traffic was ignored. Why was this traffic overlooked?  The Background Traffic estimates 2% growth per year. But the data from the Federal Reserve Economic Data shows Fort Collins average non-farm employment growth from 2011 through 2019 (pre-COVID lockdowns) was 3.1%. (https://fred.stlouisfed.org/series/FORT608NA) Surely there is a robust correlation between city job growth and city traffic, and especially in a commercial / retail desert without public transport. Using 2% instead of the more robust 3.1% underestimates the traffic growth by over 50%. The Heartside engineers should explain this, or is the City going to accept this underestimation of traffic growth?  On Page 16 is stated “At the Lemay/Brittany-Hawkeye intersection, a southbound right-turn lane is required.” Later in the same paragraph (page 22) is stated “In light of right-turn lane threshold being exceeded in only one peak hour and the above impacts, it is recommended that this southbound right- turn lane not be installed.” This recommendation of not adding a turn lane is again stated in the Conclusions on Page 29/30. Not having that turn lane did not show up as a variance request. What is the city’s position on this? Please explain.  Table 4 on Page 25 shows that making a left turn from Hawkeye onto southbound Lemay (EB LT) has Level F service during the PM peak, with a delay of 98.5 seconds. Yet, the TIS Conclusions (page 29) states “At the Lemay/ Brittany- Hawkeye intersection, the calculated delay for the eastbound left-turn movement and eastbound approach are commensurate with level of service E in the afternoon peak hour.” These two statements are completely at odds. Please explain this discrepancy.  Meanwhile, the very next Conclusions paragraph states that the Hawkeye-Lemay intersection “will not warrant signals in the future.” With a 98.5 delay, and 50% underestimated traffic levels, this is quite an un-credible assertion.  Table 3 on Page 24 show how the Trilby/Eagle Tree Access NB RT has Level B service, yet overall it’s stated as Level A service. How did this Level B service become Level A service when it is a stand-alone datum without any other elements to cause a modification? NON-VEHICULAR TRANSPORTATION  Bicycle lanes on Lemay are well developed, and somewhat separated from the 40 mph traffic on Lemay, yet many riders still use the sidewalk instead, deeming the designated bicycle lanes to be too dangerous. Bicycle Service on Trilby becomes hugely dangerous west of Portner, with almost no separation from the 40 mph two- lane traffic. This level of service completely ignores the safety of the bicycle riders. If this “meets code” then that is a piece of the Code that desperately needs to be revisited.  Pedestrian level of service meeting a 1,320 ft walking distance is quite useless, in that there is absolutely nothing within that 1.320 distance except for other subdivisions. There is no retail, there are no services, there are no facilities, there are no parks within that 1,320 ft distance. This standard makes no sense as applied to the Heartside development. What were the assumptions used for establishing this piece of the Code, and how do they apply to the circumstance & siting of this Heartside project? ITEM 4, CORRESPONDENCE 32 Packet pg. 107 3 PARKING  The standard which establishes the 138 required multi-family parking spaces is wholly inadequate to this development. Heartside is not only a “food desert”; it is a complete retail desert. There is no retail nor service in the area until 2 miles north at Harmony. Heart of the Rockies Christian Church stated that mobile food bank services can be provided to the Heartside development, but that only addresses food. It does not address clothing, shoes, amenities, equipment, hardware, nor any other common retail items. There are no nearby offices or providers of any services, either. The nearest centers providing these are two miles away. Every adult will need a vehicle, as will any teenaged children, especially since there is no public transport within 1 mile of the site. What were the assumptions used in establishing these parking requirements, and how do they apply to the circumstance & siting of this Heartside project?  Even though the project plans 20 parking spaces for the single family dwellings, it is likely that the garages provided will be used for storage rather than for vehicle storage – as is true throughout the rest of Fort Collins. Additionally, the residents of the single family dwellings will find it more convenient to park on Brittany Street, rather than first navigating through the development to get to a site exit – which still only puts them on Brittany. They will park on the street, and their guests – or teenagers – will park on Buchanan, thus encroaching into and lessening the character of the Brittany Knolls community adjacent to the Heartside project. This does not seem to have been considered anywhere in the documents. How does the City respond to this?  