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HomeMy WebLinkAboutTHE GROVE AT FORT COLLINS - PDP - 16-10B - REPORTS - CORRESPONDENCE-NEIGHBORHOOD MEETING (5)59. Question: (Resident) How closely are your managers supervised? Answer: (Developer) Campus Crest's management style was described for the audience. 60. Question: (Resident) There is concern that this development, with parts of it proposed to be in the flood fringe, will push floodwaters onto the pre-existing neighbors. Is there truth to this potential situation and is it allowed to happen? Answer. (City Stormwater Utility) Chapter 10 of City Code allows any party to develop in the Spring Creek flood fringe and create up to 6 inches of rise in the base flood elevation. The net result of this allowable rise by development is to force flood water onto adjacent and upstream properties. City Code does not require any party developing in the Spring Creek flood fringe to quantify their impact on others. amount of parking. 52. Question: (Resident) The appearance of the buildings is very unexciting. No one will want to live here. Can they be improved? Answer: 53. Question: (Resident) Can this developer or another developer lease or buy more land from CSURF and develop more student housing? Answer: (City Planner) Yes, that certainly is a possibility. 54. Question: (Resident) Will this project be renting by the bedroom? Answer: (Applicant) Yes, it will. 55. Question: (Resident) If my children rent in, let's say, a 4-bedroom unit, could some adult non -student rent a bedroom in that same unit? I am concerned about my kids' safety. Answer: (Developer) We do roommate match. We do not get into the practice, generally, of renting rooms in a unit to opposite sexes. All bedrooms lock independently. Went on to further describe Campus Crest's management practices. 56. Question: (Resident) Who is the gate -keeper of vacant bedrooms in a unit? Do the students have a say? Answer: (Developer) Yes, the students do have say. Rarely do we have non -student residents. 57. Question: (Resident) What is the reason for all electric heat? How can you maintain low rates with very expensive heat? Answer: (Developer) The utilities are included in the rent. We have not had a bad experience in Greeley. We are looking at other alternatives. 58. Question: (Resident) What does a standard floor plan look like? Answer: (Developer) A typical unit was described for the audience. 10 46. Question: (Resident) Why has this new plan been extended to the west rather than to the east along Centre Avenue? Answer: (Applicant) CSURF wants to retain that parcel for non- residential uses. 47. Question: (Resident) Who will take over the Windtrail drainage easement? Answer: (City Stormwater Utility) Right now it is still the responsibility of the Windtrail HOA but City Stormwater is working with CSURF to work out an easement and maintenance agreement to come onto their property to do the maintenance. The Windtrail HOA has the right and obligation to come onto the property and maintain it now. Actual work won't be done until the FEMA designation is changed with the Physical Map Revision. 48. Question: (Resident) Why is there not 1 bicycle parking space per bed in the project? How about air hoses, etc? Answer: (City Transportation Planner) The plan as proposed does exceed the City's Land Use Code requirements for bicycle parking spaces. Research needs to be done on the bike parking needs of this development. 49. Question: (Residents) Why will the intersection of Centre Avenue and Rolland Moore Drive not be signalized? How about the sight distance at that intersection? Answer: 50. Question: (Resident) Are the buildings still to be heated with electric? Is the outdoor pool still to be unheated? Answer: (Applicant) The sustainability of the buildings is still being evaluated. The outdoor pool will not be heated. 51. Question: (Resident) What amenities are provided that will allow the proposed 4-bedroom units? Answer: (Applicant) The buildings containing the 4-bedroom units are closest to the amenity package, open space and a significant 9 39. Question: (Resident) Regarding bicycle lanes, is any mitigation available for bike lanes/trails along Gilgalad Way? Answer: (City Transportation Planner) Not for the Spring Creek commuter trail, except for the addition of crusher fines along the edge that would essentially widen the trail. Some other form of mitigation could be additional landscaping. 40. Question: (Resident) Since the land is being leased to the developer by CSURF, who is responsible if Campus Crest does not make it? Answer: (City Staffl A definitive answer to this question will be determined, confirmed and provided at another time. 41. Question: (Resident) With the number of bicyclists that will be in the area, how can safety be maintained? Answer: (City Transportation Planner) The City is working on bike safety plans and education. We will look into the function of the intersection of West Prospect Road and Centre Avenue. 42. Comment: (Resident) We do not want to wait until someone is hurt or killed at the Prospect Road/Centre Avenue intersection before any action is taken. 43. Question: (Resident) Is it possible that a traffic light could be installed at Centre Avenue and Rolland Moore Drive? Answer: (City Traffic Engineering) Yes, if that intersection reaches the required level of traffic to warrant a signal. 44. Question: (Resident) How does Centre Avenue function? Answer: (City Traffic Engineering) Centre Avenue is classified as a collector street; however, it functions as a minor arterial street. 