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HomeMy WebLinkAboutCAPSTONE COTTAGES REZONE - REZ140002 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSFort Collins Community Development & Neighborhood Services Planning 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 970.221.6376 970.224.61 11--fax NEIGHBORHOOD INFORMATION MEETING SUMMARY PROJECT: DATE: LOCATION: PROJECT PLANNER: Capstone Cottages PDP July 24, 2014 (2nd Neighborhood Meeting) Proiect Planner Presentation Summary: City of Fort Collins, Streets Facility Training Room Pete Wray The Capstone Cottages Project Development Plan (PDP) is in the process of staff review. This neighborhood meeting represents the second neighborhood meeting for the project this year, after the first meeting held in February. The purpose of the meeting is for nearby residents and neighbors to ask questions, and provide additional feedback and input about the project as it continues to evolve. The applicant is here tonight to share information and the changes that have occurred since the last neighborhood meeting. The discussions tonight are being recorded, not verbatim but reflecting a summary of the notes taken. This summary will be shared with citizens who attended the meeting, and the decision maker for the project, the Planning and Zoning Board. Applicant Presentation Summary: Capstone Collegiate Communities is the developer of the project. The applicant, represented by Linda Ripley with Ripley Design as consultants, provided a general overview of the project and changes since the and 15L neighborhood meeting and initial submittal. The project site is located north of Lincoln Avenue and east of Lemay Avenue. The project proposes student housing that will include approximately 180 dwelling units. The consultants have done a lot of student housing projects and some of the questions and concerns they often hear are: the density is too high, the building is too large or out of scale, the buildings are too tall, there's not enough parking, and increased traffic. The presentation focuses on how this project responds to these concerns. The site has two different zone districts. To the west is Medium Density Mixed -Use Neighborhood District (MMN), requiring a minimum of 12 units per acre. The other portion of the site is zoned Industrial (1). As part of the project, a rezone request of the Industrial zone to Medium Density Mixed -Use is proposed. Several changes have occurred since the first plans were shown in early spring. In the spring, the proposal was for underground detention, the extension of Duff Drive would stop at mid -block only to allow access into the development, and a normal T-intersection was proposed at International and Lincoln. New changes have been Comment (Citizen): A lot of this has to do with the power railroads have, starting with the Railroad Act of 1847. There have been previous discussions to move the tracks and routes east of the Front Range, but all the communities north of Denver would have to agree and help pay for the move. Comment (Citizen): I would like to hear from the City. What we're talking about in Fort Collins, is a reasonable expectation of safety for its citizens. I don't want to see anyone hurt from a spill or derailment. Things could be wiped out in an instant. We need to have a conversation to help them (railroads) before more efficient. We need some leadership in transportation. Response (City): Conversations have been ongoing, but we have to win the political fight first, and then pay money to help the railroads move. This is a very large discussion. Question (Citizen): This area is a floodplain, and we've had to address drainage and other issues ourselves, has any study been done to make sure this won't negatively affect surrounding neighborhoods? Response (Applicant): There is a comprehensive drainage study and report that is required for the project. The Lincoln channel has had some drainage difficulties. The City has exhaustive stormwater requirements that will have to be satisfied as it progresses through development review. Response (City): We typically require onsite detention and LID to be incorporated into projects. Comment (Citizen): If you compare this project to the District at CSU or The Summit, I like what they have done compared to previous student housing projects. Parking is a big thing — you are taking into account you need to provide more parking compared to some of the problems we've seen at other student housing developments. I recommend working with the neighbors and their residents, you definitely have some folks with concerns. Response (Applicant): We will have five full-time employees, and one of those individuals typically lives on -site. We also try to work with local police departments to try and have more of a presence on site, sometimes even having a police officer live in the development and ask them to patrol at night. Then if there are complaints there is someone already on site. Response (City): We will need to follow-up with the police about patrolling/an on -site officer and update that in these neighborhood meeting notes. Response (Applicant): Some jurisdictions don't like that arrangement; in that case we would still have a courtesy manager to serve as the first point of contact if someone were to occur in the evening. Question (Citizen): Is there any environmental or sustainable design elements? I don't see south -facing windows, or solar panels on the clubhouse. These are things that are going to make you look good in this community. If it's just a place to make money off people living in your houses, if you