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HomeMy WebLinkAboutREMINGTON ANNEX - MOD. OF STANDARDS - MOD120002 - CORRESPONDENCE - CORRESPONDENCE-NEIGHBORHOOD MEETINGA: A higher end project attracts higher quality students and graduate students. Additionally we anticipate international students or CSU workers possibly renting in this project. Q: I am concerned with the guest parking seeing that there are 60 parking spaces to 44 units. A: In our opinion, our parking is ample to accommodate tenants and visitors. Q: Will the management company monitor parking? Existing properties have very little parking and most students have a car, even if they use a bike. A: There will be a parking lot attendant from 8am -5pm. Q: Does the applicant think that 60 parking spaces are sufficient? This parking amount covers tenants, but does not account for the impact on Remington Street and neighbors. Could the developers provide restricted guest parking? Would the Planning and Zoning Board consider adding a condition of approval regarding the maximum occupancy be 44 - 50 people? Q: Is the applicant willing to pay for the relocation of the historic home at 711 Remington? A: Potentially we would consider relocating 711 Remingtion. The foundation of 711 Remington may be compromised which will pose significant challenges. The building is wood with stone over it so it could be moved with effort. Q: 711 Remington is a wonderful example of architecture and it needs to be saved. The home features bellcast dormers and carved rafter tails. The proposed project does not have adequate reproduction of dormers and other architectural details exhibited in 711 Remington. Q: I am concerned about preserving historic landmark homes. These properties have been rentals for 40 years. Each historic building is unique and the proposed buildings are similar to each other. The project should incorporate differences to each "section" of the project as to add visual interest and add to the unique, historic character of Remington Street. A: Will look at incorporating different architectural styles into this project. Thank you. Q: The proposed project does not have enough roof line variation and it doesn't look like it fits in with this neighborhood because of its contemporary architecture and character. I would recommend modeling project after downtown historic infill projects and to add more character. Q: I am concerned about the level of safety for bicyclists, especially at the intersection of Laurel Street and College Avenue. When cars exit through alley, as proposed, that could potentially cause big problems. A: A traffic study is required and will take that into consideration. Q: Currently, there are no bike lanes on Laurel Street and the alley intersection on Laurel Street is dangerous. 6 need to be demolished_ Q: The neighbors expressed to the applicant the need to match high -quality materials on Remington and incorporate design elements with nods to historic architecture. Q: A building has character or it doesn't. This neighborhood has character and this proposal will further perpetuate the loss of character of this neighborhood. Q: Applicant should add drawings showing homes on right and left of the development to show scale and architecture. Q: Neighborhood believes the applicant should save the old houses and spend the money it would cost to relocate the historic structures on restoring them. This project could be a model for designing new developments that incorporate historic single family residential. Q: Could the City add designated properties onto future maps of development? A: We will contact our GIS department and look into that request. Q: I am concerned about the "feel" of the neighborhood and how this proposal may change that "feel". A: The properties purchased by the applicant in December 2009. The plan proposed 1 and 2 bedroom units around an open courtyard over a partially underground parking structure with the alley serving as buffer. Bike storage is proposed within the building and primary access from alley. Q: Does building in back match the front? A: Yes, it does match Q: Is the third story behind being used? A: Yes, it is. Q: How many parking spaces will be in the structure? A: There will be 56-60 parking spaces. Q: How many units in this project? A: Approximately 44 or fewer. Q: How many bedrooms in each unit?' A: As currently proposed there are no three bedroom units. The applicant is proposing 2 two bedroom units, 18 studio units and 20 one bedroom units. Q: What is the occupancy of the three existing units? A: In 705 Remington there are 3 units (7 people on lease). In 711 Remington there are 2 units (3 people on lease), and in 715 Remington there are 3 units (7 people on lease). 5 how this proposal, and associated pedestrian traffic and on street parking, may further exacerbate the issue. A: Isn't pedestrian flow and jay -walking issues a common problem of all Laurel by the university? Q: Would you consider putting speed bumps in alley? Q: Would you consider installing flashing crossing lights? Q: Would you consider additional street striping? Q: I believe there are ingress and egress challenges associated with this site and design as it currently stands. A: The public would access the proposal off of college through the existing Collegio access. Other access points are from Plum Street and Laurel Street. Q: Would there be way finding signs directing traffic flow associated with this site? Q: Is the Enter through alley- issue with CDOT? A: (City Staff) This proposal uses existing College Avenue curb cut, so it may not be a big CDOT issue. I will check with one of our engineers, Sheri Langenberger. A: With this proposal the alley is improved all the way to Plum Street. Q: Is there only one entrance to the parking garage proposed? Q: I am concerned with adding more people and cars along College Avenue. The increase in traffic will result in short stops and quick turns. There may be some vehicle conflict regarding the thought that a car will be turning onto Laurel Street and then they turn more suddenly. A: (City Staff) I would urge the neighbors stay involved in process. In terms of notification, only residents within an 800 foot radius from site were notified, which is standard per the Land Use Code. Q: A neighbor is concerned about the 800 foot radius in terms of the percentage of those properties being rentals and the overall notification size. Q: If a large