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HomeMy WebLinkAboutREGENCY LAKEVIEW - PDP & APU - PDP120013 - MINUTES/NOTES - CORRESPONDENCE-NEIGHBORHOOD MEETING (4)67. When would you begin construction? A. The earliest would be next summer. 68. Are units vertical or stacked? A. The units are stacked. 69. How many hours would it take City staff to review this project? A. Response from City Planner: We do not keep track of development review on a per project per hour basis. 70. Could the City buy the property? A. Response from City Planner: Our Parks Planning Department has been asked this question before and the answer is no. Parkland development fees from this area were applied to the over -sizing of Warren Park. 71. Is the detention pond included in the density calculation? A. Yes. 72. How will shared access between the church and the project be controlled? A. We anticipate there would be a shared access agreement. 73. Will there be a third neighborhood meeting? A. Yes, if the project is to proceed, there will be a third neighborhood meeting. 74. Will you move forward with the project? A. We will continue to assess the feasibility of this project. 57. Will there be a second detention pond? A. Yes, we will have to build a detention pond at the south end of our site. We will not be able to use the existing pond south of our property as we must assume that pond is already at capacity. 58. Was a different housing type considered such as patio homes? Your project is too high density compared to the surrounding single family. A. We look at our project and see it as a logical transition between commercial and single family. 59. The three story buildings are too high for this neighborhood. Two stories should be considered. Could you put one story into the ground like a garden apartment? A. Our experience is that garden apartments are difficult to lease. 60. Who applied for the Addition, of a Permitted Use — the church or the developer? A. Regency Partners, the developer, has gone through Conceptual Review. Please note that we have not applied for anything yet as we are in the pre -submittal stage. 61. There are many seniors in Parkwood. It is getting more and more difficult to get out onto Drake. I am concerned about becoming a prisoner in my own neighborhood. 62. 1 would like to echo that sentiment. Adding traffic from 238 apartments onto Drake and Lemay is a major concern. 63. It looks to me like you need more parking spaces. 381 spaces will not be enough for all the tenants. 64. Is Regency a publically-owned company? t ►. 65. 1 am concerned that the proposed stormwater detention pond is not sufficient to accommodate the extra runoff from the development. A. This aspect of land development is very carefully engineered and reviewed by the City's Stormwater Department. 66. In my opinion, this project is not a land use transition. E 49. Why is an existing low density parcel, with R-L zoning, even being considered for high density? The property should remain low density. A. The Addition of a Permitted Use allows a known end -user to apply for a development without changing the underlying zoning. 50. 1 am concerned that multi -family housing will lower my property value. 51. How long does Regency intend to own the property? 52. A project known as The Grove was a smaller project with less density and it still faced problems. Why are you even pursuing this site? It appears that you will face significant neighborhood opposition. A. As noted, we think the site has many advantages for a multi -family project. 53. Will the Lemay access be included in the traffic study? A. Yes. 54. Will the neighbors be able to use your detention pond for walking? A. Yes, we want our neighborhoods to connect. That is why we are showing extending our walking path to our south property line so we can tie into the existing path in your neighborhood. 55. How will the neighborhood school be impacted? Is that part of the project analysis? Will families move in with kids? If so, that may help with decreasing enrollment. A. Generally speaking, multi -family development does not generate the same number of students in grades K — 6 as do single family homes. Yes, there will be school -age children that will attend the local neighborhood school but it is difficult to predict how many. 56. Getting out of our neighborhood, Parkwood, and having to make a left turn onto Drake is dangerous. This project will add traffic and just make it worse. A. As noted, this intersection will very likely be analyzed for its level of service and the impact our project will have on making all the turns. generated by the 100-year storm, will be required to be detained and then released at the historic rate or slower if the downstream outfall is limited. In addition, water quality features must be provided to improve the quality of the runoff before it gets into the Poudre River. We are expecting to construct our stormwater detention pond meeting all City standards at the south end of the property which is the low spot. 42. 1 live to the south and my backyard adjoins the church parking lot. I am concerned about bringing in a high number of new residents into our neighborhood. I am concerned about the potential for vandalism. We would need for you to provide safe lighting so cars, bikes and pedestrians are visible at night traversing the church parking lot. There needs to be a safe and practical way to get over to the Lemay and the shopping center. A. These are valid concerns and we would investigate how to best address safety and to deter vandalism. 43. What about our quality of life? Have you considered the impact of your project on our neighborhood? Has our quality of life been evaluated? This project will have a negative impact on our neighborhood. 44. Is there a willingness to reduce the number of bedrooms and units and number of stories or make other modifications to your proposal? 45. Who will manage the project after it gets built? A. Typically, Regency hires a professional, third -party management company to manage the project on a day-to-day basis. 46. 