HomeMy WebLinkAboutSPRING CREEK FARMS NORTH - ODP - ODP110001 - CORRESPONDENCE - CORRESPONDENCE-NEIGHBORHOOD MEETING59. Comment: The name is confusing. There is another apartment complex
with a similar name.
Response:
60. Question: Does the Police Department weigh in and how can we?
Answer: (City Planner) Yes, they will as part of the development
review process. You can also be part of the process and
make comments in writing or via e-mail. You can also attend
the public hearing and comment at that time.
61. Comment: Residents want a better concept of exactly where the
buildings and parks are to be located.
Response: (Developer) That detailed information will be shown on the
required PDP documentation, when submitted to the City for
development review.
62. Question: Are you considering allowing pets?
Answer: (Developer)
63. Question: Will this help keep Fort Collins beautiful?
Answer: ( )
Answer: (Developer)
52. Question: (Resident) Is there a bus stop?
Answer: (Developer)
53. Question: (Resident) People will want to access the Power Trail. Is there
a pedestrian crossing possible?
Answer: ( )
54. Question: (Resident) What might go in the parcel to the north?
Answer: ( )
55. Question: The project must be locked in for 20 years. Who puts those
restrictions on the property?
Answer: (City Planner) The City requires that the project maintain
affordability for 20 years if the developer takes advantage of
the affordable housing development incentives, or if the
project receives funding from the City.
56. Question: Is the park private? Will there be a fence around it?
Answer: (Developer)
57. Question: If the park is the last thing to be built will it actually get
built?
Answer: (Developer)
58. Question: What detention is on the site, and is it underground?
Answer:
Oakbrook I and II are over 20 years old.
44. Question: (Resident) Will all buildings be built in one phase?
Answer: (Developer)
45. Question: (Resident) Are there any noise sources around the pool? Is
there a siren that sounds when the gate is opened?
Answer: (Developer)
46. Question: (Resident) What are the building materials?
Answer: (Developer)
47. Question: (Resident) How does geothermal energy work?
Answer: (Developer)
48. Question: (Resident) What percent is government funding?
Answer: 0
49. Question: (Residents) The police station filled in then built. Will this be
the same?
Answer:
50. Question: (Resident) Will any units be available for sale?
Answer: (Developer)
51. Question: (Resident) Will this be strictly for the elderly?
What can the City do to mitigate this traffic increase?
Answer: ( )
39. Comment: (Resident) Getting out onto East Drake Road will be more
difficult because people drive fast on Drake Road.
Response: (Developer)
40. Question: (Resident) Most renters are good, but some are not. How will
the order be maintained and who will manage disruptions?
Answer: (Developer)
41. Question: (Resident) What will the system be for evictions?
Answer: (Developer)
42. Question: (Resident) Were tax credits and financing motivators
provided to do this type of project?
Answer: (City Planner) The project is eligible to receive federal CDBG
and/or HOME funding, and could also receive funding from
the City's Affordable Housing Fund. However, no monies
have been committed to the project at this time.
The project also qualifies for non -financial development
incentives; however, those cannot be taken advantage of
until the developer submits their development proposal for
review.
43. Question: (Resident) Are there other Affordable Housing projects of this
size in the city? Are there any greater than 20 years?
Answer: (City Planner) Similar sized affordable housing developments
include Oakbrook I and II on Stanford Rd; Fox Meadows
Apartments and Caribou Apartments on Timberline; and
Rose Tree Village on Shields/Horsetooth.
Response: O
33. Question: (Resident) What will happen to crime rate, traffic, and land
values in the area as a result of this project?
Answer: (Developer)
34. Question: (Resident) What are examples of other similar developments
in Fort Collins?
Answer: (City Planner) Similar sized affordable housing developments
include Oakbrook I and II on Stanford Rd; Fox Meadows
Apartments and Caribou Apartments on Timberline; and
Rose Tree Village on Shields/Horsetooth.
35. Comment: (Resident) The design seems incompatible with the
surrounding neighborhoods and residents don't like the
colors.
Response: (Developer)
36. Comment: (Resident) If children go to school at Riffenberg there is an
existing pedestrian path. Residents worry about people
loitering on the path.
Response: (Developer)
37. Question: (Resident) The project seems concentrated on low-income
housing. What is the previous City policy to disperse low-
income housing?
Answer. (City Planner) Policy HSG-2.3 Distribution of Affordable
Housing - The City will encourage a community -wide
distribution of affordable housing in all neighborhoods to
promote diverse neighborhoods (City Plan - Housing -
Principles and Policies, p.116).
38. Question: (Resident) Traffic on Eastwood Drive will get much worse.
Answer: (Developer)
27. Question: (Resident) What kind of light pollution can be expected, what
about light from the police station?
Answer: (City Planner) This project will be subject to the
requirements set forth in Section 3.2.4 Site Lighting in the
City's LUC. The Design Standards in this section limit the
allowable foot-candles in various areas of development and
help ensure that light sources shall be concealed and fully
shielded, featuring sharp cut-off capability so as to minimize
up -light, spill -light, glare and unnecessary diffusion on
adjacent property.