Brittany Road is the ONLY exit from Brittany Knolls subdivision; there is no other way out from the subdivision. This will force over 250 families to dump all their daily traffic onto a little two-lane afterthought of an unsignalized subdivision exit, exiting onto two major thoroughfares.  There is no public transportation whatsoever – not even bus stops within a mile of the place. Heartside will NOT be serviced by any public transport at least until 2024, and most likely later than that. Indeed, it was recently reported in the Coloradoan that TransFort is curtailing current service, due to an inability to get drivers. The lack of any foreseeable public transportation is a further indication that the provided parking, while meeting Code, will not be sufficient for the project in this remote, services-absent location. SIGHT DISTANCE EXHIBIT  The Sight Distance Exhibit only looked at Brittany-Lemay, but did not address the sight distances from Brittany onto Trilby. With the rise just west of Brittany, the sight distance to see eastbound traffic is less than 350 ft, only half of the requirement for 40 mph design speed, as stated on the Exhibit. Autumn Ridge NB RT traffic is not visible from Brittany, either. Bus drivers coming from the TransFort and School Bus barns onto Trilby from Portner already complain about the short visibility for entering into Trilby traffic. This will only get worse as the Sun Properties get built, and worse still if Heartside goes forward. This is very critical, but was overlooked or ignored. The only egress from the Brittany Knolls community is through using Brittany. The scale and scope of Heartside Hill is building a cork across that entrance. Surely the City plans to assist low-income families does not include a wholesale destruction of the communities neighboring on such a development. The Heartside Hill project does not bear scrutiny in its current form. I strongly urge that the Commission send this project back to its developers for a re-think. Meanwhile, I would like to see the answers to my questions which I raised throughout this document. I await your timely reply. Yours truly, Steven Soerens 806 Marshall Street Fort Collins, CO 80525 Ph. 281-450-2117 ITEM 4, CORRESPONDENCE 32 Packet pg. 108 1 Katie Claypool From:Miriam Harris <mimsbharris@gmail.com> Sent:Tuesday, September 13, 2022 3:43 PM To:Sharlene Manno Cc:Mims Harris Subject:[EXTERNAL] Heartside Hill - for consideration by the P&Z Commission on September 15, 2022 Dear Commission members,   My name is Mims Harris and I have lived in Fort Collins since 1970. I worked at CSU for my professional life and have  volunteered for many organizations during this time. One of my recent volunteer responsibilities has been with early  care and education as we work to provide the best possible experiences to help children 0 ‐ 5 be successful as they start  kindergarten.    Part of that success is directly related to children living in a safe loving environment. Child care and housing are the two  most challenging components of life in Fort Collins and Larimer County.   Heartside Hill addresses both of these challenges.  I don’t need to reiterate the dimensions of this project…you have  them before you.    I enthusiastically support this project. Frankly, it is one of the most exciting opportunities I’ve seen since moving here  many years ago.  A group of visionary forward‐thinking individuals have put their minds and hearts together to create a  sustainable living and playing environment for multiple generations.   As usual, there are doubters, and you’ve heard from them. I would suggest that those who are opposed are those who,  in general, live a life of privilege.  And that’s been one of the challenges of our community: Those who are privileged  (and I am one of them) tend to focus more on what they want and have rather than looking at and considering the  needs of those less privileged.   I believe it’s time for P&Z to embrace this broad‐based collaborative partnership. You won’t find a better project to meet  the housing needs of our community and create a neighborhood community that reflects the values and standards of  our city.    Thanks for listening and considering,   Mims Harris  1205 Kirkwood Drive  Fort Collins CO 80525  970‐493‐1117  mimsbharris@gmail.com  ITEM 4, CORRESPONDENCE 33 Packet pg. 109 1 Katie Claypool From:dave.gail.frick@comcast.net Sent:Tuesday, September 13, 2022 5:04 PM To:Sharlene Manno Cc:Steve Kuehneman Subject:[EXTERNAL] Letter of support for the Heartside Hill development proposal Attachments:Frick Letter of Support to PZ for Heartside Hill.pdf Shar,  I’m unable to attend the Planning and Zoning Commission meeting on Thursday evening.  I have attached a letter to the  Planning and Zoning Commission supporting their approval of the Heartside Hill development proposal.    