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HomeMy WebLinkAboutINNOVATION ISLAND - ODP - 40-05 - REPORTS - CORRESPONDENCE-NEIGHBORHOOD MEETINGHave you provided space for the children to play? Yes. We feel it's very important for the children to have an area to play. The plans call for a small, fenced playground at the NW comer of the development, away from the commercial portion of the property. I am worried that having a Habitat for Humanity development nearby will lower my property values. It that true? NO, that is certainly not the case. Habitat for Humanity has built 29 homes in Fort Collins in 18 distinct locations. There has been absolutely no indication that the presence of a Habitat home has affected the price of other homes in the neighborhoods at all. Here's why. When Habitat builds in a neighborhood, it takes great care to design its homes to St in with others in the neighborhood. We take pride in the fact that we can drive you by a community where we have built Habitat homes and ask if you can pick out the Habitat homes. Most people cannot. Because our homes look like all the others in the development! Do Habitat homeowners take care of their property? We hear this concern a lot, but nothing could be further from the truth. As mentioned earlier, Habitat homeowners have to go through homeownership training. They invest in their home by doing "sweat equity." Of the 29 homes we have built in Fort Collins, all but one homeowner is still in their home. We are proud of the fact that we have had no foreclosures. Our homeowners value their homes, and they pay their house payments religiously. After all, they took part in building them, and that pride is why they keep them up. In addition, at Innovation Island, there will be a Homeowner's Association. The Homeowner's Association will take care of lawn maintenance and common grounds and will provide for a special improvement fund that will pay for periodic painting and maintenance of the units. And, as you know, homeowners associations have covenants. Innovation Island residents will not only have covenants, but their homeownership training course goes over the covenants line -by-line. No Habitat homeowner moves in without knowing their homeowner responsibilities. When will construction begin? This depends on a lot of things. The planning and design approval process with the City could take up to two years. And Habitat still has to secure the money to build these homes. This and other factors will determine start of construction. Will the development have other homes as well as Habitat homes? This is undecided at this time. Habitat may decide later that we would sell some of the lots to for -profit builders —again to help us raise money to build the Habitat homes. But, it is too early in the planning stages to give a definitive answer on this. But, if Habitat were to sell lots to other builders, the development agreement with the city would apply to those builders in the same way as it does to Habitat. And, since the development has been classified as affordable, another builder would sell to families at or below 80% of the area median income, the City's determination/definition of what housing is affordable. I like what I hear about Habitat. How can I help or how can I find out about being an advocate for one of the Habitat families who will be living there? Habitat is always looking for people who wish to work as advocates with our families. If you wish to know more about Innovation Island or want to know more about how you can become involved with Fort Collins Habitat for Humanity, contact Candace Mayo, executive director, for more information. Her office is located within the Habitat Home Supply Store, 4001 S. Taft Hill Road, Fort Collins, 80526. Her phone number is 970-2234522 Ext. 202 and e-mail is cmayo®fortcollinshabitat.org. Innovation Island What is the Innovation Island Development? And why are you calling this Innovation Island? We call this development Innovation Island because we believe what we're doing here is truly INNOVATIVE!!! We are taking an in -fill property (meaning that it's already in the confines of the City) at the comer of Harmony and Taft Hill Road (4.4 acres) and proposing to build a combination of multi- family townhouses with a section of the property at the east end (approximately 1.4 acres) that will be for some sort of commercial use. These town homes will be built for Habitat families with volunteers, just as are the other Habitat homes. Habitat will take the development plan through the City of Fort Collins' Planning Process and secure the "rights" to develop this land. Once the development is approved by the City, the commercial property automatically is worth more to someone who would wish to purchase the commercial part (we call this a commercial pad). After all, going through the approval process with the City takes time —and money. A commercial purchaser would much rather purchase a piece of property that costs a bit more and has been approved (we call this having entitlements) than purchase raw land and have to go through a 2-3 year approval process. Habitat would have to