really show the Fort Collins community that something is progressive and provides value to them and the community they can support this. Response (Applicant): Our target market cares about sustainability. There are lots of practices we put into the cottages to make sure they're sustainable, such as the way they are constructed, the insulation used, the appliances are efficient. We want to make sure they're energy efficient, even from just an operating standpoint. Comment (Citizen): I'd like to see something more. If you look at something perhaps like carports with solar panels. Comment (City): Another trend we're seeing is room and space for community gardening efforts. Question (Citizen): Are you leasing per unit or per bedroom? Response (Applicant): Per bedroom. Question (Citizen): How does the future Lemay Avenue connect into old Lemay? Question (Citizen): How far are they moving Vine ("New Vine")? Response (Applicant): New Vine will be about 1,000 feet to the north of existing Vine Drive. Response (City): The realignment of Vine starts east of Timberline and goes past Lemay and then will connect over to College. There will be a new alignment, a jog, of Lemay Avenue. The current roadway is straight, and with the realignment it will curve and begin to rise in elevation for an overpass over the train tracks. The existing section of Lemay will be downgraded to a local street. The existing portions of Vine will become local and collector designations. Comment (Citizen): The existing connections will change, but there are no concrete details of designs yet. Comment (Citizen): The Andersonville community was under the impression that with the overpass, the old Lemay would dead-end at the tracks. We would like that to happen so that trains are not actually crossing a street and so there is no need to use their horns. Response (City): The purpose is ultimately mobility. There has been nothing officially determined or set at this point. Final determinations still need to be made. Comment (Citizen): The honking is really loud and definitely a concern for the neighborhood. Question (Citizen): When is the City going to deal with the train? They're allowed to carry stuff through town that isn't allowed on roads. The noise is related to the fact they're still coming through. They don't even have a stop in town except for Budweiser. Why don't we use our strength as a community to effect change and ensure our safety? Response (Applicant): There will be a full -service gym in the clubhouse, including tanning, sauna, study rooms, computer rooms for the residents to use. Hopefully this will keep that type of traffic down as the amenities are already located on site. Question (Citizen): How does student housing affect property values for nearby neighborhoods? Response (Applicant): I do not know the effect of property values. I would encourage you to ask real estate professionals. My own experience is that something brad new and new development in an area can raise property values. Comment (Citizen): I am a real estate agent and it can go several ways —values can go down if the property isn't properly maintained. I'm going to guess it will be neutral for now, because we don't have a strong community experience with this kind of development. One worry could be gentrification for the nearby areas. If Lemay is built, you will have some buffering, and as long as traffic quality and quantity is maintained it could help. Comment (Citizen/Consultant): The cottages are a night and day difference versus one or two large multifamily buildings that you typically see. The company has a reputation for maintaining their developments. Comment (Citizen): There is another project similar to this called Aspen Heights. I have listings over there; Aspen Heights is the nearest comparable example to this project. They will follow a similar pattern. Looks at Aspen Heights if you want to see something similar. It's about 650 bedrooms plus or minus, and this is 841, so this is about 25% larger. Comment (Citizen): The community missed an opportunity with Aspen Heights for multi -modal transportation opportunities. Right now is the time to enhance these transportation opportunities for this part of town. I encourage the community to get involved early and create pathways to help alleviate and motivate people to stay out of their cars. Question (Citizen): Are there other communities you have building around the country? Response (Applicant): We have developed about 14 cottage -style communities throughout the country. Question (Citizen): What have you learned? What mistakes did you find and what adjustments did you make as you built these communities? Where are these communities? Response (Applicant): Our website has a full list of all our communities, but they are everywhere from New Hampshire to Florida to Texas. Response (Applicant): The unique thing about cottages is the sense of pride in ownership that students take versus the typical flat -style apartment complex. If a bush dies in front of their cottage, we hear about it immediately and they call us to come fix it. This helps the development stay looking nice. We also enforce things, such as fines for trash left out; because we also have an interest in keeping it look nice. Response (Applicant): The site plans have improved over time. Our first community we didn't have things like parallel parking, and now we make sure we have enough parking along the roads. We also create the sense of community and connectedness by creating the grid through the development to connect with the rest of the community. You're creating the neighborhood