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Home My WebLink AboutASPEN HEIGHTS STUDENT HOUSING - PDP - PDP110018 - REPORTS - CITIZEN COMMUNICATION (3)GVi,ML) 0� Q\D\ „v,Q✓c- «rl2,hq t',e.n c.�olcla C'o�, _G90Y1fi �J 1 �:4t.�t�C l:n.��0n_111C hovna_p JL.i.�: an 2 , ` _1� �� rA } �Q.Lri:t }o �.�' .L�� T �S.r.a t-r c < i 5 Tv Y.6'✓...y4..a_._.v.O.�,. C a� _o �iL�t. V%c5 1�o Uc i� 1_ fin✓ n�Jc�� Dt st v?o L J 40 ��" O CS.�. Pic �US Cl_Y 0'A,11 J YICt �N O- lloc �� `no � �1 nt (moo, <tllka��t h L" "5;. MC, e rG )�J.1S4y�C. i-4....�.\y�_4n�I S,+y �.Qr+tnt h' 7 7 '•'"n ��r„ _��`^.C.S. 1 .lpj a ESQ Loa IL i(A '�� EaV'f x-O��iC�✓ �or j he < o r u\ i c. _ _O\—' ..._.��.��1�`—_-_i�'�-�»,w.�-�1.. ;�1 0.VL C: GIN I'1_ _/. N. �5_ �i0 W1d �.__N4D_✓�-- f0 UO tJJ, ��n 1.��F��.«.cl,t..✓_rC GjO� _ —a..••1.L, l 2 i �hev LOJ.'l 1��1a Gl rrti ne\GL % ( a C.0 t3' 3, W'�n c c vc try �o_ _ly to Jo w; fh 'r c Vex I4L icL, tLai- T /_t:w� y J 1 � c \ � �1.�_f�'•, � L�:,.w'�._V,_-,..'�.S..r� ti-� O _..{ T�_.. _.- t`U r '}- l^,c+T G'l, f�t. � l j O �nG=( �� 7� �'`.4�1fL �'"l� /i/d%��l- -�Gl. �.i CI1.Y� Oi l f Ct ✓\./ r-c�G�� C�� l^1e ✓t r , ,_c:1t�15.��:� 1,\,n n � a_t 5�°.L' � � � � f l'l-c P..Cp�,t c c t - o -i c o-t- Sq.Q.3- }e O�tM / J/ � J Page 1 of 1 Ted Shepard From: Larry Bolt [rcripes@netzero.net] Sent: Tuesday, May 08, 2012 5:04 PM To: Ted Shepard Cc: City Leaders Subject: Aspen Heights Project Development Plan #11-0018 Mr. Shepard, Per this email, I would like to go on record prior to the City Council hearing as being opposed to the Aspen Heights Project Development Plan #11-0018. My wife and I live just catty corner from the proposed student housing development - the first small white house north of the power station. As such, we would have direct line of sight, sound, and exposed to other unsavory elements associated with such a large student population. I have lived in Fort Collins most of my life - through College Days, riots, Old Main, and most recently, the massive out of control pool party last August, 2011. If I come across as alarmist, it's because these things have happened and will happen again. Among many other things, the very close proximity to the Old Town every -weekend -a -party atmosphere is absolutely inviting spillover trouble, no matter what anyone says to the contrary. It has been written about time and time again. We always knew the lot in question would be developed and since we now know the purpose is student oriented housing, we would like to see the project killed RgLriiad. This large scale student oriented housing project carries with it any number of negative ramifications, and we, as established residents along with the surrounding family -oriented neighborhoods, should not have this foisted upon our lifestyles. It simply does not belong here. Sincerely, Larry Bolt Get Free Email with Video Mail & Video Chat! 5/9/2012 enough time to prepare for this hiring taking place on May 21, 2012. Thank you for taking the time to listen to our concerns. We are shocked that the City of Fort Collins might allow this project to go through. North Fort Collins has been struggling for sometime to gain the pride, ownership and beauty that Fort Collins so much strides for. We take so much pride in our home and the surrounding area. We know that there will always be some kind of problem, not every neighborhood is perfect, however ours is pretty special and it has gone through a lot to become what it is today, a safe, happy, clean and prideful place to live. Karie Madigan Nick L is any standing water? If so, mosquitoes control? 11) Does this plan if the intent of Fort Collins City Plan? My understanding of the city plan was to build communities that would increase the appeal of Fort Collins and give a homeowner the ownership feeling of living in a happy, safe, clean, peaceful place. Having a "student housing"/rental property in this area fails to give this area ownership of the area and our homes. 12) Zoning. When purchasing our home we were well aware that the surrounding vacant areas would be built on someday. We never thought there would be building complex allowing more then 3 non related people loving in a home built across from a place we pride. What is the plan then for more than the allotted amount of rooms being rented out when a student or renter allows people to live in the living room? We feel this more than 3 non related roommate situation is going to be a problem for the community and neighboring neighborhoods. Once other students find out that this area is allowing more then 3 non related people living in a household they will do the same. This will increase problems for neighbors and law officials. We are not apposed to something being built there, just not what is proposed. We feel the way the zoning is, there could be something built there that would benefit the neighbors and the community better. 13) If construction of this project takes place, what will be the noise ordinance be? Will contractors be working early in the morning? Late at night? Since this project will be talking place by Conifer and Redwood Streets will homeowners be "blocked" into their neighborhoods? There was an issue about a year ago with Conifer being repaved. Homeowners living in the Meadows at Redwood were not allowed to drive across Conifer Street to get to the other side of Redwood Street. We do not want that again! 14) Since Fort Collins is an energy saving/earth friendly/sustainable living community what kind if measures will be taken if this project is built? Will the contractors be using earth friendly materials? Will there be any energy saving ways that the contractors can use? Will there be guidelines for energy saving? Earth friendly materials? Or sustainable living materials? How can they keep this project as clean as possible? 