Thank you,  David Frick  Packet pg. 110 Packet pg. 111 Packet pg. 112 1 Katie Claypool From:Nicole Armstrong <nicole@thematthewshouse.org> Sent:Tuesday, September 13, 2022 7:35 PM To:Sharlene Manno Subject:[EXTERNAL] Letter of Support for Heartside Hill Attachments:Letter of support- Heartside Hill.docx.pdf Hi Shar,    Please find attached my letter of support for Heartside Hill.   Please do not hesitate to reach out if you have any questions.   Thank you,   Nicole   ‐‐   Nicole Armstrong, MS Executive Director Administrative Offices 400 South Link Lane Fort Collins, Colorado 80524 Office- 970.472.4293 Cell-970.631.5937 Mailing Address 415 Mason Ct., #1 Fort Collins, CO 80524 ITEM 4, CORRESPONDENCE 35 Packet pg. 113 September 13, 2022 Dear Planning and Zoning Commission, I am writing to express my support for Heartside Hill, a housing community that will create affordable options for hundreds of Fort Collins citizens. Heartside Hill is part of the solution to our City’s housing challenges. I am the Executive Director of The Matthews House, a local nonprofit that provides case management and programs for youth and families in Larimer County, including site-based afterschool programming on Care Housing locations. I am also the co-founder of United Neighbors/Vecinos Unidos, a local nonprofit organization that supported Parklane Mobile Home Park residents in purchasing their mobile home park on August 1, 2022, to maintain the park as affordable housing. Access to affordable housing options is a significant challenge in our community. Research shows that increasing access to affordable housing is the most cost-effective strategy for reducing childhood poverty and increasing economic mobility. When people can afford decent, stable homes, they enjoy better health, educational opportunities, and economic mobility, which also benefits the whole community. The Heartside Hill community is a model to address our city’s housing challenges by offering a variety of housing options for people with low to moderate incomes, including: ●71 new CARE Housing rental homes through a combination of 1, 2, 3, and 4 bedroom apartments ●Homeownership opportunities by Fort Collins Habitat for Humanity with 9 single family homes ●2 Neuro-inclusive homes by L’Arche Fort Collins for people with intellectual and developmental disabilities The Matthews House | 415 Mason Court #1, Fort Collins CO 80524 | 970.472.4293 | www.thematthewshouse.org ITEM 4, CORRESPONDENCE 35 Packet pg. 114 The Heartside Hill campus will include enhanced amenities, including a clubhouse, playground, community gardens, onsite early childhood education and youth services, and natural open space with walking trails. Benefits of affordable, stable housing ●Children raised in stable, affordable homes perform better academically, have fewer behavioral and emotional problems, and are more likely to earn higher incomes as adults (even when adjusting for other factors.) ●Homes that are affordable improve health outcomes by freeing up family resources for nutritious food, quality childcare, healthcare, and personal savings. ●When people can afford local housing costs, they are less likely to commute from outlying communities. Living where you work lowers traffic congestion, carbon emissions, air quality problems. It also increases dollars spent on local goods, services, and entertainment. ●Housing options across the spectrum bring more cultural, socio-economic, and educational diversity to the community, furthering opportunities for understanding and respect among residents. The need in our community for housing options that are affordable, healthy, and safe is undeniable. In my opinion, Heartside Hill is the right solution, at the right location, and managed by the right organizations. I support this development in fitting with the needs and standards of our city. Thank you for taking my support for Heartside Hill into consideration. Sincerely, Nicole Armstrong The Matthews House | 415 Mason Court #1, Fort Collins CO 80524 | 970.472.4293 | www.thematthewshouse.org ITEM 4, CORRESPONDENCE 35 Packet pg. 115 From:Deirdre Sullivan To:Sharlene Manno Subject:[EXTERNAL] Letter of Support for Heartside Hill Date:Tuesday, September 13, 2022 8:56:33 PM Attachments:image001.png Letter of Support to PZ for Heartside Hill_OVFH.pdf Hello Shar, Please find attached a letter of support from One Voice for Housing for the proposed Heartside Hill development to share with the Planning and Zoning Commission for its meeting on Thursday. Kind regards, Deirdre Sullivan (she/her) President & CEO United Way of Larimer County 970.407.7020 | 970.481.0575 To schedule a meeting with me, visit https://calendly.com/deirdresullivan Follow us:  Website  |  Facebook  |  Twitter  |  Instagram  |  YouTube United Way of Larimer County is partnering with Dolly Parton’s Imagination Library and Imagination Library Colorado to bring free high-quality, age-appropriate books to children aged 0-5. Learn more about how to enroll your child, support the program, and more at: www.uwaylc.org/ImaginationLibrary ITEM 4, CORRESPONDENCE 36 Packet pg. 116 September 13, 2022 Dear Planning and