1 am concerned that you are marketing the project as "Regency at Parkwood Lake." This infers that the project has some kind of relationship with the lake when clearly this is not the case. Your residents will not be allowed around or on the lake. A. Yes, we understand. The name is simply a reference to the local geography and we will not create any other impression. 47. What is the value of the property? What was the listing price? A. I will refer you to the listing real estate agent. 48. The crossing of Lemay is dangerous. It will be difficult for your tenants to get over to the shopping center. s 33. 1 think your project is too many apartments in too small an area. 34. Will there be any traffic improvements at the Drake access drive? A. At this point, it is difficult to predict. We will have to conduct the T.I.S. and then have it reviewed and evaluated by the City Traffic Operations and Engineering Departments to see what improvements would be required. 35. Lemay Avenue is not safe to cross. 36. Did the owner of the property seek a developer or vice versa? A. As noted, the church has the property listed for sale with a real estate broker. This is how we found the site. 37. What has to happen to stop this project? A. The City of Fort Collins has a rigorous review process that is transparent and predictable for all parties. My understanding is that the development review process was the subject of the first neighborhood meeting where these issues were discussed in depth. 38. There is another proposed development at Timberline and Drake. Will the traffic impacts from that project be factored into the T.I.S. for this project? A. Yes. The City requires that all existing and planned projects be factored into the T.I.S. 39. Can the detached garages along the east property line be moved further away from the existing houses? A. We can look at doing that but the idea was to put the one-story garages closer to the east property line and then transition to three stories as you get further west. 40. How many garages are there and does each unit get a garage? A. There are 40 spaces in the eight detached garages. Some units will have a garage in their building. Not all units will have a garage. 41. Will stormwater runoff increase and how will it be handled? A. Yes, anytime you increase the amount of imperviousness there will be an increase in stormwater runoff. Stormwater, based on the volume 26. Why is the City allowing the Addition of a Permitted Use? A. Response from the City: The Addition of a Permitted Use is a process that is codified in the Land Use Code. This particular applicant is availing themselves of this process. The City is not "allowing" the project. Only the Planning and Zoning Board, or City Council on appeal, can permit a project. City Staff is simply facilitating a process as it would for any applicant. 27. Would this be a zone change? A. No, the underlying zoning would not change but would remain R-L. 28. What is the mix of bedrooms? A. We anticipate that there will be 40% - 45% two/three-bedroom units. Preliminarily, we are estimating that there would six three -bedroom units, 120 one -bedroom units, 21 one -bedroom units with den/bedroom option and 92 two -bedroom units. 29. Will Section Eight renters be allowed? A. Let me emphasize that this project will not be a subsidized housing project. All tenants will have to financially qualify for our market -based lease rates. But, having said that, if a potential tenant brings a Section Eight voucher, and otherwise qualifies, that tenant would not be discriminated against. As you know, the Section Eight voucher is issued to individuals who are then free to shop around for their housing choice. 30. Was there any consideration to develop townhomes or medium density housing? A. We are not townhome developers so we have analyzed this site from the multi -family perspective. 31. Is it possible that homeowners along Drake or Lemay would lose part of their property due to a traffic mitigation construction project? A. Response from City Planner: This would be highly unlikely. 32. What is the purpose of the traffic counter in our neighborhood? A. Any existing traffic counter would not be a result of our project as we have not conducted the Transportation Impact Study yet. 6 20. 1 support the R-L zoning and oppose multi -family as an Addition of a Permitted Use. 21. Will the church parking lot remain or will it become a road? A. The existing parking lot will remain. The parking lot drives may have to be dedicated as emergency access easements at the request of Poudre Fire Authority so that emergency access will never be blocked. We are required by P.F.A. to have two points of access. 22. People driving north on Lemay will turn right into the church parking lot and use it as a road to the project. A. Yes, that would be expected. 23. What density is allowed by R-L zoning? A. Response from City Planner: There is no density metric per se in the R-L zone. Rather, the requirement is that lots can be no less than 6,000 square feet in size. 24. The site has historically been used for recreation. Will that go away? Is a small park planned for the site? A. As you know, the church as generously allowed for recreation on this parcel, with the exception of the stormwater detention pond at the southern end. Our plan would be to provide a path around the stormwater pond that would tie into the existing neighborhood path south of the property. Our intention is to allow the proposed stormwater detention pond to double as a passive recreation area and we would continue to allow neighbors to use our passive recreation area and walking paths. 25. Why was this site chosen? A. The church has been marketing this parcel and we became aware of it through a listing by a real estate broker. We are attracted by the proximity of neighborhood services offered by the shopping center across the street. The central location provides convenient access to employment areas as well as regional shopping at Foothills Mall and Front Range Village. Overall, the site has many attributes for multi- family housing. Department than make a determination as to the extent of improvements that have to be constructed in order for the project to mitigate its impacts. A. Response from City Planner: The applicant's traffic engineer must be qualified and selected from a list approved by the City's Traffic Operations Engineer to perform and submit studies in the City of Fort Collins. 