15) We are concerned about our home value? Will it increase our re -sell value or decrease? When we were at the meeting in January that question was not answered, it was talked about in a round about way. 16) Some homeowners did not receive notice of the hearing and it was up to those who did receive the notice to let them know. We feel that we have not been given enough time to prepare for a City Council Hearing that will be taking place in 2 weeks. We were made aware of this project in January. Since January we have not heard anything about this plan until May 8, 2012. I (Kane) was made aware to get ant inquiries to Mr. Shepard by May 14, 2012. We feel that there could have been better communication to homeowners in this area. We feel that given such a short time frame that we have not had 4) What is the plan for pollution? Air, trash, noise and lighting? Will there be more lighting on Redwood Street and Conifer Street? Will there be noise barriers placed along Redwood and Conifer Streets to block the noise of the vehicles into surrounding neighborhoods? Trash is something that we feels needs to be handled in a student housing facility. There are many students that may be disrespectful and leave trash along paths, outside of their homes and place trash outside of dumpsters. What is the plan for when debris starts to pile up? Will garbage services come more than once a week? With 712 rooms, 712 + people living/staying in a home that is quite a bit of trash. 5) We are aware that some of the housing will have the front doors facing Redwood Street, causing cars to be parked on what is now the bike lane. What is the plan for the bike lane if cars are parked there? The Redwood bike path is a main bike path that is used a lot. 6) There is currently a colony of prairie dogs that are in the proposed building sight. We understand that humane euthanasia would be the plan for the said prairie dogs, however living in the neighborhood across the street from this area we feel the prairie dogs will retreat to the area on Redwood Street that is the front of the Meadows at Redwood neighborhood. They may even retreat to the area on Redwood street that is owned by the City of Fort Collins. This increases the population of the prairie dogs in a small space causing problems for the homeowners in this area. Problems like, increased flea and tick population, the prairie dogs chewing through piping that has been an on going issue, now that rabies has been detected in west Fort Collins, rabies. 7) With 712 "rooms" for rent, if everyone has a vehicle the plan does not seem to have enough parking that will be provided, meaning on Redwood Street, Conifer Street and surrounding neighborhoods would see an increase of vehicles on the street. The neighborhood we live in has very minimal street parking as it is. Since we all know that family/friends may visit there will be more vehicles that require parking. 8) We are worried that this development will transition into a low income rental complex. We are concerned that this project may fail and thus be sold to property companies that will in turn rent to anyone turning our neighborhood that we take pride in, to a low income area. Many homeowners have invested much time, money and energy in their homes to make our community a happy, healthy, clean and safe neighborhood. With a possibility of this project becoming a low income area all our hard work was for nothing! 9) If the project fails mid way through and the funding is not provided, my concern is a vacant half build building. This would increase gang activity, violence, homeless population would increase and graffiti would be a constant struggle to keep up on. 10) Flooding! The area that is the proposed site used to be in the flood plane. FEMA has declared this area a non -flood plain a few years back, but this area has very poor drainage and most of the water run off gathers in the neighboring neighborhood of the Meadows at Redwood. What is the projected flood/water plan? Will there be a plan set in place for Karie Madigan & Nick Lewis 625 Yarrow Circle Fort Collins, CO 80524 City of Fort Collins Planning, Development, and Transportation Services 281 N. College Ave. PO Box 580 Fort Collins, CO 80522 May 11, 2012 Hearing Officer, We am writing this letter requiring the proposed Aspen Heights Project Development Plan, #11-0018. We have several concerns regarding this project and would appreciate and opportunity to address these concerns. 1) Will there be an increase of public safety? Police/Community Officers/Firefighters? With student housing some students tend to keep late hours and cause quite a bit of noise with loud music, social gatherings and late night driving in and out. What is the plan for safety for the neighboring communities that live near this area? Trash in our yards? Disrespectful students that vandalize, fights that can occur and over all safety of the families in surrounding neighborhoods as well as the student housing occupants? We are extremely concerned about the increase of drunk driving! This area is a family orientated place to live. There is always children outside as well as people taking walks and enjoying the outdoors. 2) Will the housing complexes be co-ed? Since ANYONE can rent a room what about the safety of the tenants? We express concern with rape, battery, roommate disagreements and stealing issues. 3) Is there going to be an increase with public transportation? If so, the vehicular traffic on Redwood Street and the surrounding neighborhoods will be significantly higher. Will there be more public transportation available? What is the plan for noise and speed control? Will there be speed bumps along Redwood Street since it is in the middle of several neighborhoods? Will the school bus stops need to be moved? Will there be signal lights on the corner of Redwood Street and Conifer? Or a round about? Since there will be an increase of traffic what is the plan for Old Town? There is already traffic concerns and by adding more cars to the road, what will it do to the streets of Old Town? Is there a plan in place for traffic back up when a train is occupying the railroad tracts and blocking traffic? Will there be a new city ordinance of "how long" a train can block an intersection? What will be the plan for emergency personnel? With the increase of vehicles and people what will their response time be for someone in need? 3asic ISP Webmail http://mail.basicisp.net/email/scripts/view.pl?