Zoning Commission members: We are writing to express our support for Heartside Hill, a housing community that will create affordable options for hundreds of Fort Collins residents. Heartside Hill is part of the solution to our City’s housing challenges. Formed in early 2022, One Voice for Housing is a collective of housing providers, nonprofit and/or membership organizations, local governments, and private developers who are united in advocacy for solutions to our housing challenges. We are committed to improving overall livability within Fort Collins through increased housing inventory, changes to planning, land use codes, and other policies. Recognizing that many of the developments we will likely support are led by members of the group, we seek to speak with one voice to make Fort Collins an inclusive and welcoming city for everyone who chooses to live here. Research shows that increasing access to affordable housing is the most cost-effective strategy for reducing childhood poverty and increasing economic mobility. When people can afford decent, stable homes, they enjoy better health, educational opportunities, and economic mobility, which benefits the whole community as well. The Heartside Hill community is a model to address our city’s housing challenges by offering a variety of housing options for people with low to moderate incomes including: • 71 new CARE Housing rental homes through a combination of 1-, 2-, 3-, and 4-bedroom apartments • Homeownership opportunities by Fort Collins Habitat for Humanity with 9 single family homes • 2 Neuro-inclusive homes by L’Arche Fort Collins for people with intellectual and developmental disabilities The Heartside Hill campus will include enhanced amenities including a clubhouse, playgrounds, community gardens, onsite early childhood education and youth services, and natural open space with walking trails. The need in our community for housing options that are affordable, healthy, and safe is undeniable. In our opinion, Heartside Hill is the right solution, at the right location, managed by the right community organizations. Sincerely, One Voice For Housing CARE Housing Fort Collins Area Chamber of Commerce Fort Collins Board of Realtors Fort Collins Downtown Development Authority Fort Collins Habitat for Humanity Hartford Homes Housing Catalyst Neighbor to Neighbor United Way of Larimer County ITEM 4, CORRESPONDENCE 36 Packet pg. 117 1 Katie Claypool From:Sharlene Manno Sent:Wednesday, September 14, 2022 11:12 AM To:Development Review Comments Cc:Katie Claypool Subject:FW: [EXTERNAL] Support for Heartside Hill Project Categories:P&Z ‐‐‐‐‐Original Message‐‐‐‐‐  From: Mary Alice McComb <mccotton@comcast.net>   Sent: Wednesday, September 14, 2022 8:10 AM  To: Sharlene Manno <smanno@fcgov.com>  Cc: McComb Mary Alice <mccotton@comcast.net>  Subject: [EXTERNAL] Support for Heartside Hill Project  To all:  We are greatly enthusiastic about the proposed Heartside Hill project on the Heart of the Rockies site.  It fulfills some of  the pressing needs for affordable housing, is an excellent location, and is created in good spirit for our marginalized  citizens among us.  We eagerly anticipate its completion.  Mary Alice and David McComb  912 Ashford Lane  Fort Collins, CO 80526  970 204‐4949  ITEM 4, CORRESPONDENCE 37 Packet pg. 118 1 Katie Claypool From:Sharlene Manno Sent:Wednesday, September 14, 2022 11:12 AM To:Development Review Comments Cc:Katie Claypool Subject:FW: [EXTERNAL] Heartside Hill Categories:P&Z ‐‐‐‐‐Original Message‐‐‐‐‐  From: Karen Smith <kaxsmithiii@gmail.com>   Sent: Tuesday, September 13, 2022 9:17 PM  To: Sharlene Manno <smanno@fcgov.com>  Subject: [EXTERNAL] Heartside Hill  My name is Karen Smith. I am in favor of this project because it will provide needed housing and a community for  people.  Sent from my iPhone  ITEM 4, CORRESPONDENCE 38 Packet pg. 119 1 Katie Claypool From:Development Review Comments Sent:Wednesday, September 14, 2022 12:44 PM To:Katie Claypool Subject:Fw: [EXTERNAL] Letter to Planning and Zoning Commission Categories:P&Z From: David Reid <davidreid24@gmail.com>  Sent: Wednesday, September 14, 2022 5:31 PM  To: Development Review Comments <devreviewcomments@fcgov.com>  Subject: [EXTERNAL] Letter to Planning and Zoning Commission   September 14, 2022  Dear Planning and Zoning Commission:  I write to express my support for Heartside Hill, a housing community that will create affordable opportunities for  hundreds of Fort Collins residents.   I am a staff member at Fort Collins First United Methodist Church. As community builder, I am focused on developing a  new affiliate of the Industrial Areas Foundation in Larimer and Weld counties. I have been a resident and homeowner in  Fort Collins since 2003.   In scores of discussions with community members, affordable housing is clearly the Number 1 concern for families. The  Heartside Hill community is a model for the type of housing that our community is demanding right now.    