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HomeMy WebLinkAboutREGENCY LAKEVIEW - PDP & APU - PDP120013 - REPORTS - PLANNING OBJECTIVESREGENCY RESIDENTIAL PARTNERS We believe that Regency Lakeview multi -family development is an excellent example of medium density housing located where residents can walk or ride bikes to nearby activity centers, employment and recreational opportunities. It was an unfortunate oversight that the R-L Low Density Residential District was applied to this property in 1997, seriously impacting its potential for future development and its property value. City Plan encourages commercial development and high density housing at the intersection of arterial streets. Both the Church and the community at large would benefit from this property being developed with higher density residential, rather than remaining as private open space that the property owner doesn't want to continue maintaining. Thank you for your thoughtful consideration of this request. Sincerely, Lisa Evans Attachments: Petition for the Addition of a Permitted Use A Statement of City Plan Principles and Policies Response to Conceptual Review Comments 8390 E. Crescent Pkwy, Suite 650, Greenwood Vlg, CO 80111 • (0) 303-770-4300 • (F) 303-962-4762 www.regencyres.com REGENCY RESIDENTIAL PARTNERS (c) Minimum setback from street right-of-way: none. The project complies with the above standards (3) Design standards for multi family dwellings. (a) Orientation and setbacks. Setbacks from the property line of abutting property containing single- and two-family dwellings shall be twenty-five (25) feet. One-story garages are setback a minimum of 25 feet, from adjacent single family development. Two and three story structures are located 80-213 feet away. (b) Variation among repeated buildings. The MAIN District requires projects with more than 7 buildings to have three different building designs. Building designs need to vary significantly in footprint size, and shape, architectural elevations and entrance features. Regency Lakeview provides five different buildings designs: Building A, B, C, D, and E have differ. ing footprints with differences in wall articulation as well as differing building heights, including one story, two story, two story rising to three story and three story. Buildings are designed with differing building entrances and architectural features. Common themes that make the project visually cohesive include, pitched roofs, similar architectural detailing and the repetition of similar building materials and colors used throughout the project. (c) Variation of color. Each building will feature a palette of muted colors, and there will be three distinct color schemes as required in the MMM District. Color samples are provided. (d) Entrances. Entrances are oriented to and visible from the street -like private drive that runs in a north/south direction along the west side of the project. (e) Roofs. While all of the roofs are pitched and the roofing material is the same, there is an exceptional amount of slope articulation in terms of direction, size of gable ends and the relationship to architectural offsets and features. The project doesn't anticipate any roof -top equipment. (f) Facades and walls. Building facades are articulated with recessed balconies, primary and secondary gable ends, differing window treatments and material changes to create architectural interest and provide human scale. (g) Colors and materials. Colors of non-masomy materials will vary from one structure to another to create visual interest and to help reduce the scale of the buildings. Colors will be provided at Final review. 8390 E. Crescent Pkwy, Suite 650, Greenwood Vlg, CO 80111 (0) 303-770-4300 • (F) 303-962-4762 www.regencyres.com REGENCY RESIDENTIAL PARTNERS Figure 17D (2) Buildings. (a) The portion of a building located within a radius of seventy-five (75) feet of the right-of-way of an intersection of two (2) arterial streets may contain an additional fourth story. (b) The portion of a building within a radius of fifty (50) feet of the right-of-way of any street intersection (except an arterial/arterial intersection) may contain an additional fourth story. 