&mid=4&folder-Sent&pr (jimandsuzanne87@BasicISP.net) - Fri, 05/11/12 17:23:30 -0700 a 0� Show Full Headers I Print j Close Printer View t<`� From: <jimandsuzanne87@BasicISRnet> To: <currentplanning@fcgov.com> Subject: Aspen Heights, #11-0018 Date: Fri 05/11/12 05:18 PM Attn: Hearing Officer This letter is intended to address our concerns about the proposed project referred to as Aspen Heights, Project Development Plan, #11-0018. We have lived in The Meadows at Redwood neighborhood for almost 20 years. This project will be right across the street from us. We have enjoyed the peacefulness, (except for the train) a sense of security and a beautiful view of the mountains. Our main concerns stemming from this project are the following: 1. We enjoy a nice small neighborhood feel here. The City of Fort Collins has always seemed to pride itself on that. The City's motto at one time was the "Choice City". I am disappointed that the City thinks this is a good fit for the north side of town. It seems that the owners of this project will be catering to affluent CSU students. They will not have the same sense of pride and respect in our neighborhood that we do. I have to wonder when a student gets stuck by the train three or four times and is late for class that they will rethink their decision to live there. If the owner loses the students will they consider changing to rentals? The owners are based in Texas so the revenue generated will not stay in Fort Collins. 2. Increased traffic is a major concern. Will there be added traffic signals or roundabouts? This will affect vehicles, The city's bus routes and the school bus routes. Will there be added traffic driving (speeding) through our narrow streets and will their be parking in front of our houses? 3. There is a lot of foot/bike traffic because of the near by trail. The neighborhood children play outside. We have concerns for their safety. 4. The added car emission pollution, noise and light pollution are also great concerns. The project will contain two story buildings, so there goes our beautiful view! We realize that there will be some kind of development on this property, but we feel that this is just not the right place for this kind of project. It is more suited for single family homes, a store of some kind, or even a park. Thank you for your time. Sincerely, James and Suzanne Roberts 625 Spurge Circle (jimandsuzanne87@BasicISP.net) - Fri, 05/11/12 17:23:30 -0700 1 of 1 5/11/2012 6:23 PA May 11, 2012 Page 2 a single residence. By approving this ordinance the citizens of this community stated that they do NOT want new boarding house style residences. Why is this development being allowed to blatantly circumvent this law? 4. Public safety — What extraordinary measures will the city be providing to mitigate the flow of drunk drivers out of Old Town on the new "backroad" which will allow drivers to bypass College when heading North on Redwood? Furthermore I do not believe that the Aspen Heights will remain under the ownership of the original developers. When this property is sold off what measures will be taken to assure that another `mega -party' or `Howes St Riots' don't occur? This will be a very large number of students living in a very tight off -campus area without any supervision afforded by on campus housing areas. The bottom line is that the developer is promising to control most of these concerns while they are in ownership of the property. Given the location and lack of direct public transportation to the campus it is very unlikely that this developer will not remain in ownership indefinitely. If/when this property is sold off all of the issues listed above and many more will become a persistent problem. This development will become a blight on the surrounding community and city as whole. I look forward to the upcoming hearing. Sincerely, iC t.7 -f- /' i/L" 7"!� Scott D. Metz Scott Metz 1013 Mullein Drive Fort Collins, CO 80524 May 11, 2012 Planning, Development & Transportation Services Current Planning Representative City of Fort Collins 281 N College Ave. PO Box 580 Fort Collins, CO 80522 Dear Hearing Officer: As a long term resident of Fort Collins and a homeowner in the Meadows at Redwood subdivision, I am writing to express my concern about the proposed Aspen Heights Project Development Plan #11-0018. We were first made aware of this proposed development in a meeting held on January 10, 2012. In the 5 months since the previous hearing we have heard nothing and generally believed that the project had fallen through. Most residents in our neighborhood (but not all) received attached notification letter on 5/8/2012 indicating the public hearing is scheduled for 5/21/12. After a 5 month delay we have been given less than 2 weeks to make our case. Upon further investigation we have been told that letters of protest are due to the City by the 14t', less than 1 week after we received our notification letters. This timeframe is unfortunate to say the least. As a homeowner in the adjacent neighborhood I have a vested interest in the future development of this property. As such I would like to formally submit the following concerns for this proposal. 1. Trash & general debris — student facilities such as this are known to have issues with trash and refuse around the general area. Bottles, cans, and packaging of all types are discarded on the ground or blown out of trash receptacles by the wind. Our neighborhood is due west of this facility and would be inundated by a nearly constant stream of unwanted refuse. Noise pollution — What measures will the city be taking to mitigate vehicular noise generated by the new traffic after opening up Redwood St to Old Town? Furthermore Students often keep late hours and most of the residents in the surrounding neighborhoods are families often with young children that keep early hours. What measures are the owners of Aspen Heights going to do to mitigate student noise? What will happen iVwhen the facility is sold to another entity? 