The partners in this project have strong connections with local service providers and a history of working together with  those they serve. They know that safe housing that is affordable leads to better health and family independence.   I support this development and thank you for your careful consideration of the needs of all Fort Collins residents.   Sincerely,   David W. Reid   --  David W. Reid   Community Builder  First United Methodist Church  1005 Stover St., Fort Collins, CO  80524  (970)581‐2707 (voice & text) davidreid24@gmail.com  www.fcfumc.net  Working in cooperation with Coloradans for the Common Good https://www.cocommongood.org/  ITEM 4, CORRESPONDENCE 39 Packet pg. 120 1 Katie Claypool From:Sharlene Manno Sent:Wednesday, September 14, 2022 2:40 PM To:Development Review Comments Cc:Katie Claypool Subject:FW: [EXTERNAL] 9/15 P&Z Hearing - Re: Heart of the Rockies Attachments:2021-2022-affordable-housing-land-bank-and-mobile-home-community-locations.pdf Categories:P&Z From: Zach Knott <zknott300@gmail.com>   Sent: Wednesday, September 14, 2022 2:29 PM  To: Sharlene Manno <smanno@fcgov.com>  Subject: [EXTERNAL] 9/15 P&Z Hearing ‐ Re: Heart of the Rockies  Good afternoon,   One point that will be brought up in tomorrow's Planning & Zoning meeting tomorrow will be the current density of  Affordable Housing in the Lemay & Trilby area. The attached map ‐ found on the City's website ‐ will be referenced.  Thanks!  ‐‐   Zachary K. Knott  zknott300@gmail.com  (334)430‐2331 ITEM 4, CORRESPONDENCE 40 Packet pg. 121  This work is licensed under the Esri Master License Agreement.View Summary | View Terms of UseAlignment of boundaries is a presentation of the features provided by our data vendors and does not imply endorsement by Esri or any governing authority.Important Note: This item is in beta and is not intended for use in production applications. Rental Units 1 - 25 26 - 50 51 - 100 101 - 150 151 - 200 201 - 300 Ownership Units 1 - 25 26 - 50 51 - 100 Congregate Housing 1 - 25 Future Additional Units 1 - 25 26 - 50 51 - 100 101 - 150 151 - 200 City Limits Fort Collins GMA CSU Properties Parks #Land Bank* # # # # # # # COLORADO STATE UNIVERSITY - FOOTHILLS COLORADO STATE UNIVERSITY COLORADO STATE UNIVERSITY - VETERINARY N COLLEGEAVEW HORSETOOTH RD W H A R M O N Y R D RI V E R S I D E A V E ZIEGLER RDN TAFT HILL RDE DRAKE RD9THSTW VINE DR W MULBERRY ST JE F F E R S O N ST E VINE DR W PROSPECT RD MOUNTAIN VISTA DR N TIMBERLINE RDE MULBERRY ST W DRAKE RD S COLLEGE AVEN LEMAY AVELINDENMEIERRDTERRY LAKE RDE TRILBY RD S TIMBERLINE RDN SHIELDS STE HORSETOOTH RD E PROSPECT RD W TRILBY RD E COUNTY ROAD 32S LEMAY AVES SHIELDS STSTRAUSS CABIN RDW COUNTY ROAD 54G S TAFT HILL RD§¨¦25 Affordable Housing and Land Bank Locations * Indicates Land Bank program location:  fcgov.com/socialsustainability/landbank.php0123 Miles ITEM 4, CORRESPONDENCE 40 Packet pg. 122  This work is licensed under the Esri Master License Agreement.View Summary | View Terms of UseAlignment of boundaries is a presentation of the features provided by our data vendors and does not imply endorsement by Esri or any governing authority.Important Note: This item is in beta and is not intended for use in production applications. Mobile Home Park Unit Counts 1 - 25 26 - 50 51 - 100 101 - 150 151 - 200 201 - 300 301 - 400 401 - 601 City Limits Fort Collins GMA Parks CSU Properties COLORADO STATE UNIVERSITY - FOOTHILLS COLORADO STATE UNIVERSITY COLORADO STATE UNIVERSITY - VETERINARY W H A R M O N Y RD S SHIELDS STW DRAKE RD RI V E R S I D E A V E E DRAKE R D W VINE DR W PROSPECT RD S TIMBERLINE RDE TRILBY RD E PROSPECT RD S LEMAY AVE MOUNTAIN V I S T A D R N TIMBERLINE RDE MULBERRY ST S COLLEGE AVEN LEMAY AVELINDENMEIER RDTERRYLAKERDW TRILBY RDN SHIELDS STE HORSETOOTH RD ZIEGLERRDN TAFTHILLRDSTRAUSS CABIN RDE COUNTY ROAD 32 S COUNTY ROAD 19S COUNTY ROAD 9§¨¦25 Mobile Home Community Locations 0 1 2 3 Miles *Unit estimate counts  are  based  on  information provided by developers, when a range of possible units per location was provided that range was averaged. ITEM 4, CORRESPONDENCE 40 Packet pg. 123 Letter to the Planning and Zoning Commission - Heartside Hill Proposed Project Hearing Date: September 15, 2022 Dear Planning and Zoning Commission, Thank you for the willingness to hear from all interested parties concerning this proposed development project. We know that it must be difficult to hear so many varied viewpoints, especially when those views conflict with one another. We are the Breeding family, Jack and Tammy. We are parents to two adults with intellectual and developmental disabilities. We have lived on the front range for 25 years. The Heartside Hill project has our full support. Affordable rental housing is a critical issue for adults with disabilities, the data tells the story. They are supported in large part on a fixed income, which is significantly less than the amount needed in the Fort Collins area rental market, which is in addition to the costs of