go through this process anyway to get approval for the town homes. Why not include a commercial component that we can later sell? Habitat will sell this "pad" once City approval has been granted, and the proceeds will help us pay for the land upon which we'll build our Habitat townhomes. In essence, we are being very entrepreneurial and doing what any developer would do —sell our land that already has approvals at a "profit" —and use that "profit" to help us pay for our Habitat units. What kinds of businesses could be located in the commercial section? The City of Fort Collins is very specific about what can be built in LMN Zoning. Permitted uses would include: a neighborhood center, day care or small school, or an office building. Within the neighborhood center, no one business may be over 5,000 sq. ft. Types of businesses you may find in a neighborhood center include small businesses such as gift shops, insurance agencies, pizza or sandwich shops, dry cleaners, beauty shops, etc. We are submitting the plan to the city for 9,600 sq. ft. of commercial space on the first floor with 9,600 sq. ft. of office space on the second floor for a total 18,200 sq. ft. However, whoever purchases the pad will determine the ultimate use within the City's guidelines and apply to the City for their desired use. Why are you building It here? Again, this is an in -fill lot, meaning that it's already in the confines of the City, but has not already been developed. This is a great area for Habitat homeowners to live. It's close to schools and shopping, doctors, and is also on a bus route. It is difficult for lower -income families to live in the outskirts, because it's difficult to get to those important facilities and because gas is becoming more expensive all the time. And, if we're planning to sell the commercial pad, this is a great location for businesses. There are very few business lots in the southwest part of the city. How many multi -family units are you planning? We are planning 27 units. These are three and four bedroom units with basements and one -car garages. Typically there and four bedroom units accommodate most of our families. However, occasionally, families with more children are selected. In this case, we would build single-family homes for those larger families elsewhere. How do you assess need in Fort Collins? We are a fortunate community. We don't have too many rental units that are truly substandard (although we DO have some). However, what we are apt to see in Fort Collins are families who are paying 80% of their gross income for their rent. We call this condition "rent burdened." If a family is paying 80% of its gross income for rent, what does that leave them for the other necessities of life —like food, children's activities, or medical insurance? What does "sweat equity" mean? In addition to paying the mortgage, our homeowners must work 300 hours of sweat equity (for a single - adult family) and 500 hours of sweat equity (for a two -adult family) building their own home or helping to build the homes of other Habitat families. They also must save a down -payment of $1,000. Now, that doesn't sound like much to most of us, but to a lower -income family, this may be a savings of $5 per pay period until they've saved the $1,000. It's "sacrificial saving" for our families. Part of their responsibility is to attend homeownership classes. When a Habitat family is selected, they are assigned a family advocate (also a volunteer). This family advocate works with the family during the two-year period between when they're selected and when their house is built, preparing them for homeownership. They go through a homeownership training manual that is prepared by Habitat for Humanity International. This manual includes chapters on budgeting, how to be a good neighbor, how to save for major home repairs, and how to do basic interior and yard maintenance. It has been said that our homeowners are better equipped than most other first-time homeowners. What is the income of the people who will live at Innovation Island? Habitat serves families earning less than 50% of the Area Median Income. This, of course, is adjusted depending on the size of the family. For a family of four, 5096 of Area Median Income is $34,600. Do they have to have jobs to be selected as Habitat families? The Habitat families that are selected must have the capacity to repay the 0% interest rate mortgage loan. This means at least one person in the family must be employed, but often, in two -parent families, both are employed. We also calculate and consider income from Social Security or Social Security Disability. For instance, we have one family where the wife works and the husband receives SSI because he is blind. We consider both the wife's salary and the husband's SSI income when determining the "capacity" to repay the loan. Can you describe to me a typical Habitat for Humanity family in Fort Collins? Our current families are employed as nurses, accounting professionals, teachers, emergency service workers, beauticians, administrative assistants, dry cleaning workers, quality assurance managers, carpenters/trades