8390 E. Crescent Pkwy, Suite 650, Greenwood VIg, CO 80111 (0) 303-770-4300 • (F) 303-962-4762 www.regencyres.com REGENCY RESIDENTIAL PARTNERS standard is infeasible due to unusual topographic features, existing development, safety factors or a natural area or feature: (a) Block structure. Each Medium Density. Mixed -Use Neighborhood and each development within this District shall be developed as a series of complete blocks bounded by streets (public or private). (See Figures 17A through 17F). Natural areas, irrigation ditches, high -voltage power lines, operating railroad tracks and other similar substantial physical features may form up to two (2) sides of a block. (b) Block size. All blocks shall be limited to a maximum size of seven (7) acres. (c) Minimum building frontage. Forty (40) percent of each block side or fifty (50) percent of the block faces of the total block shall consist of building frontage, plazas or other functional open space. (d) Building height. Buildings shall be limited to a maximum of three (3) stories. Although the project is not technically required to comply with this M-M-N zone development standard, the layout of the internal streets, street -like private drives, pedestrian spine and interconnecting public and private sidewalks, together with the orientation of the buildings, their proximity to the public and private ways, and the interior location of the parking and amenities, certainly contribute to achieving the overall goals and objectives of the block requirements and result in a project that is remarkably similar to the example for apartment development blocks found in Figure 17D of the M-M-N zone (see below). If the project was located within the M-M-N zone and subject to the block requirements, the project would comply by virtue of infeasibility due to existing development per Subsection (1). The block structure, which ultimately determines block size, is bounded by a public street (Drake Road) on the north and a street -like private drive on the west. The remaining two sides, however, are bounded by existing developed subdivisions and a City -owned storm water detention facility. The existing adjacent development prevents both the construction of new streets to bound those two sides of the block and the construction of connecting streets (to the existing subdivisions) which might divide the 11-acre block into blocks 7 acres in size or less. Therefore, Subsections (a) and (b) regarding block structure and size would be met by reason of infeasibility due to existing development. Subsection (c) regarding building frontage will be met since two of the four block faces (Drake Road and the street -like private drive) consist of either building frontage or other functional open space. Subsection (d), which limits building height to three (3) stories will also be met as all buildings are either one-story, two-story or combined two and three-story structures, with the taller buildings being oriented away from the adjacent neighborhood. 8390 E. Crescent Pkwy, Suite 650, Greenwood Vig; CO 80111 • (0) 303-770-4300 • (F) 303-962-4762 www.regencyres.com REGENCY RESIDENTIAL PARTNERS 3. Accessibility. All parts of such parks shall be safely and easily accessible by pedestrians, and open to the public. 4. Facilities. Such parks shall consist of multiple -use turf areas, walking paths, plazas, pavilions, picnic tables, benches or other features for various age groups to utilize. 5. Ownership and Maintenance. Such parks may, in the discretion of the city, be acquired by the city (through dedication or purchase), or be privately owned and maintained by the developer or property owners' association. 6. Storm Drainage. When integrating storm drainage and detention functions to satisfy this requirement, the design of such facilities shall not result in slopes or gradients that conflict with other recreational and civic purposes of the park. (c) Community facilities or neighborhood support/recreation facilities (which are permitted as an accessory use to housing). If such facility is smaller than the required minimum size for privately owned parks as required in subparagraph (b) above, then the facility shall be physically integrated with such park space as needed to meet the required minimum size. The proposed project includes a 2-acre pocket park with sport fields, and seat walls for project residents as well as the neighborhood to use. (The MAN District only requires a 10, 000 square, foot private park) The pocket park will have an accessible pathway leading to the pocket park and have low wall seating. The accessible path around the park connects into other pathways throughout the project. The pocket park also functions for storm water detention. A wetland area designed along the east side of the park will facilitate the flow of storm water out and into a pipe system to move the water past the City storm water facility. The Project allows for interaction with neighbors by providing a professionally maintained neighborhood pocket park. The pocket park will be connected via sidewalk to public sidewalks. The pocket park will also permit the continuation of an informal access from the City owned storm water detention pond to the south of the development parcel. (4) Secondary Uses. All residential uses, parks and recreational facilities and community facilities are considered the primary uses of this zone district. All other permitted uses are considered secondary uses in this zone district and, for projects containing ten (10) or more acres, together shall occupy no more than fifteen (15) percent