utilities, transportation, food and other living expenses. By providing more opportunities for adults with disabilities to live in a community with needed services and support very conveniently located on the Heartside Hill campus, this project helps to greatly improve their quality of life. As you are also well aware, there are very limited areas for development left in Fort Collins, and we have seen evidence that leads us to believe this project design is very carefully and thoroughly thought out. With limited land that can be used for housing development, density is a factor to be considered, but we see the design as proposed strikes a healthy balance between providing housing with open space, adequate parking, a garden, affordable child care, a community center, and a very open and inviting church for those who desire to practice their faith. We also know that with the new development comes an increase in traffic, that is also a valid concern. We feel confident that the city of Fort Collins holds this concern as well, and is quite capable of managing this foreseen consequence. We have had the opportunity to observe Care Housing, Fort Collins Habitat For Humanity, and the Heart of the Rockies Christian Church at work, and have been very impressed with the care they have taken to involve the neighboring communities in the process from the very beginning. They have held several neighborhood meetings, given the neighboring communities advance notice of what they were planning to accomplish, listened to their concerns, even to the point of doing several redesigns. Care Housing and Habitat have a long standing, demonstrable history of excellent business and management practices, ones that speak for themselves in their successful ventures thus far. We have every confidence that they will manage both the construction and the ongoing business of the community with excellence. ITEM 4, CORRESPONDENCE 41 Packet pg. 124 For us, the MOST important concept of all is that this project not only will provide quality, energy efficient, affordable homes for a diverse group of people, but that it will create a community where those individuals can form relationships and friendships, which is a beautiful, intangible benefit to them and the wider communities. It can serve as a model for others to follow in their development plans. Thank you for taking our support for Heartside Hill into consideration. Sincerely, Jack and Tammy Breeding email:tjbreeding@gmail.com c: 303-668-0608 ITEM 4, CORRESPONDENCE 41 Packet pg. 125 1 Katie Claypool From:Sharlene Manno Sent:Thursday, September 15, 2022 8:53 AM To:Development Review Comments Cc:Katie Claypool Subject:FW: [EXTERNAL] In support of Heartside Hill development, including L'Arche Ft Collins, for meeting Sept 15 2022 Categories:P&Z From: Brian McAlpine <bmca02@gmail.com>   Sent: Wednesday, September 14, 2022 9:01 PM  To: Sharlene Manno <smanno@fcgov.com>  Subject: [EXTERNAL] In support of Heartside Hill development, including L'Arche Ft Collins, for meeting Sept 15 2022  Hello to the Commission and all involved,   I am writing in the most full support of this Heartside Hill development.  The vision of Heart of the Rockies Christian  Church to include the 3 partners of Care Affordable Housing, Habitat for Humanity, and L'Arche Ft Collins will create  many needed opportunities:  ‐‐  71 affordable housing units  ‐‐  9 Habitat homes  ‐‐  2 L'Arche homes  I have been volunteering with L'Arche Ft Collins since our beginnings, at least 10‐11 years ago.  For sure, there is a huge  unmet need for "neuro‐inclusive" housing for individuals with developmental and intellectual disabilities.  But the  benefits of this L'Arche model go well beyond simply housing.  The L'Arche homes create a true family environment, where Core Members live and work together with Assistants, and  the contributions of each person are equally valued.  This collaboration is so essential and valuable right now, where  inclusion and welcome can be felt by all.  It demonstrates that differences don't have to divide; rather, we can be  stronger as a community when all of our members are cherished.  Thank you for giving your fullest consideration to the Heartside Hill development.  Sincerely,  Brian H. McAlpine, MD  ITEM 4, CORRESPONDENCE 42 Packet pg. 126 The Heartside Hill proposed development will be a great asset to the City of Fort Collins. A collaborative approach make it more achievable, since the work is shared. Loveland is in the process of building Grace Gardens, another collaborative approach. Churches are recognizing that helping with the critical shortage of affordable housing is part of their mission. We should encourage this kind of project. Please give it you approval. Thank you, Marilyn Heller ITEM 4, CORRESPONDENCE 43 Packet pg. 127 ITEM 4, CORRESPONDENCE 44Packet pg. 128 ITEM 4, CORRESPONDENCE 44Packet pg. 129 1 Katie Claypool From:Sharlene Manno Sent:Thursday, September 15, 2022 8:55 AM To:Development Review Comments Cc:Katie Claypool Subject:FW: [EXTERNAL] Fwd: Support for Heartside Hill Development Categories:P&Z From: The Hallocks <th3.ha11ocks@gmail.com>   Sent: Wednesday, September 14, 2022 3:03 PM  To: Sharlene Manno <smanno@fcgov.com>  Cc: skuehneman@carehousing.org  Subject: [EXTERNAL] Fwd: Support for Heartside Hill Development  Hello, Shar, here is my letter of support for the meeting tomorrow.  