number of people are opposed to this project, does the city take that into consideration? A: (City Staff) The Planning and Zoning board does not use "popular vote' or petitions as criteria to base a Land Use decision upon. Q: Neighbors are jaded in terms of the City process on Whedbee Street and Laurel Street All the citizens did not want that project and it still was approved. Q: How does this density and mass fit into this neighborhood? This neighborhood does have rentals and could be profitable for the applicant, but it would affect the whole old town neighborhood by potentially setting a precedent. A: Applicant(s) think this is the right project and believes the historic properties in question 4 A: Keeping the existing structures is not an economically feasible solution in terms of our return on investment. Q: A neighbor gave an account regarding two properties purchased on Remington and rehabilitated. The neighbor expressed the beauty and value to the neighborhood in preserving the existing building stock. Q: On the applicants' visual aid, neighbor was confused regarding what the white property represents. A: The all white property represents rental housing. A: The proposal illustrates one large, connected apartment complex. Q: What is the max number of occupants per the fire code? How are the maximum occupancy determined? A: We don't know what the max occupancy, per fire code is yet for this design. Q: What happens if this project is sold and the next owners don't limit the number of occupants? A: (City Staff) Occasionally, Planning and Zoning Board, which are the decision makers, can put a condition of approval on a project. However, conditions of approval are somewhat rare. A: The applicant noted that, in their opinion, supply and demand dictates that, students aren't bunking with friends, (like they were in the 80's). Q: I would like to see 50 people maximum in the project. Q: I am concerned about the total occupancy of this project. A one bedroom unit may have roommate. Q: What are the proposed sizes, in square feet, of the bedrooms? A: 1 bed room unit is approximately 480 square feet. A studio unit is approximately 420 square feet. Q: When does the City not allow any more rentals and require the neighborhood to return to completely owner occupied? A: (City Staff) The City does not discern between rental and owner -occupied units. Individual Home Owners Association covenants may dictate rental policies, however the City is not involved with HOA covenants, nor does the City enforce individual HOA covenants. Q: Pedestrians parking on Laurel Street do not utilized the cross walks and other identified pedestrian paths. Neighbor is concerned with pedestrian safety in this regard and wonders 3 Q: Neighbor asked, "What does "do a traffic study" mean? A: (City Staff) A traffic study is a professionally prepared document that assesses the impacts of a proposed development on the existing and future transportation network. Q: What if the result of the traffic study is that there is not enough room for the development as proposed? Q: Is the proposed alley paved? A: Yes, the alley will be paved. Q: Could the alley be widened as to accommodate the flow of traffic? A: Not sure. Q: Could residents and guests utilize Plum Street as an access point? A: Not sure. Q: Will the applicant explore solutions for current problems such as traffic, lighting, character, massing? Q: Could there be additional lighting in the alley? Q: What is the applicant's definition of "adding value" to the neighborhood? A: The proposed development could help increase the neighboring property values while removing detrimental properties to the neighborhood. Additionally, the properties in question do not currently meet the energy standards. Q: Neighbor expressed the sustainability in retaining historic buildings. A: With the current proposal, the number of occupants must make the project profitable. Due to land cost and other aspects, the project is not profitable till year 5. Q: What about the quality of the neighborhood? Q: Neighbor is concerned with the longevity and community commitment level of future tenants of this proposal. The neighbor expressed that she does not foresee the future project tenants becoming long-term Fort Collins citizens or caring about the city of Fort Collins. Most would be short term tenants (1 year). A: Our other project, Collegio, has a long term tenant. Q: This is student housing. Q: Why do we need to knock down these three existing buildings? Q: Why not build just two new houses and keep the individually eligible home? 2 Attachment 4 NEIGHBORHOOD MEETING SUMMARY PROJECT: 705-715 Remington Street Multifamily Development DATE: November.7, 2011 APPLICANT: Christian and Robin Bachelet APPLICANT DESIGN FIRM: Justin Larsen, Vaught Frye Larson Architects CITY PLANNER: Courtney Levingston Community Development and Neighborhood Services In order to facilitate citizen participation early in the development review process, the city requires a neighborhood and citizens are urged to attend and actively participate in these meetings. The purpose of the neighborhood meeting is for development applications to be presented to the neighborhood and for the citizens to identify, list and discuss issues related to the development proposal. Working jointly with staff and the applicant, citizens help seek solutions for these issues. Neighborhood meetings are held during the conceptual planning stage of the proposal so that neighborhoods may give input on the proposal before time and effort have been expended by the applicant to submit a formal development application to the city. Additionally, a written summary of the neighborhood meeting is included in the staff report provided to the Planning and Zoning Board at the time of the public hearing. As currently proposed, the project consists of demolishing three existing single family residences located at 705, 711 and 715 Remington Street and replacing them with a 3 to 4 story student apartment building. Per the proposal, the project would consist of approximately 44 units, with a mix of 1, 2 and 3 bedrooms. Moreover, while a development plan has not yet been formally submitted to the City, the Applicant is considering including an on -site parking structure. All responses are from the applicants or the applicants design firm, unless otherwise indicated. ................. QUESTIONS, CONCERNS, COMMENTS, RESPONSES .................