3. Boarding occupancy limits— How is it that this development is allowed to bypass the voter approved city ordinance banning more than 3 unrelated persons living in Page 2 of 2 the traffic that the Aspen Heights Project Development Plan #11-0018 will induce. Please add my name to the record as being opposed to the Aspen Heights Project Development Plan #11-0018. Regards, c   Marla K. Morine 5/11/2012 Page 1 of 2 Ted Shepard From: Marla [mkmorine@netzero.com] Sent: Friday, May 11, 2012 7:59 AM To: Ted Shepard; rvlopez@aol.com Subject: Aspen Heights Project Development Plan #11-0018 Attachments: Aspen Heights Letter.pdf Mr. Shepard, Mr. Lopez: Attached please find a PDF of my letter, also included below, in regards to the Aspen Heights Project Development Plan #11-0018. Thank you, Marla K. Morine May 11, 2012 Mr. Shepherd, Chief Planner: Mr. Lopez, Hearing Officer: RE: Aspen Heights Project Development Plan #11-0018 1 am vehemently opposed to the Aspen Heights Project Development Plan #11-0018. The large numbers of riotous parties which continue to make the local news in Fort Collins will effectively move into a quiet, middle class neighborhood of working class people, retired citizens and children should this project be allowed. Due to the unfortunately close proximity to the continuous Old Town party atmosphere, there will not be enough police officers to control the parties. This is not an alarmist statement; it is simply an historical fact. We have witnessed this time and again in Fort Collins. At our previous meeting on January 10, 2012, the Aspen Heights representative stated that each resident would be required to sign a "code of conduct" document (though no details or sample inclusions were stated), which basically states that they could not party or otherwise "misbehave "on Aspen Height's property. How convenient for the Aspen Heights owners then, that the parties will be taken off -site and into our neighborhoods. In other words, student geniuses such as the one who recently jumped off of the roof at Ram's Village will have to act out in our yards, not theirs. Your letter of May 7, 2012 states that the development proposes 712 beds and 786 off-street parking places. I must respectfully point out that college students tend to gather together regularly with their many friends and acquaintance during their college careers. For the sake of example, let's suppose each resident has 5 friends and/or acquaintances. I believe this is a very conservative number to use. That comes to 3605 friends and/or acquaintances coming in and out of the Aspen Heights Project Development Plan #11-0018 on a fairly regular basis. Again, the Aspen Heights Project Development Plan #11-0018 intends to offer 786 parking spaces, most of which will be used by residents, and to disallow the residents to party on premises. Clearly this turns our neighborhood streets into parking lots and party venues, complete with the noise, property destruction, danger to our children and pets, and lowered property values. This is wholly unacceptable. This type of structure is in no way keeping with any of the single family dwellings surrounding this lot and the proposed public street extensions are far from adequate. I believe if this lot is developed into a neighborhood of modest single family homes, similar in character and style to our existing neighborhoods, at least the proposed changes for Blue Spruce Drive, Lupine Drive, Redwood Street, East Vine Drive and Conifer Street might have a chance of containing the extra traffic. There is no chance whatsoever that the proposed street changes can handle 5/11/2012 I feel very strongly that giving permission for this project to proceed would be a great tragedy, and grounds to lose hope in the integrity of the people elected to represent the people of Fort Collins. Thank you for yo sincere consideration, Seth Nienhueser Vanissa Nienhueser May 12, 2012 Seth and Vanissa Nienhueser 631 Yarrow Circle Fort Collins, CO Mr. Ted Shepard, This letter is a description of why the Aspen Heights project #11-0018 should not be allowed to proceed. There are many reasons that this project should not take place. It will have a devastating impact not on only local neighborhoods but the entire north Fort Collins area. First of all, the city plan for the north Fort Collins area is intended to increase the socioeconomic status of the area and make it more congruent with the rest of Fort Collins. This city is well known as a safe and intriguing place that many people love to visit as well as reside in. Our down town area is legendary and attracts many people. However, north Fort Collins has typically been a lower desired place to live and visit. New projects such as the King Soopers have had a great impact on making this area more attractive. However, I can only see the housing project at Redwood bringing this community downward. Houses with rooms rented by the room have never been a high class tradition, to the contrary is more common. Housing such as what is proposed is most frequently associated with lower income classes. Therefore this project is contradictory to what the city of Fort Collins is trying to accomplish in this area. Furthermore, I believe the result of this project will decrease house values in close neighborhoods for two reasons. First, increased supply and not enough demand, and secondly, decreased socioeconomic status of residents deterring home buyers to purchase in this area. There are many nice neighborhoods in the vicinity all of which could be affected by decreased home value as a result of this project being completed. It would be a severe injustice to allow this to take place! The people in control need to realize the consequences to home owners as well as the city plan for this area because this project flies in the face of all of that. Aside from that main concern, I am also apprehensive about increased traffic in this area and how the city would accommodate that, perhaps which would be a new traffic signal and new roads. Furthermore, drainage is an issue that I don't believe to be fully resolved. I don't believe the water is going to flow south west as 1 understand the plans have described. 1 am concerned that my neighborhood could be flooded and burdened by ill -planned storm water drainage. Lastly, our views of the mountains would be obstructed and light pollution would be increased. My final plea is for the people involved in the ruling to this project to seriously consider what the neighborhoods in this area are currently; quiet, pleasant family homes, and a good place to raise children. I would support the building of the same family homes in this area, but 1 believe this project is in the interest of only making as much money as possible while intentionally hurting the people around it. With this one project all the investments, hopes and dreams of homeowners in this area as well as city planning efforts, will all be worthless! I am hoping that they take our concerns into consideration before building this new development. Thanks, Stephanie Kollar and Blake Townsend Stephanie Kollar and Blake Townsend 624 Yarrow Circle Fort Collins, CO 80524 May 13, 2012 To Whom It May Concern, I live in the community The Meadows at Redwood. I have several concerns with the student housing development proposed between my community and the retailer Jax. 1. 