of the total gross area of any development plan. If the project contains less than ten (10) acres, the development plan must demonstrate how it contributes to the overall mix of land uses within the surrounding area, but shall not be required to provide a mix of land uses within the development. The proposed multi family project is a primary use. (E) Development Standards. (1) Block Requirements. All development shall comply with the applicable standards set forth below, unless the decision maker determines that compliance with a specific element of the 8390 E. Crescent Pkwy, Suite 650, Greenwood Vlg, CO 80111 (0) 303-770-4300 • (F) 303-962-4762 www.regencyres.com REGENCY RESIDENTIAL PARTNERS (b) Lot sizes and dimensions shall be varied for different housing typesto avoid monotonous streetscapes. For example, larger housing types. on larger lots are encouraged on corners. Smaller lots abutting common open spaces are encouraged. (c) The following list of housing types shall be used to satisfy this requirement: 1. Small lot single-family detached dwellings on lots containing less than six thousand (6,000) square feet. 2. Two-family dwellings. 3. Single-family attached dwellings. 4. Mixed -use dwelling units. 5. Group homes. 6. Multifamily dwellings. (d) Lot pattern. The lot size and layout pattern for Medium Density Mixed -Use Neighborhoods shall be designed to allow buildings to face toward the street. Since the project is less than 16 acres, only one housing type is required. (3) Access to a park, central feature or gathering place. At least ninety (90) percent of the dwellings in all development projects shall be located within one thousand three hundred twenty (1,320) feet (one=quarter ['/4] mile) of either a neighborhood park, a privately owned park or a central feature or gathering place that is located either within the project or within adjacent development, which distance shall be measured along street frontage without crossing an arterial street. Such parks, central features or gathering places shall contain one (1) or more of the following uses: (a) Public parks, recreation areas or other open lands. (b) Privately owned parks, meeting the following criteria: 1. Size. In development projects greater than two (2) acres in gross area, such private parks must be a minimum of ten thousand (10,000) square feet. In development projects with a gross area of two (2) acres or less, such private parks must be a minimum of six (6) percent of the gross site area. 2. Location. Such parks shall be highly visible, secure settings formed by the street layout and pattern of lots and easily observed from streets. Rear facades and rear yards of dwellings shall not abut more than two (2) sides or more than fifty (50) percent of the perimeter frontage of the park. 8390 E. Crescent Pkwy, Suite 650, Greenwood Vlg, CO 80111 • (0) 303-770-4300 • (F) 303-962-4762 www.regencyres.com REGENCY RESIDENTIAL PARTNERS The Applicant has offered to meet personally with each adjacent property owner in order to discuss the interface between their backyards and the Project site. The Applicant is willing to provide fencing if desired and is flexible regarding how the area will be landscaped. Multi -Family Standards Because the R-L zone district does not include standards for multi family development, we have provided, at the City Staffs suggestion, an analysis of how the proposed project would meets the City's performance standards applicable to multi -family developments which are included in the M- M-N zone district (See Section 4.6 of the Land Use Code). It is important to note, however, that this is not a rezoning application and thus there is no legal requirement that all standards of the M-M-N zone apply to an AP request in the R-L zone. Rather, we agree with City staff, that an APU request should attempt to comply with all reasonable multi family standards which help ensure a high - quality, enhanced project. D) Land Use Standards. (1) Density. Residential developments in the Medium Density Mixed -Use Neighborhood District shall have an overall minimum average density of twelve (12) dwelling units per net acre of residential land except that residential developments (whether approved pursuant to overall development plans or project development plans) containing twenty (20) acres or less shall have an overall minimum average density of seven (7) dwelling units per net acre of residential land. The requirements of this paragraph shall not apply to mixed -use dwellings in multistory mixed - use buildings. (a) The minimum residential density of any phase in a multiple -phase development plan shall be seven (7) dwelling units per net acre of residential land. The project density would meet the overall minimum average density of seven (7) dwelling units per net acre required for residential developments 20 acres or less in size. The actual net densityfor the proposed project is 15.58 dwelling units per acre. (2) Mix of Housing Types. A complete range of the permitted housing types is encouraged in a neighborhood and within any individual development plan, to the extent reasonably feasible, depending on the size of the parcel. The following minimum standards are intended to promote such variety: (a) A minimum of two..