and a sense of place. Question (Citizen): How are your utilities handled? Response (Applicant): Typically we sub -meter for water. Utilities usually are paid by the resident. Sometimes we provide it as a package, but with a cap or limit on the amount. Question (Citizen): What is your onsite management like? Response (Applicant): The traffic study is underway. Comment (Citizen): That doesn't help the people who came down tonight with all these questions if the traffic study isn't completed. Response (City): The neighborhood meeting is a required step prior to formal submittal, which includes the traffic study. The meeting is held early in the process to hear neighborhood concerns and solutions and give the developer opportunity to make changes. Question (Citizen): If the traffic study is already underway, share it with the public. Response (City): Once the project is submitted, the public can look at the traffic study; there will also likely be another neighborhood meeting. Response (City): Matt is out gathering data and background statistics right now, and we will sit down and scope the project for the information we need; we still need to do that. Question (Citizen): When you reviewed the traffic study for Woodward Governor, what was the service level for Vine and Lincoln and Vine and Lemay? Response (Applicant): Vine and Lemay is operating at level of service D. Response (City): Lincoln and Lemay is a B condition, overall. Comment (Citizen): I represent some applicants on Vine and Lemay. He told me it will remain a local street, and that's in the master street plan. They are planning on pulling traffic away from the existing Vine with the New Vine buildout. They are going to go hand -in -hand with one another (overpasses over the railroad tracks). Question (Citizen): What is the frequency of the shuttle going to be? Response (Applicant): Typically 20 to 30 minute headways, but still working on final details. Question (Citizen): How late will it run? Response (Applicant): Typically it runs from lam to 5pm or lam to 7pm, and sometimes there are night shuttles to downtown. Comment (Citizen): The best model to look at is Ramblewood near Poudre High School. They started I believe in 1971 and it's the most successful one. You will want to look at their model and really focus on it. The neighbors are right that you are going to have spillover traffic into this neighborhood. There is some opposition because neighbors are worried. about gentrification of the neighborhood, and the traffic. I had to wait at the same intersection for two light cycles to get here; it took me 20 minutes to get here and I don't live that far away. This development compounds all the traffic, especially with Woodward coming in. Vine and Lemay need to get done, but we don't know when those improvements are going to come in. I recommend you include the neighborhoods as much as possible, the earlier speaker asking for this to be opened up to the neighborhoods is correct. Question (Citizen): It seems like traffic is on the minds of many here. Is Capstone planning to have a direct transportation pathway from the project straight to CSU? Response (Applicant): Yes, there will be a private shuttle that goes from the development to CSU. Question (Citizen): Are you improving Lincoln Avenue, like they are planning? Response (Applicant): Any improvements that will be needed will come after the traffic study is completed. Response (Applicant): Lincoln will not look like it does right now. Comment (Citizen): With traffic going through the industrial area, I know students normally wouldn't go through there on the way to CSU, but consider Miramont gym and their heavy use of that facility. Question (Citizen): You talk about traffic on Lemay and Lincoln, but what about on Duff, International and Webster? Response (Applicant): International and Duff will be extended into the site. We can't connect it over to Lemay now because of the planned swing of Lemay. The City may require an escrow for the extension. This is an interim solution. The rest of Duff Drive will likely be funded by this development. We will be required to pay our local street frontage. Question (Citizen): What will be the impacts to the businesses? Response (Applicant): What will happen is the western portion of the Industrial park currently has to go east or south to eventually head west. With the new connections, a portion will have the opportunity to use these new road extensions and that is included in the traffic study. We estimate how much traffic will do that, such as for those segments of International. Question (Citizen): I am a business owner in the business park. Webster and Duff drive, they will be connected to this development? Response (Applicant): Yes. Comment (Citizen): The businesses in the area just collected a quarter million ourselves to fix the streets, and we have concerns over the increase in traffic. We have people showing up and we don't know who they are or what they're trying to access, this was a frequent occurrence after the Bull Run Apartments were constructed. People are going to go through our area; it's the path of least resistance. This is concern for many business owners in the area. We paid for these streets, and now the traffic is going to tear them up. Response (Applicant): The expectation is that Duff and Webster will likely help the business park more than hurt, because the people working in the western potions will not have to take Link to get to Lincoln. The residents of this development, the students, will find it time-consuming to go east, to eventually go west. It's going to be easy to