28. Question: (Developer) Would residents rather have less intensity to
keep neighborhood like it's been?
Answer: (Residents) Residents would rather have single-family
homes.
29. Comment: (Resident) Traffic already uses Eastwood Drive because
there's no other road that connects to Riffenberg School/
EPIC. This will increase the traffic impact.
Response: (Developer)
30. Question: (Resident) Who will pay for the traffic study?
Answer: (Developer) We will because we are required to submit a
Traffic Impact Analysis with our PDP.
31. Comment: (Resident) Residents are used to having a sunrise and view of
the horizon. This project will eliminate those.
Response: ()
32. Comment: (Resident) This project will also eliminate deer crossing the
property.
21. Question:
(Resident) What is the dollar amount equivalent to Area
Median Income (AMI)?
Answer:
(City Planner) In 2010, the AMI for a household of four is
$74,900.
22. Question:
(Resident) Will Section 8 be used this program?
Answer:
(City Planner) This project is not being built with federal
public housing funding (which is different than federal
CDBG or HOME funding); therefore, a tenant is not required
to receive Section 8 housing assistance in order to live in the
project. There could, however, be tenants who are receiving
assistance from the Housing Choice Voucher Program, which
is a different form of Section 8 assistance. The Housing
Choice Voucher Program provides rental assistance to
private landlords on behalf of low-income households. Rent
is set by the landlord and approved by the Fort Collins
Housing Authority. The household's portion of the rent is
based on 30% of adjusted income. The Housing Authority
pays the balance of the rent directly to the landlord each
month.
23. Question:
(Resident) Will there be on -site management; and, who will
be addressing any immediate issues?
Answer: (Developer)
24. Question: (Resident) Can the density be reduced and the project still be
economically feasible?
Answer: (Developer)
25. Question: (Resident) How many square feet are there per unit?
Answer: (Developer
26. Question: (Resident) Will there be security on -site?
13. Question: (Resident) Are there any plans for the south parcel?
Answer: (Developer) No, not at this time.
14. Question: (Resident) Is this the maximum density for this parcel?
Answer: (Developer) Yes, the proposed 12 dwelling units per acre for
the parcel are the maximum allowed because of the proposed
affordable housing.
15. Question: (Resident) Is the proximity to the police station an issue?
Exiting lights and traffic have become an issue.
Answer: (Developer) No, the police station is not an issue to this
project.
16. Question: (Resident) What is the total occupancy?
Answer: (Developer)
17. Comment: (Resident) People wouldn't have bought their property if they
knew this project was being built.
Response: No response necessary or given. This is a personal opinion.
18. Question: (Resident) Are there concerns about the train? They don't
want people moving in and then complaining about the
train. It was there first.
Answer: (Developer)
19. Comment: (Resident) Just because the police station is there doesn't
mean it's safe.
Response: (Developer)
20. Question: (Resident) Are there other examples of projects where
developer built, then "bailed"?
Answer: ( )
7. Question: (Resident) Could the City say no to the developer?
Answer: (City Planner) City staff and the Planning & Zoning Board
would have to determine that the plan as proposed would
not satisfy the applicable criteria in the LUC, which could
result in a denial of the project.
8. Question: (Resident) Can wildlife impacts be used to object to the
project?
Answer: (City Planner) Yes, to the extent that it can be demonstrated
how wildlife using the property would be adversely affected
by the development, based on criteria in Section 3.4 of the
City's LUC.
9. Comment: (Resident) We are concerned about property values in our
neighborhood because of low-income housing.
Response: No response was necessary or given. The comment reflects
personal opinions, not facts.
10. Comment: (Resident) 120 dwelling units does not equal low density.
Response: (City Planner) The LMN, Low Density Mixed -Use
Neighborhood District, which is the zoning on this property,
does allow densities up to 12 dwelling units per acre on
phases of any development plan, or up to 12 dwelling units
per acre, in its entirety, for a project that is determined to be
qualified affordable housing.
11. Question: (Resident) Will there be a buffer between the railroad tracks?
Answer: (Developer) Yes, there will be.
12. Question: (Resident) Is this the only parcel that the developer owns?
Answer: (Developer) We will own additional property south of these 10
acres. It is between East Drake Road and the proposed
development. There will be property south of ours, on the
north side of Drake Road, that is owned by someone else.
4. Question: (Resident) Could the whole ODP be developed as multi-
family? Is this an amendment to the ODP?
Answer: (City Planner) Multi -family residential can occur on any
parcel on the approved ODP, with possibly the exception of
Parcel D identified as a Small Neighborhood Park. This is not
an amendment to the ODP (see Question/Answer #1, above).
5. Comment: (Discussion) About density when it was annexed, a concept
showed business on the corner with transition to multi-
family, then single-family along the tracks.
Answer: (City Planner) It is possible that a conceptual plan was
developed and presented at a public meeting at some point
in time in the process. Also, there was a Mansion Park, PDP
that was submitted in October, 2002, which did contain
single-family residential on the west side of the PDP. It went
through 2 rounds of development review in the City and then
went dormant. It never went to public hearing for a decision.