1 am worried that with this development will eventually become low income when all of the units are not rented out and it doesn't work out as the investors forsees. If they are high priced rentals, I do not feel they will all be rented out continuously therefore will slowly transition to short sales and low income rentals to fill the vacancies. When they turn into short sales, they will reduce the value of our homes. 2. 1 do not feel that many students would want to live this far from campus. With limited parking on campus and a long bike ride, the students may rent there for a year and then move on verses staying there while they finish their degree. 3. There are many prairie dogs in the area that is looking at being developed, what are you going to do with them? How will you prevent them from coming over into our neighborhood? 4. Traffic. There will be a ton more traffic at Redwood and Conifer, will there be a light put up at that intersection to control traffic? How will traffic be controlled there? Driving through old town is already a challenge. With 750 plus college students added to this multiple times per day to get to and from class, this will cause major congestion in old town and as you head north on college. 5. Will there be a 4 way stop added to the Redwood/Lupine intersection? This area will have significant more traffic. 6. This development area according to the City Plan is supposed to be a community of single family homes, not a rental community. How does this proposed development fit into that? parking along Redwood Street will also add to the noise on'Redwood Street. Can these proposed homes face inwards (fronts facing west) and have solid privacy fence installed along Redwood Street to mitigate some of the noise? 3.) As the City is aware, there have been several problems associated with young adults in Fort Collins. Large scale parties at student rental complexes resulting in fights, misjudged rooftop pool jumps, sofa fires in the streets, and even downtown riots. None of these end results are very becoming of high concentrations of young drunk/drugged people. This development proposes to install 712 bedrooms for these people in an existing quiet small community. Does the City believe that this student complex could pose those same problems, and if so, what should residents do to prevent them (aside from calling in noise violations)? 4.) College students lead active lifestyles that will also generate noise during the late evening. Aside from parties, there will also be a lot of additional ambient late night noise. Car doors, engines, talking, stereos, etc. all make noise that travels very far into the night air. Is there any other ways the developer can help mitigate this ambient noise? Other concerns: 1.) hi January, the developer had set a time frame for having rentals available for fall, 2013. Is this still the timeline for this development? 2.) Is there any additional community involvement for this development or is this hearing the end of the discussion? 3.) Is the developer required to show the proposed development to the community for any input as the plans are finalized? If not, how does the neighboring community become aware of the final development plans? 4.) The project was presented in an open house in January, then nothing occurred for 3 months, and then a short notice to residents was received on May 8 for a public hearing on May 21. This seems unfair to the residents as it did not provide much time for residents to prepare their concerns. Is this the typical amount of time residents are given to respond to notices of developments and do they typically have the 3-month lag between the open house and the notice of public hearing? Thank you for hearing our concerns, I,%__ Mark Laken & Laura Lane 642 Yarrow Circle Fort Collins, CO 80524 the City have requirements for the number of low-income rental units in a given area? If this development turned into low-income housing, would it meet the requirements of these requirements, if they exist? 5.) Does the City have requirements for the amount of rental property within a given area? Does this development meet those requirements, if they exist? 6.) I feel the use of multiple boarding houses in a new development to bypass the 3-unrelated persons leasing ordinance goes against the intent of the voter approved ordinance. The ordinance allows exceptions for existing boarding houses. Does the ordinance also present new design standards for future 5 person new rental home construction? Does the City believe this meets the intent of what voters approved to reduce the number of renters in single family homes? 7.) The distance to campus does not meet most students' expectations for housing. 3 miles is a long bike ride. Most college kids are going to drive to and from campus several times per day from this location. The developer representative stated that this will be premium student housing. This type of student will have a car and they will drive it everywhere. With 712 residents plus their friends driving to and from this development multiple times daily, the development is going to significantly increase traffic in north Fort Collins. This development will tax the existing inadequate roadway infrastructure, as well as the parking infrastructure at campus. Aside from APF concerns, does this meet the intent of the City Plans sustainability goals? Would student housing closer to campus meet the City's sustainability goals better? 8.) Encouraging single car commutes also goes against City Plans multi -modal approach to solving transportation issues in the City. Will the City have any additional bus service for students at this location? Does the City have any requirements to fund multi -modal transportation thm development fees? 9.) The developer stated that there is the possibility of providing private bus service. Would this be a requirement of the development? Would the developer have to maintain this operation and if so, how would the City enforce that it is being provided? 