go down the extended International and take a right turn to go to campus. Comment (Citizen): I was late for the first part of the meeting because I was sitting in traffic. It's bad right now, what is it going to be like when we put another 800 people and cars out there? Response (Applicant): The traffic study takes into account current conditions. Question (Citizen): Are you going to put a light in there at International? Response (Applicant): No Comment (Citizen): They will use our access because we have the stoplight. Comment (Citizen): Duff is a failed intersection. That traffic light gets wiped out at least once a year from the trucks trying to make the turn. The trucks will see an easy way out through the apartments; you may have a lot of truck traffic coming through. Question (Citizen): What is the future of east/west Vine, and how will that shape the future? Response (Applicant): The future plan is that Vine will be downgraded after the overpasses and New Vine are built. Lemay will also be altered, although final details are not yet set. Connectivity from anything east of Lemay and Timberline is hard to say due to the ground characteristics, such as wetlands. Question (Citizen): What do you think will come first? Lemay or Vine improvements? Response (City): They are tied hand -in -hand, each affects the other. Question (Citizen): Why would you not complete the traffic study prior to the neighborhood meeting? When it's presented at the public hearing, people have no time to assimilate that information on the spot. Question (Citizen): You have to be able to rent to anyone, but you're marketing towards students. In your traffic study, do you factor in or account for non -student users and residents? Does this change the traffic study and will it reflect this? Will this be marketed equally to students and non -students? Response (Applicant): The project is really designed and marketed towards students, especially as we rent on a per bedroom basis. People get keys to individual bedrooms, which include a bathroom, and then a fab to the unit itself. Typically, our marketing strategies are towards students. By charging on a per bedroom basis, it appeals to students. There will also be a shuttle service to campus. These characteristics and marketing — we predominately see from our other developments that these are for students. Question (Citizen): This is open to non -students, but you're staying it's primarily student by design. Response (Applicant): Anyone can rent here; it is not precluded, but given the type of housing we're providing, it's primarily students that would rent here. Comment (Citizen): I think what they mean is that by law, the project cannot exclude non -students, even if it is designed and marketed towards students themselves. Comment (Citizen): By function, it's excluding non -students anyway. Response (Applicant): Given that nearly 99% of the residents will be students, the distribution we're working with in the traffic study is appropriate. If those demographics changed, you're right we would need to look at the traffic study. Question (Citizen): Is the project going to be paying for the future Lemay rerouting? Response (Applicant): This is not contributing towards that more than any other project that pays towards street oversizing fees. Response (Applicant): Each of the developments pay into the City's funds for roadway work and expansion. Provision for adequate public facilities does not take away from this; it's more a policy of adequacy than adding funds to anything. Question (Citizen): So this will not be helping pay and promote the Lemay reroute/overpass? Response (Applicant): In the aspect that the fees collected from building permits helps, but how that is divvied up is not specific. Question (Citizen): Will the traffic study glean some of these details? Response (Applicant): Yes Comment (Citizen): I have the same concern with traffic. If this project comes before the bypass over the train tracks, this is going to be a nightmare. We already have traffic accidents on a weekly basis and backups on a daily basis. This is a huge concern. Traffic needs to be alleviated. Question (Citizen): Will the pool be available to those outside the development? Response (Applicant): Usually it's limited to residents and their guests. Comment (Citizen): We're trapped in Andersonville right now, and we have huge concerns with additional traffic coming in, especially with the recent Woodward project. I don't know how we're going to get out of our neighborhood. I really want to bring that to the attention of everyone here. Comment (Citizen): I feel like the traffic situation has been largely ignored. I remember coming to a meeting when I first moved to the area 7 years ago, and traffic was brought up as a serious issue, and here we are at this time, still continuing to develop, the issue is still being brought up, and I'm not seeing that it is going to be addressed. streets or greenspace. It is very much like an old town neighborhood, you do not see parking/garages from the edges. There are a total of 841 bedrooms proposed and there is 1 parking space for each bedroom, with an additional 21 spaces beyond this. It is well parked. Parking is screened from public view. The project contains amenities such as a clubhouse, swimming pool, and volleyball court. Walking spaces and paths are spread throughout for connections. A City sidewalk will be located around the project to connect to the rest of the community. It is easy for the residents to get to the stores and multifamily housing located south across Lincoln Avenue. The cottages are