(2) housing types shall be required on any development parcel sixteen (16) acres or larger, including parcels part of a phased development. A minimum of three (3) housing types shall be required on any development parcels thirty (30) acres or larger. 8390 E. Crescent Pkwy, Suite 650, Greenwood Vlg, CO 80111 • (0) 303-770-4300 • (F) 303-962-4762 www.regencyres.com REGENCY RESIDENTIAL PARTNERS and out of the community, for use of outdoor amenity areas, and for community use of proposed recreation fields. The Project will provide security for the surrounding residences with appropriate lighting levels, controlled and assigned parking, background screening of future residents and onsite management available 24/7/365. Neighborhood Meeting Process Two neighborhood meetings were held in August 2011 and a follow up meeting was held in February 2012. The main neighborhood concerns/issues included: traffic (congestion and accidents), density, loss of "neighborhood park", proposed building height, and safety. Through the neighborhood meeting process, Regency Lakeview proposes to address conflicts between its land use and the neighboring single family houses by mitigating the concerns of traffic, density, and setback distances. • To mitigate traffic, the Applicant reduced the number of units from 238 to 175. Based on daily trips per multi -family dwellings, the new unit count of 175 generates a traffic volume consistent with other land uses permitted in the RL zone. The traffic generated by the currently proposed project and the Church does not exceed the carrying capacity of the two adjacent arterial streets. • The parking was reduced from 381 spaces to 292 parking spaces (288 required spaces). • The project size has been reduced by over 25% to address the neighborhood. concerns of density. • A 2-acre pocket park will be created at the south end of the Project. It will be professionally maintained and open to the public. The new park will be engineered for multi use field activities as well as viewing by spectators (seating on the low walls). • In the original proposal all the multi -family buildings were 3-stories tall. The revised project design has both 2-story buildings and 2- story rising to 3-story buildings. The 2- story building sections are consistent with the character of the single family residences. • The detached garages changed from a north south orientation to an east west. Although the site is not controlled by any view corridor, the new building design and change orientation allows the neighboring residents to look through the development. • In regard to the safety concerns expressed by the neighborhood, the multi -family community will be professionally managed with onsite personnel. The future residents undergo background, credit and criminal checks prior to signing a lease. The property will be lighted at night and will add more "eyes on the street" which is a proven method for increasing safety. • Secure bicycle storage will be provided throughout the project. The parking area will be patrolled to ensure only resident vehicles are parked in their assigned locations. • The Project's original name was Regency at Parkwood Lake. The exclusivity of the Parkwood name is important to neighborhood residents; therefore, the Applicant changed its name to Regency Lakeview. 8390 E. Crescent Pkwy, Suite 650, Greenwood Vlg, CO 80111 • (0) 303-770-4300 • (F) 303-96274762 www.regencyres.com REGENCY RESIDENTIAL PARTNERS similar visual character. The Project enhances the transition between the multi -family and single family residential through the use of 2 story building heights, increased setback distances, maintenance of existing landscaped berms, berming against garage buildings, comparable building materials, fagade articulation, and orientation of buildings to provide varied view corridors. Regency Lakeview carefully designs the architecture of the project and also pays attention to the appearance of the necessary accessory structures and equipment. The Project does not contain loading docks, outdoor storage, and truck parking (for durations longer than required for a resident move out or move in - such activity is prearranged with the onsite management staff). All utility meters, HVAC, other mechanical equipment, trash and recycling locations will be designed into the overall building and landscape design. The screening materials will be the same as the building materials. These items will be located on the site in a manner that mitigates visual and acoustic