people, physical therapists, and workers in several of the Larimer County Social Services departments. As mentioned earlier, Habitat homeowners have sound employment and good careers —they just don't make large salaries. • ' Habitat for Humanity® Neighborhood Meeting Wednesday, Sept. 28, 2005 The Innovation Island Development Questions and Answers Fort Collins Habitat for Humanity What is Habitat for Humanity? Habitat for Humanity is an ecumenical Christian ministry with the mission of providing home ownership opportunities to lower -income families earning 35-50% of the area median income. In our community, these are the service workers —nurses, teachers, retail workers, hospital aides, municipal workers, administrative personnel, and manufacturing workers at high-tech companies here in Fort Collins. We provide these homeownership opportunities by offering a "hand up, not a hand out." Do you just give the houses away? NO. That is a huge misconception about Habitat. Every family that partners with Habitat for Humanity pays a mortgage. However, because Habitat for Humanity is a Christian ministry, we provide the mortgages to our families at 0% interest. And because we offer 0% interest mortgages, our homes must be paid for in advance of building them. That's why we must raise money in our community —before we even begin to build. We do this through individual donations, corporate grants and donations and house sponsorships. Our houses are sponsored by local churches, corporations and businesses. These organizations are partnering with Habitat because we all believe that families enjoy stability and self- sufficiency when their housing payment is fixed. Often for renters, when they receive a raise at work, their landlord soon raises the rent, and they can never get ahead. In addition, home ownership is the way we all. obtain and build wealth in this country. How are families selected to be part of the program? Habitat has a Family Selection Committee that is made up of local members of our community. On that committee are social workers, bankers, and people who believe every family should have an opportunity to live in safe, decent housing. The Committee interviews each family a total of three times, makes home visits, reviews their financial condition and assesses their readiness to be homeowners. We only select families when we have the money to build. In the last few years, we have selected only five families out of 70-100 families that apply in each round, so it is a very competitive process. We like to believe that we are able to be selective and choose only the best families that are willing to partner with us by working the sweat equity and being responsible homeowners. There are only really three criteria for family selection. First, the family must have a need for the housing. Second, the family must be willing to put in required volunteer time, called "sweat equity," and they must be willing to save $1,000 in down -payment. And third, they must have the ability to repay the mortgage. Habitat holds the mortgage so, just like any lender, we want to be certain the family has the financial ability to pay us back! * What is involved in the traffic study? Response: The 27 residential units and the commercial component based on the allowing usages used in the City's evaluation. * West Harmony Road and South Shields Street are already impacted. How can you move forward with this project? Response: The City is working on a project to resolve the traffic problem. * Will the traffic study include the summer load? Does it take into account seasonal traffic? * Concern of the difference in having one "Habitat" family in a neighborhood versus having 27 "Habitat" families on top of each other. Response: Two Habitat homeowners spoke about being homeowners. They have to abide by the HOA covenants just like everyone else. They have taken classes in preparation to becoming homeowners. They have put hundred of hours of sweat equity into building their home and they are not going to let it go bad. They have great pride of ownership. They explained the family selection process in qualifying and choosing families who will be responsible and who will have the ability to make their mortgage payments. * If Habitat would build townhomes with a value of $250,000, then they would be OK with the project. * A person claiming to be a realtor said that home values will equalize between the existing homes and the condos. * One person said that they see $250,000 townhomes in the current neighborhood and that the Habitat townhomes would not be compatible with the existing homes. * Concerned the project effecting property values. * Will we have enough time of notification before the next meeting? Response: The next public review will be in 6 - 8 weeks. The meeting ended at 8:45 p.m. * What if you get a Subway and a Starbucks? What will it do to the traffic on Harmony? Response: We have to specify types and uses for the commercial site and number of trips that will be generated in the traffic study. It will determine a peak or maximum that will be allowed. * In this housing development, what will they have