Thank you.  Gwynne Hallock  Heartside Hill Template for Letter to the Planning and Zoning Commission  Hearing Date: September 15, 2022  Dear Planning and Zoning Commission,  I am writing to express my support for Heartside Hill, a housing community that will create affordable options for hundreds of Fort Collins citizens. Heartside  Hill is part of the solution to our City’s housing challenges.    I was privileged to serve on the Board of Directors for CARE about 10 years ago, and my daughter and grandchild benefited from living in CARE housing  about 20 years ago.  The history shows the organization’s long term commitment to provide necessary affordable housing in the Fort Collins area.  I can  attest that CARE’s support enabled my daughter to maximize her potential while parenting, working, and seeking her bachelor’s degree.  Access to affordable housing options is a significant challenge in our community. Research shows that increasing access to affordable housing is the most  cost‐effective strategy for reducing childhood poverty and increasing economic mobility. When people can afford decent, stable homes, they enjoy better  health, educational opportunities, and economic mobility, which benefits the whole community as well.  The Heartside Hill community is a model to address our city’s housing challenges by offering a variety of housing options for people with low to moderate  incomes including:   71 new rental homes. through a combination of 1, 2, 3, and 4 bedroom apartments  Homeownership opportunities by Fort Collins Habitat for Humanity with 9 single family homes  2 Neuro‐inclusive homes by L’Arche Fort Collins for people with intellectual and developmental disabilities  The Heartside Hill campus will include enhanced amenities including a clubhouse, playground, community gardens, onsite early childhood education and  youth services, and natural open space with walking trails.  Affordable Rental Housing  Fort Collins does not have enough affordable rental homes. The average market rent is unattainable for many community members. 100% of Heartside Hill  Apartments will be affordable to residents earning 60% or less of the area median income.   Management of Housing Community  ITEM 4, CORRESPONDENCE 45 Packet pg. 130 2 Knowing that CARE will own and manage this property gives me confidence that Heartside Hill will be successful long‐term. They have a strong 30‐year  history and trustworthy reputation for managing affordable rental homes in northern Colorado. I am certain they will create a high‐quality community,  manage a well‐run property, and keep their promise of supporting strong, safe neighborhoods.    Benefits of affordable, stable housing   Children raised in stable, affordable homes perform better academically, have fewer behavioral and emotional problems, and are more likely to  earn higher incomes as adults (even when adjusting for other factors).   Homes that are affordable improve health outcomes by freeing up family resources for nutritious food, quality childcare, healthcare, and  personal savings.    A vibrant, inclusive local economy is highly dependent upon an engaged workforce with upward mobility. This workforce depends upon housing  security within the community where they earn a living while advancing their education.    Safe housing that is affordable leads to better health outcomes.  When housing access is limited, individuals and families may end up in unsafe or  unhealthy housing conditions, increasing the risk of exposure to mold, lead, allergens, and other health hazards.       The need in our community for housing options that are affordable, healthy, and safe is undeniable. In my opinion, Heartside Hill is the right solution, at the  right location, managed by the right organizations. I support this development as it fits with the needs and standards of our city.    Thank you for taking my support for Heartside Hill into consideration.     Sincerely,       Mrs. Gwynne Hallock  725 Bear Creek Dr.  