impacts from the neighbors. The Project design aesthetics require any conduit, meters, vents attached to the building or protruding from the roof to be painted to match the surrounding building surface. The Project will screen any roof top equipment, if installed. The Project desires to have roof top solar on the clubhouse building. Due to the nature of solar panel function, these items will not be screened. The Project does not permit satellite dishes greater than two and one half (2.5) feet in diameter. The Project clubhouse and pool amenity are located along the west side of the project and over 300 feet from the closest property line for the neighbors at Dorado Court. Noise generated at this location will be buffered from the surrounding neighborhood by structures and landscaping. All trash collection areas are conveniently located for the resident's use in screened enclosures and placed over 50' away from adjacent property lines. In addition, the Applicant will ensure that trash pick up occurs during normal business hours. The Project will have all loading zones convenient for resident move in and out. The delivery zone at the Clubhouse is over 400 feet from a property line. It is important for the project success that it provide sufficient lighting for safety, but also lighting that is not intrusive to the neighbors. The Project light intensity and hours of full illumination will comply with IESC guidelines, City guidelines and project concerns, for ensuring safety. Regency Lakeview does not have outdoor vending machines. The Project is providing 292 off-street parking spaces to meet the needs of all residents and guests. The City's Land Use Code would only require 288 off-street parking spaces. In addition, the Project will provide 283 bicycle parking spaces, when only 16 are required by the Code as well as providing bicycle storage and a bicycle maintenance station. Regency Lakeview will be owned by the Developer and will be professionally managed with an onsite management and maintenance team. The total team will include up to 6 personnel, two of whom will live onsite. The professional management company will maintain the complete Project, including buildings, accessory structures, paved surfaces, open space and neighborhood pocket park. The normal hours of operation include, leasing from 9am to 6pm M-F,and 1 Oam to 5pm, SaSu, and for deliveries, 9am to 5pm, M-F. The Project will also set hours for moving in 8390 E. Crescent Pkwy, Suite 650, Greenwood Vlg, CO 80111 • (0) 303-770-4300 • (F) 303-962-4762 www.regencyres.com REGENCY RESIDENTIAL PARTNERS The Project preserves the mature trees and landscaped berms that currently exist on the north side of the development parcel. The Project will add landscaping and some berming along the eastern property line. The height of the landscaped berms along Drake Road with the existing mature trees will buffer the appearance of the multi -family buildings as seen from the street. A generous quantity of new trees and other landscaping will serve to buffer the project from the neighborhoods located to the east and south. The buildings have been carefully designed with walks that will connect to the detached sidewalk along the street -like private drive to the west and to public sidewalks along Drake Road and Lemay Avenue. The southern two acres of the site will serve as a storm water detention facility as well as a neighborhood pocket park. The park is designed to keep the multi use field areas dry while directing storm water to wetland swales on the south and east sides of the field. These wetter areas will be seeded with mesic plant material that can handle the wet soil. From the swale, storm water will drain and be piped past the City of Fort Collins storm water detention pond located outside of the project site. The pocket park and the existing landscaped berm along E. Drake Road provide significant buffers to the single family neighborhoods. The closest multi- family building to the adjoining Sherwood Neighborhood is 80 feet from the property line. This building (No. 2) has a three story section which is approximately 125 feet from the property line. The detached parking structures are 25 feet from the closest property line. The garages are oriented with the doors facing into the project. The purpose of this feature is to provide a cleaner fagade as viewed from the neighbors. The orientation and placement of the buildings was carefully considered to create walkable blocks, optimize open space and maximize privacy for residential neighbors. The two story buildings are between the three story buildings and the single family houses. The two story buildings block views from the third floor into the neighboring back yards. At the north end of the community, the buildings are oriented toward the open space adjacent to Drake Road. At the center of the community, the buildings are