designed to look like a single-family house. They offer a pedestrian scale, and will not dwarf the nearby neighborhoods. It will look like a single-family development in addition to the many amenities offered on -site. The buildings are not more massive than a single family home or neighborhood. There is plenty of parking for this project; students will not need to park in adjacent neighborhoods. This project should not create additional traffic through neighborhoods. Current estimates are that 40% of the traffic generated will head west on Lincoln, 45% south on Lemay, 5% on 121h street, 5% east on Lincoln and the remaining 5% north on Lemay. Comments, Questions & Responses Question (Citizen): With the 5-bedroom house, how does that correlate with the Fort Collins "you plus two" rule? Response (Applicant): The product is offered as a different lifestyle opportunity, with friends living together. Here they can do that in a controlled environment with management staff on -site. This has been popular and successful in other communities. Response (Applicant): These have to be developed as single-family and duplex units first; after they are constructed the developer will have to apply for an extra occupancy rental license. They have to meet the requirements such as parking spaces and square footage. Response (City): The rental license is done through Zoning with the City. Question (Citizen): Will you be charging for parking? Response (Applicant): Parking is typically included in the rent. Question (Citizen): What is the rent for parking? Response (Applicant): Rents are on a per -bed or bedroom basis, parking is included with this. Question (Citizen): Will the parking always be with the property? Down the road will you start charging for parking spaces? Response (Applicant): The parking will stay with the property, and be used for each bedroom rented. Comment (Citizen): I have seen in districts around CSU that parking is being pushed further and further out into the neighborhoods. Question (Citizen): Do you plan to add covered parking? Response (Applicant): We do not have plans right now, but we're always looking at the market. Comment (Citizen): I'd like for the parking to always stay with the facility, so it won't be of additional concern to the nearby neighborhoods. City of Fort Collins Neighborhood Meeting DATE: February 25, 2014 PROJECT: Capstone Cottages PROJECT PLANNER: Courtney Levingston The meeting began at 5:30 with the project planner giving a brief overview of the City's development review process, including information that this project has not yet been formally submitted, and there may be an additional neighborhood meeting held. Question (Citizen): Will this project be processed as a Type 1 or Type 2? Response (City): The decision maker for this project will be the Planning & Zoning Board (Type 2). Prior to the Public Hearing, another neighborhood notice will be sent out. Applicant Presentation / Project Summary This is a student -oriented housing, meaning the project is designed for and marketed towards students, however by law, the project is not restricted to students only. The project site is located east of Lemay Avenue and north of Lincoln Avenue, surrounding the existing bank. The project site is slightly larger than 23 acres. A total of 182 dwelling units are proposed. Ripley Design Inc. has represented many multifamily residential projects over the years, and we typically hear concerns in five areas: the density is too high, the buildings are out of scale, the buildings are too tall, there is not enough parking, and that the project increases traffic. We plan to show how this project addresses these common concerns. The site currently sits on two zoning districts; Medium Density Mixed -Use Zoning on the western portion of the site and Industrial to the east. Our intention is to rezone the Industrial portion to Medium Density Mixed -Use. The Medium Density Mixed -Use Zone District requires a minimum density of 12 dwelling units per acre. The project we're showing tonight is proposing 9 dwelling units per acre. This is below the City's requirement, requiring a modification of standard. We feel the reduced number of dwelling units is appropriate at this location. The site plan shows lots of small buildings, rather than several larger structures. This particular developer builds what they call cottages, some single-family, some are duplexes such as two cottages building together, and some are townhomes. Many of the units have different architectural looks. The smaller scale units surrounding the project, and the 3-story townhomes are oriented and located towards the interior of the project site. All of the buildings have individual front doors and face onto Comment (Citizen): It seems the neighborhoods you don't really want the signal itself, you just want the signal to get in and out of your neighborhood, and it seems you would choose the access rather than the signal. I would say take the one-way and get the backdoor in that is going to get you more bang for your buck. I would take the focus off the light and get the back -door option if you can get the one-way. Question (Citizen): Didn't you mention that the funding of Lemay is incumbent on the BFO process? Which means they have to extend the sales tax? Response (City): We're not sure of the ultimate funding. Right now they're looking at the design. There are also those interested in this being its own separate project to go before the voters, and take it out of Building on ,Basics. Comment (Citizen): I think if it did go to the voters it would be passed overwhelmingly. Question/Comment (Citizen): Why pay for something you should have in the first place? Extend BOB and include this in it. If you're looking at individual taxes, it's a waste of our money and has no sense and something neighborhoods may vote it down because it's not near them. Don't segment it out. They tried that with the Mason Street Corridor and it got knocked down twice. That is the wrong path. Capstone Cottages PDP — 2nd Neighborhood Meeting Summary Page 12 July 28, 2014 Response (Citizen): You already did a road once like this on West Harmony going west to Taft Hill, where you had a straight road and the new Harmony cut off. That was done when I was on the (Planning and Zoning) board. This is really no different. Response (City): We did close off the access to old Harmony in that circumstance. Comment (Citizen): You could do this on an interim basis until realigned Lemay is fully built. Response (City): The Y-concept cutting across the traffic coming southbound, operationally it isn't something we would allow. We would have to look at all the options. We're hearing there is a preference if there is a roadway connection that is more direct rather than meandering around the new development. Comment (Citizen): I feel that good engineering, good collaboration of everybody, we can make this work. I don't want to just hear "no," I want to hear how we can all work together to make this work. Response (City): Our interest is to find a way to say yes, within an appropriate set of standards and guidelines and everything that comes with it. Question (Citizen): If you did that "Y" like you asked, is your concern about traffic coming back south, could they access Lemay again? Response (City): That's part of it. Comment (Citizen): We have something similar in my neighborhood, with protected left turns onto Timberline near the Timberline/Harmony intersection. Response (City): It can depend on traffic volumes. We can take a look at it. Comment (Citizen): Could you make it a one-way? I've seen it on Lemay with the do not block signs and painting, it gets completely filled. If there is a train, it is terrible. If there is a way to get around this issue, even if it was only one-way, it would be a huge help. Response (City): There is an access proposed right there and we're going to look at that. With the Y's, we tend to see the speeds remain very high. If you have a high speed they become like interstate exits. Response (Citizen): The Y-intersection on North College seems to work. Response (City): That Y was redesigned to be more perpendicular a number of years ago. It wasn't working operationally and from a safety standpoint. Question (Citizen): If Duff went all the way to Buckingham, and because of the increased traffic from this proposed development, could we get a light? Response (City): It's a question that comes up frequently. We're not sitting on this, we do have the intersection on our radar and we know eventually that it may be signalized in the future. Currently, the volumes are low. Question (Citizen): Did I hear you say 16,000 vehicles on Lemay? Response (City): It's in that ballpark. When we look at traffic signals we have to balance a number of things, part of it is definitely how long do you have to wait to get out, part of it is safety, and part is signal progression. In parts of the city our cycle lengths can be 2 minutes. If you put a signal like that in at a minor road, you are going to sit there because most of the green will be on Lemay. We have thousands of intersections but only about 118 signalized intersections and we have 100s where signals are being requested. When you put in a signal, you often see crashes go up, and we are very mindful of this because there can be impacts. One of the complicating factors is if you put a signal in here now, and Lemay is realigned in a few years, it could be a waste of money. Question (Citizen): When will realigned Lemay eventually be built? Response (City): No crystal ball on that right now. We're watching this, and please don't think we're saying no for the sake of it, we're trying to balance these variables. Capstone Cottages POP — 2"d Neighborhood Meeting Summary Page 11 July 28, 2014 Response (City): The Buckingham neighborhood used to be in the flood plain, but there was a levy built at the Oxbow site, that diverted the Poudre River floodplain away from Buckingham. This corner, it's not in the Poudre River Floodplain, or in the Dry Creek floodplain. Question (Citizen): Why is it just a small area that's in the flood zone that doesn't make sense? Response (Citizen): Call Glen Schlueter at the City, he can help answer these questions for you. Response (City): Flood plains change and evolve, as do our standards. The Dry Creek floodplain has been reduced significant by a lot of projects done way north of Fort Collins. Still a few more projects left to be done through culverts and rechannelizations that will continue to narrow the floodplain down. Comment (Citizen): Last fall with all the flooding, they flooded the fields north of where my mother lives, and her basement flooded because of the underground water. Question (Citizen): Can Glen come to the next meeting and talk about this? He's worked in the Dry Creek part and he would be a great source of information. Comment (Citizen): On the south side of Mulberry, they put in those homes by the ponds and now the houses are getting cracked basements. In Dry Creek, they are replacing driveways and replacing them and the floodplains goes across Mulberry over to Dry Creek in the field by the airport. It's still there it looks like. Response (City): I know there