10.) There are several large scale student oriented developments currently being built near campus. Is the City concerned about over -building student rentals (which are currently in short supply)? Can the City address what other communities experience when rentals are over -built and the market becomes saturated with rentals? Is there a positive (or negative) community result to over -construction of rental developments? 11.) Is CSU, FRCC, or any student representative body in favor of this student housing development? Do they believe it will meet the needs of their student body? Concerns regarding the environment: 1.) How will the City prevent the prairie dogs from spreading into the detention pond at the southeast corner of Conifer/Redwood? How will the prairie dogs be exterminated on the development site? Can this be done in the winter when their populations are at their lowest? 2.) As proposed in the January Open House, the rental houses will be faced towards Redwood. I believe this will only amplify the noise coming from the proposed rental neighborhood, which will aggravate the existing Redwood Meadow homeowners resulting in lots of call to the police. It will also lead to residents using street side parking on Redwood (parking closer to their front doors, as opposed to interior parking which may be more inconvenient). Excessive 7.) How will the City ensure that new Vine will not become the truck route or reroute of HWY 14? This concern stems from the recent proposal to install a roundabout at Riverside/Mountain. My concern is that the City could design enough elements into existing HWY 14 to lead them to a new study that would put future Vine prime for the truck route. What can the City do to ensure that new Vine will never be the future truck route or reroute of HWY 14? 8.) Concerns about overflow parking using the available parking on Redwood Street and possibly even flowing over in the Redwood Meadows local street network. How will the City verify that the development only needs 786 interior parking spaces for its 712 residents? Does the parking study account for guests? 9.) Fully utilized parking along Redwood Street will also make Redwood Street less safe for neighborhood children. Is the developer expecting that the Conifer and Redwood Street side parking will be heavily utilized? Can the City post signs to limit overnight/long-term parking and enforce it? 10.) College students are very social people and I do not believe the number of bedrooms is indicative of the traffic and parking needs for a student rental complex. Does the developer or City have any idea of what the non-resident daytime and nighttime population will be at this complex (friends, sexual partners, family, etc)? Who is accounted for in the traffic impact study (residents, visitors, how many trips assumed by car, by bike, by bus, by foot)? Does the City verify traffic study numbers and/or require developer to make adjustments for underestimates of traffic? Concerns regarding the intent of City Plan, the adjacent Northside Neighborhood Plan, and the 3- unrelated persons ordinance: 1.) I do not believe that this type of development meets the intent of City Plan. City Plan as I interpret it is suppose to mix uses together into communities that promote community ownership and recently modified to include sustainable community goals. Does the City feel that the size and location of this development meets the intent of City Plan? 2.) This development is a stand alone rental community rather than a mix of multi -family (rental/condo) housing and single family housing that you can find throughout central and south Fort Collins. Calling student rental houses single family homes is a misnomer. The occupants of these properties will have only short-term ownership in their neighborhood. The owner will also have very little ownership of the community once it has met its financial performance expectations. 3.) The owner also has an online track record of letting their properties go into various states of disrepair in other locations. I do not know the validity of these online complaints, but I want to be assured that the City has its own maintenance requirements for large scale rental owners. Does this development require an HOA filed with Larimer County? 4.) I am also worried that this development will slowly transition into a low income rental complex. The adjacent Northside Neighborhood Plan specifically addresses this concern and does not promote low income housing to develop. There is already a block of low income housing on Conifer east of Redwood. I am worried that after the investment has panned out for the investors, the development will be dissolved through short sales to affordable housing programs or smaller rental property management companies. The single family rental units will never be inhabited by single families, as they are being designed as boarding houses. Does Mr. Ted Shepard, Please forward these concerns to the Hearing Officer regarding the development of the proposed �\'A Aspen Heights Student Housing Project Development #11-0018. Qr.F Dr till y I am concerned that this large scale rental complex that is targeting college students will create traffic, noise, safety, and ultimately lessened community experience in the vicinity of the development. College student populations are very social, somewhat reckless, and ultimately temporary community members. I believe that they are a hard population to incorporate into single family home communities on a small scale, and impossible to incorporate into single family home communities on a large scale. As a resident of neighboring Redwood Meadows, I have several specific concerns about the proposed development that I would like to see the City and Developer address. I have tried to categorize these specific concerns: Concerns regarding vehicular traffic: 1.) How will the City/developer address vehicular traffic at Redwood/Lupine intersection including noise and light pollution? Is this intersection necessary? Could development access be maintained from new Vine and Conifer? It seems that the neighborhood connectivity would only apply where there is a demand for thru traffic movements. This intersection will not have thru traffic on Lupine crossing Redwood — only turning movements which will make more traffic, noise, and headlight pollution for the residents of Redwood Meadows. 2.) What will be the posted speed limits on Redwood, Conifer, new Vine and old Vine? Is there any opportunity to use traffic calming devices on Redwood? 