45. Question: (Resident) What will the speed limit be on Rolland Moore Drive? Answer: (City Traffic Engineering) The proposed speed is 30 miles per hour. 8 31. Question: (Resident) Will City Council know of the new development plan when they hear the current appeal on December 21st? Answer: (City Planner) Yes, they will. 32. Question: (Resident) Two proposed buildings encroach on the flood fringe. Can they do that? Answer: (City Stormwater Utility) Yes, they can. The current proposed FEMA map change will eliminate some flood areas. You will be notified when the FEMA maps are changed. 33. Question: (Resident) Will this development delay the FEMA process? Answer: (City Stormwater Utility) No, it will not. 34. Question: (Resident) If the changed FEMA map still contains these buildings will it stop construction? Answer: (City Stormwater Utility) No, it will not but it will make it more difficult to construct. 35. Comment: (Resident) I strongly oppose 4-bedroom units in this development. The City would set a very bad precedent. 36. Question: (Resident) Does the City allow damage in the flood fringe and, if so and damage occurs, does the City assume liability? Answer: (City Stormwater Utility) That is a legal question that should be directed to the City Attorney's office. 37. Question: (Resident) What is the cross-section of the proposed new Rolland Moore Drive? Answer: (Applicant) There will be 10 foot wide travel lanes, 6 foot wide bicycle lanes, and 8 foot wide parallel parking spaces. 38. Question: (Resident) Is the developer responsible for preparing any environmental studies? Answer: (City's Environmental Planner) Yes, and the study (or studies) must be prepared by a qualified environmental firm. 7 26. Question: (Resident) What are allowable constructions hours for this development, if approved? Answer: (City Engineering) Chapter 20 of the City's Municipal Code is entitled "Nuisances" and Sections 20-23 through 20-24 address construction hours. Basically 7:00 a.m. through 8:00 p.m. are the hours in which construction development activity is allowed. A link to this Chapter of City Code is provided below for reference and more details: htty://www.colocode.com/ftcollins/municipal/chalpter2O.htm 27. Question: (Resident) Is this developer leasing all of the CSURF land in Parcel C? You've added property and wetlands. Answer: (Applicant) We've added land at the west end of the site, being parcels on the north and south sides of the proposed Rolland Moore Drive extension. 28. Question: (Resident) The previous project is still in the appeal process, correct? This is the same development plan with some minor changes. Why are we reviewing 2 plans? Why are we here? Answer: (City Planner) Yes, the previous The Grove PDP is still in the appeal process and is scheduled to go to City Council on December 21, 2010. The applicant has made changes to the original development plan and would like to submit the new plan to the City for development review, possibly as soon as tomorrow. Currently there is nothing in the Land Use Code that prevents them from doing this. 29. Question: (Resident) The prior plan had a spigot to help maintain the wetlands. Is this still proposed? Answer: (Northern Engineering) No, because there now is no disturbance of the wetlands and mitigation (buffer) area. 30. Question: (Resident) Of the 2 development plans, which one is preferred by the developer? Answer: (Developer) We prefer the current new development plan. 6 19. Question: (Resident) Are you ready to pull your appeal on the first project if this new proposal is a better plan? Answer: (Developer) No, we are not yet ready to do that. 20. Question: (Resident) The density went up between the first and second neighborhood meeting with the first development plan. How do you plan to address the 2 housing types? Answer: (Applicant) We have residential and mixed -use dwelling uses in the development plan. Last time we were under 16 acres in size. 21. Question: (Resident) Which buildings will have the 4-bedroom units? Answer: (Applicant) Buildings 8, 9 and 10 will contain the 4-bedroom units. 22. Question: (Resident) How tall is the fence between the development and the wetlands? Answer: (Applicant) The fence is proposed to be 6 feet tall. 23. Question: (Resident) Have you calculated seepage from the Larimer No. 2 Canal and how it will affect the buildings? Answer: 24. Question: (Resident) There were so many variances proposed last time. Will there have to be that many again with this new development plan? Answer: (City Engineering) Variances related to street design can be requested and evaluated. For variances to be approved they must satisfy the health, safety and welfare issue. 25. Question: (Resident) West Prospect Road is at overflow capacity. What improvements may be necessary this time? Answer: (Traffic Engineering Consultant) West Prospect Road is a constrained arterial street. It does not meet the standard 4- lane arterial street criteria. 5 spaces along Rolland Moore Drive, a public collector street. 14. Comment: (Resident) Please comment on the bicycle facilities to be provided in this development. Response: (Applicant) There will be multiple bicycle racks distributed throughout the development and they will contain a total of 147 bike parking spaces. There will be at least one rack in front of each building. There is space available to add to, expand the bicycle parking in the development, if necessary. 15. Question: (Resident) What uses could occur on the CSURF property in the E, Employment District? Answer: (City Planner) The list of permitted uses in the E District was read by Steve Olt, the City's assigned Project Planner. 