14. What about traffic in the neighborhoods, not just on Drake and Lemay? Will this impact be analyzed as well? A. The City's Traffic Engineer will scope the study. I'm sure that where neighborhood streets intersect with Drake and Lemay that these intersections will be required to be part of the overall analysis. 15. What does the green area on the site plan indicate? A. This area is the southern end of the site and is the stormwater detention pond. 16. What is the east -to -west separation of this project from the neighborhood to the east? A. From the east property line, the detached garages are set back by 15 feet, Building Three in the northeast corner is set back by 35 feet and Buildings Five, Seven and Nine are set back by 149 feet. 17. Would you maintain the existing berms along Drake? A. Yes, we are trying to be set back from Drake in order to preserve the established berming and landscaping. 18. How was the number of parking spaces determined? A. Based on the market and experience with other projects, we determine our parking count based on the number of bedrooms. 19. 1 don' see the east -west path that leads to Lemay. A. Our proposal at this time is to stripe a path on the existing asphalt of the church parking lot that there is a visible connection between our project over to Lemay. This will indicate to drivers where to expect pedestrians. 4 9. What is the target demographic profile for your prospective tenants? A. We would provide a mix of one, two and three -bedroom units. There would be no income restrictions nor would there be an affordable housing aspect as all units would be leased at the market rate. Preliminarily, we would have a 1,300 square foot unit that would lease for about $690 and a 1,450 square foot unit that would lease for about $865. 10. Will you be targeting college students? A. No, this project is not designed to be an off -campus student housing project. But if college students desire to become our tenants, we cannot discriminate against them as a class. 11. Will the project decrease the value of our neighborhood? A. Generally speaking, my opinion is that our projects do not decrease the value of homes in the surrounding neighborhood. I encourage you to visit our completed projects referred to on the hand-out. 12. What is the level of service measurement for Drake and Lemay? A. This is a measure of congestion that is determined by the length of delay time. The longer the delay in getting through an intersection, the lower the level of service. Intersections are rated on a scale of A through F, just like grades in school. I don't know at this time what the level of service is at Drake and Lemay. This information will be provided after the analysis is performed for the T.I.S. A. Response from City Planner: As we have discussed previously, the City will begin the construction of a new separate westbound Drake right turn lane. This will allow cars wanting to go north on Lemay to not have to stack in the through lane. 13. Who pays for the T.I.S.? Who conducts the analysis? How do we know the study is impartial? A. The developer pays a professional traffic engineer to conduct the T.I.S. The scope of the study is determined by the City's Traffic Engineer. Data is gathered in the field by observation performed by the traffic consultant. The T.I.S. is then submitted to the City's Traffic Engineer for review and comment. In addition to vehicles, bicycle and pedestrian levels of service are analyzed as well. The T.I.S. evaluates the impact the project will have on the established criteria for levels of service for all modes. The Traffic Engineer and the City's Engineering 3 QUESTIONS, CONCERNS, COMMENTS 1. Who is Regency? A. We are a developer of multi -family housing. I am based out of the Denver office. We have developed projects in California and Colorado. The firm's principals have about 30 years experience. Please refer to the hand-out for a list of projects that we have completed. This hand- out also has our contact information. 2. 1 am concerned about traffic. What kind of mitigation will be provided for all the expected traffic? A. We will be required by the City to conduct a Transportation Impact Study as part of our submittal documents. This study will analyze the surrounding roadways and intersections. It may be a result of the T.I.S. that we will be required by the City to construct a deceleration lane at our access point. In some cases, for example, a traffic signal would need to be installed. 3. With 381 parking space and only two access points, it looks like a lot of traffic congestion as a result of this project. 4. Will 381 parking spaces be enough? We don't want spillover parking in our neighborhood. A. Yes, we think 381 spaces will be sufficient. Parking is distributed around the site in garages on the first floor of the buildings, detached garages and surface parking. 5. How will tenants get in and out of the project? A. We would take access from the existing driveways along both Drake and Lemay, just as the church does now. 6. It looks to me like you are putting too many units into the available space. The project looks like it will overwhelm the area. 7. When the hospital expanded, we noticed an increase in traffic which impacted the neighborhoods. 8. Will there be a pedestrian connection over to Lemay? A. Yes our plan is to provide a safe pedestrian access over to Lemay as there would be an attraction to Sunflower Market and Starbucks and the other businesses in the shopping center. F1 SECOND NEIGHBORHOOD MEETING SUMMARY PROJECT: Regency at Parkwood Lake — Multi -Family DATE: August 31, 2011 APPLICANT: Lisa Evans, Regency Partners CONSULTANTS: Damon Holland, Ripley Design Linda Ripley, Ripley Design Matt Delich, Delich and Associates Nick Haws, Northern Engineering CITY PLANNERS: Ted Shepard, Chief Planner, City of Fort Collins Megan Bolin, City Planner, City of Fort Collins This was the second of three neighborhood meetings. The first meeting was the development review outreach meeting that did not include the applicant or consulting team and focused more on process and land use standards than the actual conceptual plan. 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.