oriented to create blocks, so that garages face each other in a back court, with the other side of the building facing open space and other amenities. The two most southern buildings direct "eyes" onto the pocket park. It is important that the pocket park feel safe for the residents and the surrounding neighbors. Where possible, the project team has increased residential building setback distances which range from 80 to 213 feet from the property lines of the adjoining single family houses on the east and south. In keeping with the neighborhood architectural themes, the Project will be using a mix of stone masonry, lap siding of various sizes, varied siding materials and wood trim details similar to the immediate neighborhood. The Project will be using windows that are typical to residential construction and are not highly reflective or that will create excessive glare. Further, the windows will have detailing with frames, sills, lintels and shutters to define building stories and establish human scale. The Project includes a variety of exterior colors to create visual interest and all colors used are compatible with the surrounding neighborhood. By incorporating construction details and materials from the surrounding neighborhoods, the Project will have a 8390 E. Crescent Pkwy, Suite 650, Greenwood Vig, CO 80111 • (0) 303-770-4300 • (F) 303-962-4762 www.regencyres.com REGENCY RESIDENTIAL PARTNERS 1. The APU process can allow an additional use in the RL zone if a detailed development plan is prepared and established criteria designed to protect neighborhoods are met. 2. The process would allow the Church to realize more appropriate economic value for property located at the intersection of two arterial streets, would allow the land to be more appropriately used from a land -use efficiency standpoint and help rectify the change in zoning to R-L when City Plan was established. The APU process protects the neighborhood by insuring that impacts are carefully evaluated before approval of the site specific land use and also insures that other land uses are not automatically permitted as would be the case if the property were to be rezoned. Project Description and Neighborhood Compatibility Analysis In addition to being adjacent to the Church, the property is surrounded by a mix of uses including: Scotch Pines neighborhood retail and grocery, employment (Woodward Governor, Poudre Valley Hospital), open space (Parkwood Lake) and single family residential - Parkwood Lake and Sherwood Neighborhoods. The proposed project, to be known as Regency Lakeview will consist of 8 multi -story residential buildings and a clubhouse building. The clubhouse will include leasing and management functions along with fitness facility, great room with kitchen for entertaining, resident accessible computers and printers, and cafe. There are several areas of outdoor amenities including pool with spa and deck, picnic tables, a walking track/trail, and a 2-acre neighborhood pocket park with multi use fields and low wall seating. The clubhouse and outdoor pool area will have WiFi access. The Project design team has worked with the property owner Christ Center Community Church, City staff and the neighborhood (through the neighborhood meeting process) to design a project that is compatible with the surrounding uses. The Project has a mix of two story, two story rising to three story, and three story buildings. The buildings are designed with articulated facades to achieve a scale compatible with the surrounding single family houses. The varied roof elevations provide greater differentiation among the buildings and add to visual interest. The Project's buildings step down in height from the Church as the tallest buildings are closet to the. Church while the two story buildings are closest to the single family residences located on Dorado Court and in the Sherwood Neighborhood. The Project placed the one story clubhouse building and a two story.rising to three story building facing Drake Road. All but one of the buildings is oriented east -west. The project shares two property lines with single family residential. The majority of the single family residences are along the east property line so the east -west orientation of the buildings allows more open views between the buildings for the residents of Dorado Court and the Sherwood Neighborhood. 