16. Question: (Resident) Is the function of the intersection of West Prospect Road and Centre Avenue adequate? Answer. (City Traffic Engineering) With the previous plan no changes to that intersection were necessary. Traffic Engineering has not yet reviewed the new PDP. 17. Comment: (Resident) The box culverts north of the development plan are not adequate to handle a significant rainfall event. Response: (City Stormwater Utility) The applicant has run the numbers. There is still adequate freeboard in the 100-year event. The storm water will go east and not into Windtrail. 18. Question: (Resident) Are the proposed trash enclosures of the traditional variety? Answer: (Applicant) Yes, they are traditional and will contain trash collection as well as recycling. (City Neighborhood Services) There is an ordinance on trash pick-ups in a development. 4 1 7. Comment: (Resident) This new development plan contains the same usage as before and we have the same potential issues and concerns about the new plan. 8. Comment: (Resident) We want a copy of John Moen's integrity study for the Larimer No. 2 Canal irrigation ditch. Response: (City Engineering) We did meet with John Moen of the Larimer No. 2 Canal Company and he did not express any concerns. To our knowledge no study has been done. 9. Question: (Resident) So we do not know the integrity of this project up against the ditch? Answer. (Northern Engineering) John Moen is with the Larimer No. 2 Canal. Additional testing and analysis have been done. 10. Question: (Resident) What % of shares does the City of Fort Collins own in the Larimer No. 2 Canal? Answer: (City Stormwater Utility) I do not know what percentage the City owns in the Larimer No. 2 Canal. We will have to look into that and get back to you. 11. Question: (Resident) Anybody with a buck can rent one of the dwelling units, right? Answer: (Applicant) Yes, that is correct. 12. Question: (Resident) There will be a 100 foot buffer to the wetlands, is that correct? Answer: (Applicant) Some distances will be more, some will be less, resulting in an average. The distance will be 5 feet at the narrowest point and 200 feet at the widest point. 13. Question: (Resident) How many parking spaces will there be in the project and will the parking along the streets be parallel? Answer: (Applicant) There will be 412 parking spaces in off-street lots and 97 parallel spaces along the Private Local Street, for a total of 509 spaces. There will also be 115 parallel parking 3 the water quality pond and then into the Gardens at Spring Creek channel aswals. Internal; parking area drainage will be discharged into the inlet channel. All on -site storm drainage will be discharged into Spring Creek by the inlet channel. • underdrains: Roadways have underdrains between the buildings and the Larimer No. 2 Canal that go to outlets and then to Spring Creek. 3. Comment: (Resident) Describe the proposed building construction and specifics. Response: (Developer's Consultant) That is undecided because the project is still at the land plan design phase. Linda Ripley of Ripley Design did, however, describe the exterior building elevations as they are proposed at this time. 4. Question: (Resident) Does this new development proposal still have 4- bedroom units proposed? Answer: (Applicant) Yes, 18 dwelling units are proposed to have 4 bedrooms each. 5. Comment: (Resident) Please address the storm drainage and drainage easement for Tract C, on the CSURF property. Response: (City Stormwater Utility) There is defmitely a platted easement, which is available on-line, that goes all along the north property line. This is being shown at the meeting tonight. The Windtrail and Care Housing developments are responsible for maintenance of this easement. 6. Comment: (Resident) We are curious about the density of the project. Response: (Applicant) There will be 612 beds in 218 dwelling units versus 624 beds in 224 dwelling units in the first development plan. This equates to 7.95 dwelling units/acre instead of the 9.75 dwelling units/acre on the previous plan. I NEIGHBORHOOD INFORMATION MEETING PROJECT: The Grove at Fort Collins DATE: December 71 2010 APPLICANT: Campus Crest Development CITY PLANNER: Steve Olt Current Planning This potential project, known as The Grove at Fort Collins, would be located at the southwest corner of Centre Avenue and Rolland Moore Drive directly south of the Gardens on Spring Creek in the Centre for Advanced Technology. The applicant proposes to develop a multi -family residential, student housing project containing 218 dwelling units in 12 buildings. There would be about 509 parking spaces on -site and on the private local street. The property is about 28 acres in size. It is located in the MMN - Medium Density Mixed -Use Neighborhood and E - Employment Zoning Districts. A Project Development Plan has not yet been submitted to the City of Fort Collins for review. ................. QUESTIONS, CONCERNS, COMMENTS, RESPONSES ................. 1. Question: (Resident) How many beds are proposed on this development plan? Answer: (Applicant) There would be 612 beds. 2. Comment: (Resident) Please address storm drainage and sub -surface drainage associated with this development proposal. Response: (Northern Engineering) • storm drainage: The west parking lot will drain into inlets and discharge into a swale along the north and then drain into the Gardens at Spring Creek channel that drains into 44@ Spring Creek 1'n4ot-�. Some of Rolland Moore Drive drainage will be piped into the water quality swale along the north but all of it will drain into 1