to do for improvements? * Concern that Developers do not pay their share of street improvements. Response (Marc Virata, City engineer) Developer are required to pay a street oversizing fee for the street improvements. The City reviews the traffic study to see the impact the development will have on the existing intersection. * Concern if traffic study is by percentage or number of cars and how it impacts the streets and intersection. * Concern that current east bound traffic on West Harmony Road backs up from South Shields Street to the Conoco station. Response: The problem is the width of West Harmony Road at Front Range Community College. * Concern that the traffic study may not include a count of cars that are entering the neighborhood on Green Gate Road and "cutting" through the neighborhood to South Taft Hill Road, rather than staying on West Harmony Road. * Once we see the "Development Review" sign go up on the property, how can someone get copies? Response: The applicant is required to submit a certain number of copies of different parts of the submittal package. The material is available for reviewing at the City's Planning Department. * Referendum 1A, will it widen West Harmony Road from Seneca Street to the railroad tracks? 6 0 * Are garages detached? Response: No, attached. * What size will the units be? Response: Around 980 square feet for the 2-bedroom ranches and 1,050 to 1,400 for the two-story units. This does not include the basements. * Will the townhouses be compatible with the neighborhood? Response: We will try to match the existing architectural features and landscape and put the building fronts facing out to the public areas. * Concern about putting homes far from services and jobs. Why not locate on the north side of town, rather than the south side? Response: This is the best location we could find of affordable land. This land is closer to services than many of the existing Habitat homes in Fort Collins. * Does Habitat own the land? Response: No. * From an architectural view, was traffic involved in the decision to place the commercial and residential where it got laid out? Response: The primary reason the site plan got designed the way it did was that the west area of the lot worked best for the residential component. * Businesses want corner lots. Don't see a business wanting the current location. Feels that the businesses won't want it. * Question about provided parking in garages. Response: (Steve Olt) The City does not dictate how off-street parking is to be provided, but it does require that a certain number of parking slots be provided. 5 * Price point of the existing attached townhomes in Arapahoe Farms is high and they have 2 car garages. Response: There is much new construction of attached homes with only one -car garages. * What is the cost difference between one and two car garages? * What is being planned for the other corners of the intersection and what are they zoned. Include the zoning for the County land when information goes out. Response: (Steve Olt) According to the City Structure map the land to the west will be "Urban Estates low density". To the northwest will be LMN, and to the north will be "Urban Estate". * Did you consider other tracts of land for this development? Response: Yes, a 3.5 acre parcel at Richard's Lake, but it did not work out. * What is the speculated time frame for review? Response: Submit Wednesday, Oct. 5+h. Two weeks for review. Schedule a public hearing about six weeks from the submittal. If more review is needed it could add up to four week. Could have approval in eight weeks or longer. Final compliance would take an additional month or two. * One homeowner says that they were told that the land would be a park. Response: (Steve Olt) This has never been true. They hear this at the City all the time, that someone or the real estate agents says it will be something that it is not. The parcel has always been zoned LMN. * Concern about increased traffic volume. Response: A traffic study is being done. It is a requirement by the City that the traffic design works. Currently, it is proposed to have two entrances on West Harmony Road and one emergency access on South Taft Hill Road. 4 * What accountability will there be for maintenance of the residences, etc? Response: The Home Owner's Association (HOA) will enforce the HOA standards. Habitat families are required to through training in home care and the responsibilities of home ownership. * Who will run the HOA? Response: It is not formed yet. * Will Habitat have more jurisdiction than a normal HOA? Response: The intent will be for Habitat to stay involved because Habitat will hold the loans of the units and will want to insure that its investment is being maintained and cared for. * Can a Habitat family rent their home out? Response: No, they cannot rent them, but they can sell them. * What will the price point be? Response: We don't know yet, but we will have a better feel for the price after the designs are completed. * Can you give examples of other Habitat for Humanity multi -family projects? Response: Denver, Los Angeles, Boston. Estimate that there might be about 80 around the country. * When were these other multi -family projects done? Where were they done? What do they look like today? Concerned about the property value. Concerned about single car garages. * How many Habitat home owners in Waterglen? Response: There are 9. 