Fort Collins, CO 80526  970.225.3778  gwynne1954@gmail.com      ITEM 4, CORRESPONDENCE 45 Packet pg. 131 Sheri Wagner, Paragon Point Resident “No Trespassing” signs are posted and visible in Paragon Point, yet. walkers, runners, and bikers still choose to scale the fence and maintenance gate and use our private trails and amenities. Paragon Point residents pay for the basketball court, the tennis courts, the pool and the trail system and upkeep of our open space. As a developer, you are aware of the cost and upkeep of the amenities that do not receive public funding. How will you help prevent trespassing by new residents? Heartside Hill We support the use of signs, fences and gates to discourage unauthorized use of private property. We intend to provide amenities on our property that will be attractive to residents. With the Fossil Creek Trail directly across the street, the most obvious access point for trail use from our property would be the pedestrian crosswalks at Lemay and Trilby. We are hopeful that our residents will make good use the trail segments to the north, (enjoying the amenities at the Fossil Creek Community Park and the greater Fort Collins trail system) and to the south (enjoying Boyd Lake State Park and the greater Loveland trail system). We want to be a good partner with neighborhood HOAs and be proactive in sharing information with our residents about what amenities are public, and which are private. ITEM 4, CORRESPONDENCE 46 Packet pg. 132 September 15, 2022 Dear Planning and Zoning Commission, I am writing to express my support for Heartside Hill, a housing community that will create affordable options for hundreds of Fort Collins citizens. Heartside Hill is part of the solution to our City’s housing challenges. I have been a resident of Fort Collins for the last 18 years, I have served on local non-profit boards for the last 14 years and I am a local business owner. This proposed community would aid in addressing the staggering issues with housing affordability in Fort Collins that continue to get worse and worse for a myriad of reasons. Research shows that increasing access to affordable housing is the most cost-effective strategy for reducing childhood poverty and increasing economic mobility. When people can afford decent, stable homes, they enjoy better health, educational opportunities, and economic mobility, which benefits the whole community as well. The Heartside Hill community is a model to address our city’s housing challenges by offering a variety of housing options for people with low to moderate incomes including: 71 new CARE Housing rental homes through a combination of 1-, 2-, 3-, and 4-bedroom apartments Homeownership opportunities by Fort Collins Habitat for Humanity with 9 single family homes 2 Neuro-inclusive homes by L’Arche Fort Collins for people with intellectual and developmental disabilities The Heartside Hill campus will include enhanced amenities including a clubhouse, playgrounds, community gardens, onsite early childhood education and youth services, and natural open space with walking trails. The need in our community for housing options that are affordable, healthy, and safe is undeniable. In our opinion, Heartside Hill is the right solution, at the right location, managed by the right community organizations. Sincerely, Jake HallauerJaw ITEM 4, CORRESPONDENCE 47 Packet pg. 133 1 Katie Claypool From:Sharlene Manno Sent:Thursday, September 15, 2022 12:45 PM To:Development Review Comments Cc:Katie Claypool Subject:FW: [EXTERNAL] Letter of Support for Heartside Hill ‐‐‐‐‐Original Message‐‐‐‐‐  From: Sarah Reichhardt <sarah.reichhardt@gmail.com>   Sent: Thursday, September 15, 2022 12:45 PM  To: Sharlene Manno <smanno@fcgov.com>  Subject: [EXTERNAL] Letter of Support for Heartside Hill  Dear Planning and Zoning Commission Members,  I’m writing to express enthusiastic support for the proposed Heartside Hill community.  As a board member of L’Arche Fort Collins, it has been a privilege to collaborate with CARE Housing, Fort Collins Habitat  for Humanity and Heart of the Rockies Christian Church. Simply stated, the leaders of these organizations possess a rare  combination of expertise, efficiency, perspective and heart to bring this much needed and inspiring community to  fruition.  Throughout this process, Heart of the Rockies has taken great care to involve and inform the surrounding community in  the planning process, and I believe that each of these organizations will move forward with consideration not only for  the individuals they serve, but also for those living in in proximity to the neighborhood and beyond.  CARE Housing  demonstrates the highest level of integrity, compassion, experience and expertise, and they are the ideal manager for  this innovative solution to the City’s housing challenges.  On a personal note regarding the necessity of this project, at the beginning of this year I was in the unique position of  searching for a home on behalf of an Afghan refugee family. I had every resource at my fingertips, including a full year’s  rent for the family, and yet, over and over again, the family was denied a lease. CARE Housing emerged as the only  viable solution, offering not only dignified housing, but also community support and opportunity for growth.  Heartside Hill is being overseen by organizations who are united in advocacy for our housing challenges while being  committed to improving livability within the City of Fort Collins for ALL.  Thank you for your careful consideration,  Sarah Reichhardt  L’Arche Fort Collins  ITEM 4, CORRESPONDENCE 48 Packet pg. 134