3.) The adequacy of the existing 2-way stop at the existing Vine/Redwood/Linden intersection for future traffic volumes. In particular, the impacts of the RR on Vine (vehicles passing stacked traffic on Vine, vehicles backing up on Redwood). Does this traffic problem require a 4-way stop, traffic signal or roundabout? The young drivers that will be racing to beat the train will have conflicts with existing Vine traffic. 4.) The adequacy of the existing 2-way stop at Redwood/Conifer intersection for future traffic volumes. If traffic is able to connect to Linden Street, this intersection will be much busier. Adding several hundred additional drivers will only make matters worse. Plus all the existing bicyclists and pedestrians and this intersection will become very dangerous as a two-way stop on Redwood. 5.) The adequacy of the future Vine/Redwood intersection in the interim and final conditions. What will this intersection be while Vine is constructed by development (interim)? Typically 4-lane arterial roads (future Vine) do not allow thru traffic without a signal or roundabout. I am unaware of any 4-lane arterial, 2-way collector four way stop intersections. What will this intersection ultimately be when Vine connects College to Vine (signal, roundabout, right turn only)? How will it be coordinated with the railroad crossing and the old Vine intersection? Will the developer be responsible for any of the intersection costs? 6.) Will this development fit within the requirements of the adequate public facilities ordinance for the overall traffic system in North Fort Collins? Will it require upgrades to Conifer/College intersection, Conifer/Lindenmier intersections, BNSF/College crossing, Old Town along College Ave, College/Laurel Street near campus? Name Date Address Name Date Address r. 5 113 /Y -1z yo ZA /j-]/,Z/ Pv/040",\- IONC, kl 5 i 3 (o L u jj e DI"Z- 31 LQc)ioe- Dr. t---'rc R-)Saq- U'ld La Lu, p jn4 Of, 8C)SdO GJCf 5 U c rd e (IV 511362S ycq,-j-6tv C 4' ke 4 Petition to Prevent the Aspen Heights Development The home owners of The Meadows at Redwood, listed below are opposed to the project development plan #11-0018. Name Date Address \ O�JZ yA G 5�13� 12 5.ZQ 5 515 IT VA(1 'n 0 V- gOSz sco /a l0/3 .��vciHST S-oSd d C 5�l3�IZ 412 Mmafesr gos�l KQfh r C� sl► 3J�z � � /Y►��,n �� // ll revue I� /v3� m�le��n�- 80524 Ted Shepard From: Courtney Levingston Sent: Tuesday, May 15, 2012 8:24 AM To: Ted Shepard Subject: FW: Aspen Heights Proposal Courtney Levingston, LEED AP ND City Planner Community Development & Neighborhood Services City of Fort Collins 281 North College Avenue 970.416.2283 -----Original Message ----- From: Aaron Oberndorf [mailto:atomicwaters@gmail.com] Sent: Monday, May 14, 2012 8:00 PM To: Current Planning Subject: Aspen Heights Proposal Dear Hearing Officer, I am writing to express my concerns about a new development called "Aspen Heights" in north Fort Collins. I am a 14 year resident of Fort Collins and a home -owner in a surrounding neighborhood near the proposed development site. I have several concerns: -What will happen when the development does not attract the demographic (students) it proposes? -How will the city/ developer address new excess traffic in this area? -How will the city/ developer address excess noise, trash, and light pollution from college housing; surrounding areas are primarily single family homes with many small children in the area. -How is it the developer can exceed the 3 non -related adult rule for rental,properties? -How will the city/ developer promote safety for bicycles and pedestrians with over 715+ potential more cars traveling in this area? This is major thorough -fare for the Poudre River trail systems for North Fort Collins I realize that progress is inevitable and I agree with smart development, however I merely suggest the City of Fort Collins take a long hard look at how this proposed building plan aligns with the City's over-all building plans. The developer is not local and has no vested interest in bettering our community, only in making a profit. Fort Collins is known for its green building and promotion of bicycle use among many other innovative City designs. Is this project really a good fit for north Fort Collins? Thank you for your time and consideration. Sincerely, Aaron Oberndorf 512 Nokomis Ct. Fort Collins, CO 1 student traffic going to and from this development? The residents that already live in Northern Fort Collins have a difficult time commuting into town with the train and traffic through old town. Will the City install traffic lights, roundabouts or other traffic control devices? This is not a Rail Road expense but a City expense since the excess congestion is coming from the motor traffic not rail traffic. How will the City ensure the bike path is safe to continue to ride and walk on after Redwood is connected to the Vine and Linden intersection with 700+ extra vehicles traveling that stretch of road? How will the City ensure that Vine will not become the truck route or reroute of Highway 14? This concern comes from the recent proposal to install a roundabout at Riverside and Mountain Streets. Semi trucks may find it increasingly difficult to make it through a roundabout and will try to divert themselves away from this intersection. How will the city ensure that the new vine that is proposed will never become the route that trucks take to access Highway 14? This new vine when complete will run adjacent to a residential neighborhood and semi trucks do not belong next to neighborhoods. According to the City Plan this type of development does not fit in this location. The City Plan urges new developments to mix uses of residences together to create communities that facilitate community ownership. This development proposal is strictly a series of rental properties that does not mix families, and rentals as is indicated in the City Plan. The developers are calling the 4-5 bedroom rentals "single family." This is not correct as presumably none of the residents in the 4-5 bedrooms would be related and would all have separate leases. How does this fit the 3-unrelated law? In addition, the occupants of all the 700+ bedrooms in this proposal will only have short term accountability and ownership of the neighborhood they live. The owner of the property is an out of state investor that