3 * Will affordable housing be distributed evenly around the city? * Can the City make known the locations of the affordable housing projects? * When will a City representative (i.e. councilmember) be present at meeting? * Who owns the land now? Response: The owner does not have to bring the proposal to the city. Usually the developer has a contract to buy the land contingent on the ability to obtain approvals. * Will this be a Type 1 or Type 2 review? Response: That will be determined after the applicant has submitted their proposal. At this point Steve Olt turned the presentation over to Don Tiller. Don explained that the purpose of the meeting was to give information so that the neighbors could understand the project. He explained that the design for the 4.4 acre parcel was to build 27 townhouse style condos to meet the needs of Habitat for Humanity families. The development would have a commercial parcel that would be sold and the funds used to reduce the costs for the residential units. The residential portion of the projects has been designed to create a sense of community with connecting walk ways and paths and an open space and playground area. The building layout would have the building fronts facing out and the garage doors facing each other along a private drive. Questions and comments to Don Tiller: * Proposed open rail fence will not fit with the current neighborhood. * Concern about single car garages. Response: There will be 27 single car garages and 35 more designated parking places. * Why not build 2 car garages? * One car garages will bring down the value of the neighborhood. e Comn. _dty Planning and Environment. services "` Current Planning City of Fort Collins September 28, 2005, 7:00 p.m. NEIGHBORHOOD MEETING AT WEBBER JUNIOR HIGH PURPOSE: Present and discuss with the neighbors the Fort Collins Habitat for Humanity's development proposal for Innovation Island, a multifamily and commercial development to be located at the southeast corner of South Taft Hill Road and West Harmony Road. Steve Olt, a City Planner, made the introduction. Don Tiller, a planner with Vignette Studios, gave an overview of the project and took questions and comments from the participants. INTRODUCTION: Steve Olt explained that the land was zoned LMN - Low Density Mixed -Use Neighborhood. He explained the differences between Type 1 and Type 2 reviews. He explained the submittal and review process that the applicant (Habitat for Humanity) would be subject to. He explained the approval and appeal process that will govern Habitat's application. Ouestions and comments to Steve Olt: * Define low density. Response: In the LMN District, 5 -8 dwelling units per acre. If low income, it can be increased to 12 dwelling units per acre. * There is property within a mile at South Shields Street & West Harmony Road for sale. What is it zoned for? Response: MMN, 12 units per acre minimum. * What is this project's compatibility with the low income housing to the north and the trailer park near by? Response: Those are in Larimer County. 1 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-05W • (970) 221-6750 • FAX (970) 416-2020 Commi:nity Planning and Environmenta, Services Current Planning City of Fort Collins ' October 27, 2005 Dear Resident, As per your request, enclosed you will find a copy of the recorded questions, comments, concerns, and responses from the Neighborhood Meeting held on September 28, 2005, for the proposed Innovation Island (Habitat for Humanity) residential & commercial project to be located at the southeast comer of West Harmony Road and South Taft Hill Road. Please be advised that the developers/applicants have submitted plans to the City to initiate a development review process for Innovation Island, Overall Development Plan (ODP) & Project Development Plan (PDP). The submittal occurred on October 5, 2005. City staff does not send out letters to affected property owners to notify them of a development proposal when it has been submitted to the City for review. After the initial round of development review City staff has determined that the plans are in a condition to be able to be scheduled for a public hearing. The Innovation Island, ODP & PDP are scheduled for the November 17, 2005 Planning and Zoning Board public hearing. A letter of notification to affected property owners within 750 feet of the property (in all directions), notifying them of this hearing, will be sent out no later than November 3, 2005. I encourage you to review these questions, comments, concerns, and responses thoroughly for completeness and accuracy. Please contact me at (970)221-6341 or by e-mail at solt@cgov.com if you find discrepancies or think that a point was not recorded. I look forward to hearing from you on this matter. Sincerely, tep n Olt, City.Planner 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020