The PDP is expired and no longer has any validity based on
the requirements set forth in Section 2.2.11(A) of the City of
Fort Collins LUC. Again, the approved and recorded ODP
contains a General Note #5 that states:
"The proposed land uses and densities shown on this
plan are estimates of development potential. Approval
of the ODP by the City does not constitute final
approval of these land uses, design, or densities.
Rather, any further land uses must be approved
according to the procedures, processes, and criteria of
the City of Fort Collins Land Use Code."
The ODP is the only document for Spring Creek Farms that
has any official standing in the City.
6. Question: (Resident) Why not move the project to the Medium Density
Mixed -Use Neighborhood (MMN) next to the Low Density
Mixed -Use Neighborhood (LMN)?
Answer: (Developer)
1. Question: (Resident) The previous plan showed single
family homes on this site, when did that change?
Answer: (City Planner) The only plan of record is the Spring Creek
Farms North, Overall Development Plan (ODP) that was
approved by the Planning &, Zoning Board in February,
2001. This plan shows single-family residential, attached
and detached; and, two-family residential on Parcel A of the
ODP. Single-family attached residential is a defined type of
multi -family residential in the City of Fort Collins Land Use
Code (LUC). Also, the approved and recorded ODP contains a
General Note #5 that states:
"The proposed land uses and densities shown on this
plan are estimates of development potential. Approval
of the ODP by the City does not constitute final
approval of these land uses, design, or densities.
Rather, any further land uses must be approved
according to the procedures, processes, and criteria of
the City of Fort Collins Land Use Code."
There was a neighborhood meeting held in September, 2002
for the proposed Mansion Park, Project Development Plan
(PDP). The conceptual plan did show single-family residential
on the west side, along the railroad tracks. The plan was not
formally submitted to the City of Fort Collins to initiate
development review until October, 2002. After 2 rounds of
review the proposal went dormant and never went to a public
hearing for a decision. It no longer has any validity.
2. Comment: (Resident) The residents didn't know a police station was
being built.
Response: (City Planner) The Fort Collins Police Services facility went
through the standard City development review process, with
required notification of Affected Property Owners for multiple
scheduled public meetings/hearings.
3. Comment: (Resident) Multi -family was shown on the corner.
Response: (City Planner) Correct, multi -family residential is shown on
Parcel B of the ODP, which is at the northwest corner of East
Drake Road and South Timberline Road.
NEIGHBORHOOD INFORMATION MEETING
PROJECT: Spring Creek Farms Apartments
DATE: May 27, 2010
APPLICANT: Terence Hoaglund
Vignette Studios
CITY PLANNER: Steve Olt
Current Planning
This potential project, known as the Spring Creek Farms Apartments, is a
proposed affordable housing development to be located on a portion of Parcel A
of the Spring Creek Farms North, Overall Development Plan (ODP) that was
approved in 2001. The applicant is proposing 120 dwelling units in ten (10) 12-
unit buildings on 10 acres directly west of the Fort Collins Police Services
building. The proposal includes a 2.0 acre area located in the proposed
development for a neighborhood park. The ODP designates this area for single-
family, two-family, and multi -family residential development. The site is located
in the LMN, Low Density Mixed -Use Neighborhood zone district. The proposed
multi -family buildings containing 12 units per building are permitted in the
LMN zone district, subject to a Planning and Zoning Board (Type 2) review and
public hearing.
A Project Development Plan has not vet been submitted to the City of Fort
Collins to initiate development review.
................. QUESTIONS, CONCERNS, COMMENTS, RESPONSES .................
Note: Some answers and responses are based on additional information
acquired after further research following the neighborhood meeting.
Page 1 of 1
'Steve Olt - Re: Spring Creek Farms Apartments
From:
Megan Bolin
To:
Olt, Steve
Date:
6/23/2010 10:16 AM
Subject:
Re: Spring Creek Farms Apartments
Hi Steve,
I provided an answer to all but one of the questions in red. I think that #48 is one for the developer to answer -
right now, there is no government funding committed to the project as far as the City is concerned - I can't speak
to whether the developer has received funding from other sources. I'm sure the developer is planning on a
certain percentage of the total funding package coming from government sources, but only he could speak to
that.
I also think that the developer should provide a response in addition to mine for #42. In my answer, I confirmed
that the project is eligible to receive City financial assistance and development incentives, even though nothing
has been committed to the project at this time.
Let me know if you have any questions or need more information. Thanks!
Megan
>>> Steve Olt 6/17/2010 10:01 AM >>>
Megan,
Thanks again for scribing the notes at the neighborhood meeting on May 27th for the proposed Spring Creek
Farms Apartments affordable housing project. There are several questions/comments that I hope you can help
with regarding answers or responses. Please see the attached Neighborhood Information Meeting document,
specifically #'s 21, 22, 34, 37, 42, 43, 48 and 55 (in red).
Thanks in advance for any input you may have. I have also asked the developer and his planning consultant for
input.
Steve
file://C:\Documents and Settings\solt\Local Settings\Temp\GW}00001.HTM 8/9/2010