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HomeMy WebLinkAboutREGENCY LAKEVIEW - PDP & APU - PDP120013 - MINUTES/NOTES - CORRESPONDENCE-NEIGHBORHOOD MEETINGA. Generally, each square mile section has one neighborhood park ranging in size from 7 to 15 acres. 43. Seems like the process is designed such that if the developer complies with the standards of the Land Use Code, then the project is approved. A. There is a presumption that if all standards are met, then the project complies with the all the plans and policies adopted by City Council. It would be difficult to defend a recommendation of denial if the project meets all the standards. 44. What forms of citizen input are acceptable? A. We accept written letters, e-mail, and public testimony at the P & Z Hearing. 45. How was the notification area for this meeting derived? A. We notified property owners at least 1,000 from the entire perimeter boundary of the entire church parcel, not just the subject 11 acres. A copy of the notification area map is available. I recall about 541 addresses were notified in this mailing. 46. We will get to see the impact studies? A. Yes, anything submitted by the applicant to the City is public information. a A. As noted, the L-M-N zone allows up to 9.00 d.u./a'and M-M-N zone requires a minimum of 12.00 d.u./acre. Near campus there is the H-M- N zone which requires a minimum of 20.00 d.u./acre. 36. What do we know about Regency? Do we take a developer's reputation into account when considering a land development proposal? A. No, the Land Use Code contains no such criteria. 37. What happens at the second neighborhood meeting? A. At the next meeting, you will have the opportunity to speak directly with the applicant and engage in a dialogue about the proposal. 38. When is neighborhood input officially heard by P & Z? A. Written summaries of all neighborhood meetings will be provided in the packet to the P & Z Board where it becomes an official part of the record. 39. When is the P & Z Hearing? Will we be notified? A. Since the project has not even been submitted yet, the P & Z Hearing has not been scheduled. When scheduled, written notice will be provided as it was for this meeting. 40. Is the stormwater detention pond part of this project? A. There are two stormwater detention ponds at work here. First is the existing pond located immediately south of the subject parcel. This is a City owned pond that serves a regional function and is maintained by the City. The second is the propose pond that the developer would have to build to handle the increase runoff from all the new impervious surface. Although the two ponds would be next to each other, they would have to act independently. This is because the existing pond is at capacity and cannot accept any more volume. 41. Would the pond for the church at south end of the soccer field have to be significantly enlarged as noted above? A. Yes. 42. How are neighborhood parks distributed? 29. Is there any financial incentive for the City to look favorably upon this project? A. No. 30. Is the purpose of the Land Use Code to be biased towards development at the expense of neighborhoods? A. No, in fact, the Land Use Code contains neighborhood compatibility criteria in Article 3.5. 31. Right now the land is owned by a non-profit which has tax-exempt status. If the land is sold to a private sector developer, would the property be placed onto the tax rolls? A. Yes, that is my understanding but you may want to verify that with the Larimer County Assessor. 32. The density seems inappropriate for the area. What are the density allowances in the other residential zones? A. In the L-M-N, the maximum allowable density is 9.00 units per acre. In the M-M-N zone, the minimum required is 12.00 units per acre with no maximum. 33. Where are other locations that have this kind of density? A. Approximately 40% of the City's housing stock is in some form of multi- family. There are apartment complexes all over town and not just near campus. For example, there are apartments in The Landings, Miramont, Fossil Creek, Willow Springs neighborhoods among others. There are even apartment in the Parkwood neighborhood at the corner of Kirkwood and Brookwood and of course Parkwood East Apartments just south of Epic. 34. The Land Use Code has standards relating to noise, sound, glare, etc. How do these apply? A. These are General Development Standards of Article Three that apply to all projects on a city-wide basis. 35. What is the difference between medium and high density? At what dwelling unit per acre calculation does a medium density project become a high density project? R 23. Does the City have any traffic data for this project? A. No, the City relies on the applicant's private consultant to conduct the analysis. The City can make available its latest data regarding traffic counts on Drake and Lemay but the consultant must actually perform the counts at the affected intersections. 24. It looks to me like traffic coming out of Parkwood and turning left on Drake will be impacted by this project. There also may be a sight distance issue with Drake Road curving around the lake. A. These are valid observations and will have to be addressed in the T.I.S. 25. The last time a project was proposed for this site, the Integrity Center, the level of service rating at Drake and Lemay was D. There is already too much congestion at this intersection. Adding this proposed project will just make it worse. A. The level of service rating will be reviewed by the City's Traffic Operations Department based on current conditions. 26. What happens if the T.I.S. finds that the Drake and Lemay intersection falls below the acceptable level of service as a result of this proposal? A. This may result in requiring the applicant to construct the necessary improvements to bring the level of service up to an acceptable level. 27. Who would pay for these improvements? A. The City is responsible for paying for existing deficiencies. That is why the City is paying for the right -turn lane independent of this project. The developer, however, is responsible for mitigating the impacts caused by the new traffic generated by their project. 28. Has a high density project like this ever been proposed in the R-L zone? A. After enactment of the Land Use Code in 1997, no. Prior to enactment, a Planned Unit Development would have been allowed to be processed under the Land Development Guidance System. Keep in mind that the Addition of a Permitted Use process has only been available since July of 2008. 5 A. At the P & Z hearing, any citizen can address the Board. In the case of an appeal, citizens addressing Council, citizens must either be the actual appellants or they must establish that they qualify as a party in interest. It is not difficult to be a party in interest. This can be done by being on the mailing list for the P & Z hearing, speaking at the P & Z hearing, or providing written or electronic communication to the P & Z. 16. Is there the ability to provide input via e-mail? A. Yes, a -mails are accepted as citizen input. 