8390 E. Crescent Pkwy, Suite 650, Greenwood Vlg, CO 80111 • (0) 303-770-4300 • (F) 303-962-4762 www.regencyres.com REGENCY RESIDENTIAL PARTNERS limited its opportunities for sale. Even though the property was located at the intersection of two arterial streets the property was zoned R-L, Low Density Residential District, the stated purpose of which is "predominantly single-family residential areas located throughout the city which existed at the time of adoption of this Land Use Code." The R-L zone district permits only a very limited number of uses, the development of which are now subject to the more prescriptive regulations of the Land Use Code, as opposed to the LDGS which allowed an almost unlimited number of uses to be proposed on the site. In an attempt to position itself for a sale of a portion of its property, the Church sought a rezoning to the LMN zone in 2009 to allow for more potential uses. While members of the Planning and Zoning Board expressed support for more intense uses, including multi -family housing, at this arterial intersection, they were reluctant to allow all the uses that are permitted in the LMN District and would have preferred to evaluate an actual development plan that proposed specific uses in order to evaluate compatibility. The Church continued its application but later decided to delay any action until it had an actual purchaser with an actual use. The Church continued to market the property and after evaluating the 11-acre site, Regency Residential Partners, the Applicant, determined that the site was an excellent choice for multi- family development. Factors considered included: • proximity to employment, education, medical, grocery and retail facilities • infill location • access to public infrastructure and transportation • compatibility of use (residential) • need within the Fort Collins community The proposed multi -family project will be able to: • provide quality housing for singles and couples, teachers, public servants, single parents, retirees (not ready for assisted living), recent college graduates, and for those who cannot afford to buy or may have lost owned housing due to foreclosure • create high end, professionally managed, multi -family for -rent housing to replace older, deteriorating for -rent housing options • provide an architectural style with fagade treatments, roof lines and varying heights that will produce an appropriate transition to existing neighborhoods Because multi -family dwellings are not an allowed use in the R-L zone district, it was determinedly the City staff and the Applicant that the APU is the best process to utilize for the following reasons: 8390 E. Crescent Pkwy, Suite 650, Greenwood Vlg, CO 80111 • (0) 303-770-4300 • (F) 303-962-4762 www.regencyres.com REGENCY RESIDENTIAL PARTNERS June 13, 2012 Mr. Ted Shepard City of Fort Collins Planning Department 281 N. College Avenue Fort Collins, CO 80521 RE: REGENCY LAKEVIEW - PROJECT DEVELOPMENT PLAN (PDP) PLANNING OBJECTIVES . Background The 23.55-acre project site, owned by Christ Center Community Church and located at the southeast corner of Drake Road and Lemay Avenue, was purchased in 1980. The Church moved to this location with the intention of building a large religious campus facility. The plan included a multi -phased build out of the entire parcel. The. building and parking lot as seen today encompassed the original two phases of the construction. The final building phases involved structures to the west of and attached to the current Church building and smaller buildings with more parking on the 11-acre site located east of the Church. At completion, the entire corner parcel would have been developed. Over the intervening years, the Church's focus changed from the desire to be a "mega" church to being a smaller, more intimate community focused church. As the direction of the Church and congregation evolved, it became apparent that the Church did not need to develop the 11-acre site and retained ownership of the site was not supportive of the Church's community based mission. As part of this evolution, the Church Board and congregation determined it would better serve its mission by selling the 11-acre site. Since 1980, the Church has permitted the use of its parking and property by the Fort Collins community at large. When the Poudre Valley Hospital built its parking garage, the Church parking lot was used for employee parking. The Church hosts the annual 9-Health Faire and the annual Butterfly Kisses father/daughter dance. The Church has not restricted use of its l f acres nor its parking lot. Neighbors have used the parking lot and the open space to walk their dogs, hit golf balls, etc., and youth recreation games are regularly scheduled for this location. The neighborhood and the community have grown accustomed to utilizing the well maintained open space, although they do not share in the cost of maintaining it. The irrigating, fertilizing, mowing and general overall clean-up has been the Church's responsibility. As the Church and its leadership explored the possibility of selling the 11-acre parcel, they looked at a number of options; including single family, retail, and a youth center. As part of the process leading to sale, the Church discovered that the implementation of City Plan in 1997 8390 E. Crescent Pkwy, Suite 650, Greenwood Vlg, CO 801,11 • (0) 303-770-4300 • (F) 303-962-4762 www.regencyres.com