HomeMy WebLinkAboutTHE GROVE AT FORT COLLINS - PDP - 16-10B - CORRESPONDENCE - (114)Date: October 21, 2010
To: Planning and Zoning Board
From: Michelle Haefele
RE: "The Grove" Project Development Plan
I am writing to ask that the Planning and Zoning Board reject this proposed project. The developer (Campus
Crest) has a very poor track record for both the construction standards and the management of its other
properties.
I fully support building high -density student housing in this location, but would ask that CSU and the City do it in
a manner that considers the environmental impacts of the project and the quality of the housing that is to be built.
It is very shortsighted to make a decision like this (that will have impacts for at least 40 years per the long-term
lease) without considering all the hidden costs associated with selecting what I suspect is the "low bid" offer.
Regarding the management of the facility, the developer's other Colorado property in Greeley (also called "The
Grove") advertises that they rent by the room, meaning that at least some of these units will be filled in a style
more like a boarding house. While it may be an attractive option for a student who may not have friends with
whom they can share housing, it seems to me that this sort of arrangement will lead to conflicts among roommates
and ultimately high turnover. The usual annual turnover of rental properties creates enough neighborhood
instability as it is.
This developer also has some strange marketing, which seems to set their Greeley facility up as a party place. They
say of the individual private bathrooms, "No sharing a shower, unless the occasion calls for it" and of the
furnishings, "Full size bed, now that's something worth sharing." One of the issues with student housing is the
"sleep -over" guest problem, and this advertising seems to almost set these places up and 6-per unit (or 4-per unit)
places, albeit not officially.
Tenants of the Greeley complex don't rate it very highly, with only 5% recommending the place on an apartment
rating website (http://www.apartmentratings.com/rate/CO-Evans-The-Grove-at-Greeley.html). Thewritten
reviews are all negative and include complaints about maintenance (including exterior), billing practices,
rental/roommate arrangements, unresponsive management and poor quality construction (apartments are
described as noisy, which implies that there is little insulation).
CSU should go back to the drawing board and find a developer with a better reputation than Campus Crest. The
Planning and Zoning Board should reject the project as proposed by this particular developer.
Again, I think that good -quality, high -density housing, designed and managed with student needs in mind near
campus is crucial, and the proposed location is also ideal. This just is not the right project. A much better solution
would be for the City and CSU to partner with a builder who will use the most up-to-date energy efficient
appliances and building practices and better management.
Thank you,
Michelle Haefele
623 Monte Vista Ave.
Fort Collins, CO 80521
970.493.7898
Page 2 of 3
Furthermore, the type of tenant who is likely to be attracted to the housing model presented by other
Grove projects may be even more problematic. The advertising for the Greeley Grove is instructive. The
whole focus is on social amenities and partying. The website blatantly encourages overnight paramours
which will undoubtedly result in an effective population greater than the 600 now being proposed.
http://www.gogrove.com/inteiior.cf n?city=greeigy
Campus Crest has a terrible track record nationwide. In some cases (as in Fort Collins) they propose
projects that require rezoning or other changes in local land use policies (Grand Rapids MI and San
Antonio TX for example). In other cases they ignore local opposition to the overall scale and/or location
of the projects which are never smaller than 500 beds (Stillwater OK and Columbia MO).
Campus Crest has also been criticized for the way in which their properties are maintained: trash,
neglected landscaping, animal waste and other problems which mirror the very issues Grove champions
have no doubt encountered in their own neighborhoods are often cited. The large concentration of
students and the general party atmosphere have resulted in law enforcement issues in some cities
(Ashville NC, for example).
I agree that CSU must address student housingneeds, and that a project for students in this location
would certainly be appropriate. However I question why the City and the University have been so eager
to award this project to a developer with such a poor national reputation who's projects have no
requirement that tenants be students.
A much better proposal would be a project that is jointly run by the University Housing department, one
which is restricted to students only, and which would allow much greater control over the appearance
and maintenance of the property and the behavior of the residents.
One recent letter claims that opposition to the project undermines the greater good. The greater good
would be better served by a smaller, more thoughtful project which respects the current neighborhood
character and residents' quality of life, is truly in compliance with city land use policies, is truly energy
efficient, and built by a developer with a good reputation for maintaining their properties to much higher
standards.
I hope that the City Council rejects this project and that we can come up with one that truly serves the
greater good by meeting the needs of the entire community. Again, for the record I do not live near this
development, I would just be embarrassed for my City if it were built.
I have attached a PDF file with these comments and have also attached a letter I sent in October to the
Planning and Zoning Board.
Michelle Haefele
623 Monte Vista Ave.
Fort Collins, CO 80521
8/16/2011
Pagel of 3
Steve Olt
From: Debra Unger on behalf of Darin Atteberry
Sent: Tuesday, August 16, 2011 3:42 PM
To: Steve Olt; Karen Cumbo
Subject: FW: The Grove
Attachments: Letter to city leaders re the Grove.pdf; Letter to Planning and Zoning - The Grove student
housing proposal.pdf
FYI...
C
Darin Atteberry, ICMA-CM / AICP
City Manager
Fort Collins, CO
From: Michelle Haefele [mailto:michhaef@frii.com]
Sent: Tuesday, August 16, 2011 2:49 PM
To: City Leaders
Subject: The Grove
To: City Leaders
RE: "The Grove"
Date: August 16, 2011
I am writing to express my concerns about this proposed project (The Grove). I realize that these
comments may be moot at this point in the process, but I feel I would be remiss not to let my elected
officials know that opposition to this project is not limited to those who live near the proposed location.
Proponents defend this endeavor on the basis of what I consider a misguided belief that once built it will
relieve pressure from student renters on their single family neighborhoods.
Advocates have gone so far as to accuse the opponents of the project of a "not in my backyard" attitude.
Well, I also oppose this project. I do not live near the proposed location, in fact I live clear across
campus in a single-family neighborhoods which is quite often affected by student tenants. And while I
am sympathetic to my fellow residents' desire to address these issues, I am dubious that this or any
similar project will truly address these concerns.
Houses and apartments are not perfect substitutes for each other, they appeal to different types of tenants
for various reasons, and those who prefer houses will continue to seek out houses regardless of the
availability of apartments like those at The Grove. Thus, the associated problems of students in
neighborhoods will not go away.
8/16/2011