17. Is there a way to keep these 11 acres as open space? What about the City buying the property for a neighborhood park? A. The Parks Planning Department has been asked this question before. When the square mile section was developing, the developers were unable to work with the City on a neighborhood park location. Consequently, the parkland development fees for this section were allocated to Warren Park which was then sized larger than typical neighborhood park. The Parks Planning Department has again weighed in that they are not willing to purchase this site for a neighborhood park. 18. In reviewing a Project Development Plan, what does the Current Planning base their recommendation on? A. We base our recommendation on compliance with the Land Use Code 19. What was the zoning for The Grove? A. The Grove was zoned M-M-N, Medium Density Mixed -Use Neighborhood and E, Employment. Both of these zones permit multi- family housing. 20. So The Grove did not have to apply for an Addition of a Permitted Use? A. That is correct. 21. Will impact studies be required? A. Yes, the primary impact study will be the Transportation Impact Study which must address not only cars but bicycles and pedestrians as well. 22. Does the City have any communication with the seller? ' 2 8. Has this property been sold yet? A. The City is not a part of the real estate transaction between two private parties. But, it is our understanding that the property has not been conveyed yet to the applicant. 9. What is the current zoning? A. As we noted, the property is zoned R-L, Low Density Residential. 10. Does this mean that if this developer goes away, then the Addition of a Permitted Use goes away too? A. Yes, that is correct. 11. What is the density of the R-L zone? A. The R-L typically ranges in density between 3 and 5 dwelling units per acre. 12. So the Planning and Zoning Board has final authority? A. Yes, unless the P & Z decision is appealed to City Council. 13. What leverage does the neighborhood have on the decision? A. The Planning and Zoning Board considers public input for all projects. While they base their decision on whether or not a development proposal complies with the Land Use Code, they take citizen input very seriously. The Board is interested in how citizens perceive the project and if impacts have been properly mitigated. 14. Is this a done deal? A. No, as noted, the project has not even been submitted yet. City staff is not empowered to approve a project. The authority to approve, approve with conditions, continue or deny a project rests with the Planning and Zoning Board or the Hearing Officer. In this case, as noted, the P & Z Board would be the proper venue for this proposal. Further, any decision of the P & Z Board can be appealed to City Council which then has final authority. 15. Is there citizen participation at P & Z and City Council? QUESTIONS, CONCERNS, COMMENTS Do the buildings have to be three stories? A. City staff does not know at this time. This question is best directed to the applicant. 2. Where is the parking?. A. The surface parking is located internal to the site and there are eight detached garages, each containing five spaces, located along the east property line. 3. What is the market for these apartments? A. City staff has been informed that this project will be market rate apartments and specifically targeted towards students or seniors etc. 4. Will these be H.U.D. Section 8 Housing? A. City staff does not know. This question is best directed to the applicant. 5. Do you know what will be the pet policy? A. No. Please direct this question to the applicant at the next meeting. 6. Could you go over where we are in the process again?' A. As you can see by the development review process flow chart, the applicant has been to Conceptual Review but has not yet submitted plans to the City for a Project Development Plan. The project is at the Neighborhood Information Meeting step which precedes submittal. The next step in the process would be for the applicant to hold the second neighborhood meeting. As we discussed at the beginning, for this project, the Addition of a Permitted Use would be submitted and reviewed and considered by the Planning and Zoning Board in conjunction with a Project Development Plan. 7. Is this a rezoning to mid -to -high density? A. No, this is not a rezoning. A rezoning would allow all of the permitted uses in the new zone district to be considered. An Addition of a Permitted Use, however, only allows the specific use that is requested to be considered. P NEIGHBORHOOD MEETING SUMMARY PROJECT: Regency at Parkwood Lake Multi -Family DATE: August 25, 2011 APPLICANT: Regency Partners CITY PLANNERS: Ted Shepard, Chief Planner, City of Fort Collins Emma McArdle, City Planner This was the first of three neighborhood meetings. The Current Planning conducted the first meeting without the applicant present in order to devote time to inform residents about the zoning of the parcel and the development review process. The purpose of the meeting was to answer questions about the City's role regarding this development proposal and how the neighborhood residents could provide effective citizen input. This meeting is commonly referred to as the development review outreach meeting. As proposed, the project is a request for multi -family housing on the 11 acres located on the east side of the Christ Center Community Church. The project would consist of 238 dwelling units divided among nine, three-story buildings. There would be a mix of one, two and three -bedroom units. There would be 381 parking spaces divided among detached garages, attached garages and surface parking. Amenities would include a clubhouse, pool and walking paths. The existing stormwater detention pond would remain. There would be no new access drives from either Lemay Avenue or Drake Road. The site is zoned R-L, Low Density Residential. This zone normally does not allow Multi -Family Housing as a permitted use. The Zoning Code, however, allows for the Addition of a Permitted Use process for specific uses, such as Multi -Family Housing, for ultimate consideration by the Planning and Zoning Board. The request would apply to this 11-acre property only. This is not a rezoning request. Also, the applicant would be required to submit a Project Development Plan for consideration by the Planning and Zoning Board. Independent of this proposal, the Engineering Department will begin work this Fall on constructing a westbound Drake right -turn lane to go north on Lemay. This will keep right -turning vehicles out of the westbound through lane and help relieve traffic congestion at the Drake and Lemay intersection.