is only looking to make a profit off of the students that come to live here in our city. The owner of these properties has an online track record of letting their properties go into various states of disrepair. What is going to happen when this investor sells the property when they have made enough profit? How will the City ensure that this development is within the City Plan? How will the City plan to humanly eradicate and dispose of the prairie dogs that currently reside on the property? There needs to be a way that the possible diseases that the prairie dogs carry will not be spread to the neighboring neighborhoods. In our neighborhood we have people that have animals and walk them regularly outside. We also have a family friendly neighborhood that people and children, especially walk around barefoot. We need to be assured that our children and pets safety will be protected from disease from prairie dogs. Thank you for your time and consideration of these concerns. Trinity Otten 2 Ted She From: Courtney Levingston Sent: Tuesday, May 15, 2012 8:24 AM To: Ted Shepard Cc: Seth Lorson; Jason Holland Subject: FW: aspen heights proposed student housing development Attachments: aspen heights concern letter.docx Im aspen heights concern letter.d... Ted, Here is more public comment on Aspen Heights. -Courtney -----Original Message ----- From: Trinity Carson [mailto:trinity.otten@gmail.com] Sent: Monday, May 14, 2012 9:13 PM To: Current Planning Cc: Trinity Carson Subject: aspen heights proposed student housing development Hello, Attached and below is a letter of concern stating the concerns I have as a homeowner living in the Meadows at Redwood subdivision. Please present this letter to the person that is conducting the hearing on this proposal. Aspen Heights, Project Development Plan, # 11-0018. Thank You, Trinity Otten To whom it may concern: I am a home owner in the Meadows at Redwood Subdivision. I have lived in Fort Collins since 2000 and am proud to call this city my home. I wanted to share some concerns with you regarding the Aspen Heights, Project Development Plan, # 11-0018. Drunk driving is already an issue for Fort Collins and as a person that lives directly on a road that will soon be connected to old town; I am concerned that this route to the new development will become inundated with drunk drivers. How is the City going to mitigate this problem? How is the City going to address the increased traffic on Redwood, Conifer, and Vine streets? There are going to be 700+ bedrooms for rent at this proposed facility and that means 700+ cars for the new residents to this area. This does not count the traffic of the parents, friends and colleagues that this type of housing will bring. What traffic control devices are going to be put into place that will help to facilitate this amount of volume of traffic on these roads? Conifer and Redwood is already a fairly difficult road to cross, as it is only a two way stop. How will the City keep the intersection at Vine and Redwood and Linden streets intact and functional with the Rail Road passing by numerous times a day and the increased t be what the project calls for everybody will be driving, who is going to ride the bus or bike to school. If I was their age, I would not want to do that either, I need to get school plus my shopping done and everybody does not have school the same time, so traffic will be on the go all the time. 24/7. I have lived in Fort Collins over 50 years, College and Prospect where the city limits. In all those years I have seen Fort Collins get a lot bigger. There use to be nice homes around the CSU campus with families in them, which I new a lot of those families until the kids started to take over those homes. Ho yes, the apartment buildings started to be built for college kids, where are those family's now. Not by the college kids. I wish somebody would tell me where those families are now, so I can tell them, sorry for your loss of your neighborhood. As a Choice City are we still going to let big apartment buildings take another family community over, it is time for the city to step up and say NO? It's is time to give back to our family community. Sincerely Yours: 5/13/2012 Robert K. LaMar 111 2 Ted Shepard From: Courtney Levingston Sent: Tuesday, May 15, 2012 8:25 AM To: Ted Shepard Subject: FW: Aspen Heights Project Courtney Levingston, LEED AP ND City Planner Community Development & Neighborhood Services City of Fort Collins 281 North College Avenue 970.416.2283 -----Original Message ----- From: Bob LaMar[mailto:heavenscentcarpetcleaning@msn.com] Sent: Monday, May 14, 2012 6:07 PM To: Current Planning Subject: Aspen Heights Project Attn: Ted Shepard Chief Planner To Aspen Heights, Project Development Plan, # 11-0018: I am very concern about this Aspen Heights Project, the impacts it will have on our neighborhood and the community of Fort Collins has a whole. 712 bedrooms which is rented out to each person that would equal to 786 off-street parking spaces? In my mine that would equal tol500 cars a day. Including visitors and families? Plus all moving in and out's when school starts and end. How about the children that catch the school buses? I don't know if anybody has notice the traffic that has happen already because of construction on College Ave. Everybody is driven down conifer and Willox St. to get past this project. But I do not see any police in site to control the speeds. So let's add more cars to the north so we can have more speed. Watch out kids or people walk there dogs and bikes because here comes more cars. When a train comes through the traffic is worst back up to Wall Mart if you going north or going south to Wall Mart traffic back up to Willox. So let's open Redwood so we have more greed lock? College is back up to King Soopers going south and back up going north to Old Town. That's another thing put that many college kids close to Old Town, what are you thinking there is not enough police in the community to handle this? How about the wildlife that's in the area (prairie dogs lets 'euthanize them), who was here first how about the coyotes that hunt or the foxes. I guess the project is more important then the animals? This project does not fit in with.all the family's that live in the area. Two story building with college kids, it's not close to the college has a whole. If rent is going to