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HomeMy WebLinkAboutREGENCY LAKEVIEW - PDP & APU - PDP120013 - MINUTES/NOTES - CORRESPONDENCE-NEIGHBORHOOD MEETING (5)22. The folks living in the surrounding neighborhoods should not be surprised that change is occurring with regard to the church property. If the neighbors want these 11 acres of church property for a neighborhood park, then all surrounding H.O.A.'s should assess their members to raise funds to buy the parcel. 23. What is the height of the buildings? A. About 42 feet to the top of the ridgeline. 24. 1 question the intent of Section 1.3.4 25. If I may be allowed to sum up — what you are hearing tonight are concerns about preserving our neighborhood values, an increase in traffic, spillover parking into the neighborhood streets, concern about an increase in crime and the general behaviors of transient residents. Also, we have concerns about how the project would be managed over the long term with proper monitoring of residents' behavior and property maintenance and upkeep. 26. The three neighborhood Home Owners Associations — Parkwood, Lake Sherwood and Silverwood Village are in the process of forming a committee that would be available to assist in communication with the church, its Realtor, and any potential developers and the City. The committee's goal would be to monitor and encourage appropriate and harmonious development on any portion(s) of the church property. 5 housing reduces the property values of adjoining single family housing. In fact, there is evidence of the opposite the single family values near our multi -family projects have increased along with the balance of the larger neighborhood. As we have stated previously, we maintain our projects in order to increase our own property values just as you would for single family houses. 15. There will be a significant number of traffic impacts associated with this project. A. As noted, a full Transportation Impact Study will be submitted to the Traffic Operations Department for review and evaluation. 16. How many people will the project hold? A. We have not yet finalized the bedroom mix but our preliminary estimate is that there will be 60 one -bedroom units, 12 one -bedroom with den units, 63 two -bedroom units and 33 three -bedroom units. Roughly, capacity will range between 290 and 315 persons. 17. As an out-of-town developer, your company can take the profits and move on. 18. The City is biased in favor of the project because the increase in property taxes will benefit the City financially. 19. This is a de -facto rezoning in an attempt to skirt the process. The request for Addition of a Permitted Use does not meet the criteria as stated in Section 1.3.4 of the Code. The previous approvals under this system are smaller in scale. This is a wholesale change. A. In response, as previously noted, the process is designed to be more specific than a blanket rezoning. The standard does not speak to size or scale of an individual project. 20. This project will cause more air pollution. With all those cars starting up every morning and with wind out of the south or southeast, polluted air will blow into the Parkwood neighborhood. 21. The same issue applies to light pollution due to exterior lighting for the parking lot and drive areas. A. Actually, the City of Fort Collins has a strict code provision that prohibits light spillover. All exterior light fixtures are required to be fully shielded. 4 8. 1 am personally aware of four recent break-in's in the neighborhood. There is already a problem with guns and drugs. Adding more density will just make it worse. 9. 1 have heard that there is a multi -family project proposed for the vacant ground at Timberline and Drake. Combined with the Regency proposal, these two projects will make the Timberline and Drake intersection the worst in town. 10. My house adjoins the south property line of the church. I'm afraid that the church parking behind my,back yard will become like a street that serves the project. A. We are aware of your concern and are looking at ways to mitigate this impact. We may be able to route our tenants out to Lemay in a different manner. 11. My concern is that will all the new traffic on Drake, there will be more cut -through traffic on Brookwood and will impact the Parkwood neighborhood. A. We will be conducting a thorough Transportation Impact Study that will provide data on the levels of expected congestion at all the key intersections. 12. 1 don't agree that the City should encourage infill development. 13. It seems to me that the Addition of a Permitted Use is the equivalent of rezoning the property. A. Yes, but only to the extent that it would allow only one use whereas a rezoning would allow all the permitted uses allowed in the new zone. The church attempted to rezone the property back in October of 2009 and, at that time, the Planning and Zoning Board expressed reluctance to approve a carte blanche rezoning to L-M-N as this zone allows no - residential land uses. The Addition of a Permitted Use is process is more limiting in that only the use being proposed would be allowed and the underlying zoning remains unchanged. 14. I'm concerned about property values. I have been a realtor in northern Colorado for a long time and my assertion is that multi -family development will diminish property values. A. In response, the applicant has investigated the property values near existing Regency projects in the Denver metro area by looking at the. records of the County Assessor. There is no evidence that multi -family 3 The meeting began with a statement by the church Pastor as to the history of the church in the community and the acquisition of the property and construction of the church about 30 years ago. The church was initially intended to be the first phase and that there was always an intent to further develop the site as a campus of church -related facilities. The athletic field was to be an interim use. Now that the church has changed is affiliation, there is no longer a desire for a campus. QUESTIONS, CONCERNS, COMMENTS 1. The proposed density is a radical departure from the existing neighborhood. A "story board" exhibit illustrates this discrepancy. 2. 1 question the economic viability of the church. What would prevent the church from selling other parcels of land to future developers? What would prevent the church from selling their entire property? If this proposal is approved, we should demand a moratorium on the balance of the church property to prevent additional development. A. In response, a church representative indicated that the church is financially healthy and has no interest in selling off additional parcels. One of the primary motivations for selling these 11 acres is that while there is some financial benefit, it has become expensive to maintain irrigated, blue grass athletic fields that are used by organized sports leagues and informally by surrounding residents. Not the least of our maintenance obligations is the expense of cleaning up after dogs. 3. We bought our houses with the expectation that this area would always be used as a church. 4. I'm opposed to the multi -family project as it will bring in a group of people that will rent instead of own. These tenants will not be invested in our neighborhood. Tenants, by definition, are a transient population. I fear that there will be an increase in crime. 5. There will be additional traffic on Drake Road. There will be an increase in danger for kids and pedestrians. 6. The project will need separate turn lanes. Otherwise, there will be increased congestion on both Drake and Lemay. 7. The parcel has only so much carrying capacity and cannot support multi -family. Overall, I estimate that the carrying capacity of the entire church property is 58 new homes. 2 THIRD NEIGHBORHOOD MEETING SUMMARY PROJECT: DATE: APPLICANT: CONSULTANTS: CITY PLANNERS: Regency Lakeview — Multi -Family February 9, 2012 Lisa Evans, Regency Partners Damon Holland, Ripley Design Linda Ripley, Ripley Design Matt Delich, Delich and Associates Nick Haws, Northern Engineering Ted Shepard, Chief Planner, City of Fort Collins Clark Mapes, City Planner, City of Fort Collins This was the third 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. The second meeting included the applicant and the consulting team with a full description of the proposed project. 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. Since the .second neighborhood meeting, project has been reduced from 238 dwelling units divided among nine, three-story buildings to 175 units divided among eight, three-story buildings. There would be a mix of one, two and three -bedroom units. The number of parking spaces has been reduced from 381 to 312 which would be 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 and upgraded so it could be used for field sports. 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.