have been issues with driveways and expansive soils. Comment (Citizen): Timbervine is planned for that same area. Question (Citizen): When will the next meeting be? Response (Applicant): The earliest would be 5 or 6 weeks from now for another neighborhood meeting, but we can't commit to an exact timeframe. We would like people to provide feedback on the connections to the neighborhood, if you talk with your neighbors after tonight's meeting and they have feedback, please let us know. Question (Citizen): Is that Lemay portion a viable option to have included with this, to connect to Duff even through it's not the final design? Could that still be built? Response (City): When the two streets come together in a configuration of a "Y" it is problematic with operations and safety. Comment (Citizen): It should get built from Lemay to the intersection on Duff Drive. If it was temporary I would say yes, that would help, and then couple it with it going into the neighborhood, to help move the local traffic off of Lemay. I think that would be a strong gesture on the City and developer that they are committed to the project and the neighborhood. Question (City): Are you saying you want people to be exiting off the realigned Lemay to go into the neighborhood? Response (Citizen): With proper signage, yes. Comment (Citizen): I would encourage the "Y" be built, and have people use the realigned Lemay to enter their neighborhood, and have other traffic continue to use the existing Lemay, Response (City): From a traffic engineering perspective, that works for those going northbound making a right turn. It's really problematic for traffic control, because the rest of the traffic that is going straight is in essence making a left turn. From an operational standpoint you almost never see intersections that have a "Y" such as this. Our standards require intersections to come in within 10 degrees of 90 degrees. If there is a way to look at how we make it work, it would be at 90 degrees. Capstone Cottages PDP — 2nd Neighborhood Meeting Summary Page 10 July 28, 2014 Response (Applicant): We did a traffic study with the 841 number. We're saying they are going to have cars, and so we're providing a vehicle for every vehicle. There will be transit opportunities with the shuttle service, mass transit, and we expect some students to ride their bikes. There will be improvements of Lincoln with bike lanes; there will be some students who ride their bikes, but we weren't allowed to factor that into the traffic study. We recognize the students will have cars. Comment (Citizen): I don't like roundabouts as my personal opinion. If it works for you, if that's what you want to put it there... Comment (Citizen): On Lincoln, in the past they had brought up they didn't want trucks or semis going through there. With a roundabout, and you get a lot of semis, it's going to get kind of crazy. Response (City): The roundabout will be designed to accommodate trucks. In this design, because it's on an arterial it is required to handle not only regular trailers, but also the extra -long semis. This roundabout would look similar to the one at Vine Drive and South Taft Hill. There is also a truck apron in the center where back wheels can go for large trucks and trailers. Comment (Citizen): Right now it's a nightmare with all the semis that go along there. Question (Citizen): Can it handle a triple? Response (City): Yes, because of the way the tracking works with the extra hinges, they can track more easily. Question (Citizen): It can handle a 53'? Response (City): Yes Question (Citizen): You're taking the worst case scenario to design and build those roundabouts? Response (City): Yes, that is what it's designed for. When you look at the old traditional intersections, and you get a semi making a turn, they have a problem making the left and especially making the right. In the roundabout you don't have to do that anymore. Comment (Citizen): The roundabouts may take more time to get through. Question (Citizen): Flood insurance — is this area in a flood zone? Response (Applicant): No, this particular site is not in the flood zone. Comment (Citizen): I have to have flood insurance, and I live just down the road from here (along Lemay north of Vine). Response (City): In this area, in various spots, there are flood zones as a combination of either the Poudre or Dry Creek. Question (Citizen): How far down does the floodplain go? Response (City): We don't have a map depicting this tonight; at the next meeting we can bring floodplain maps. (Note: staff met with the resident after the meeting and looked at floodplain maps online.) Comment (Citizen): When In -Situ came in we learned we were taken out of the floodplain. Response (City): The Poudre River floodplain goes through a portion of the Woodward site. Question (Citizen): So they have to have flood insurance too? Response (City): They dedicated more land to provide more spread of the floodplain, and increased the grade of the area adjacent to Lincoln & Lemay. Capstone Cottages PDP — 2"d Neighborhood Meeting Summary Page 9 July 28, 2014 Response (Applicant): We appreciate that feedback. This has been a longstanding challenge and it's been difficult to achieve additional affordable housing in this community. There are some incentives and the City is going to explore other options to hopefully ensure we see more outcomes along these lines. Response (Citizen): This is the first time we're being introduced to student housing on this end of town. I feel like student housing shouldn't have a place on this side of town when we have so many families that need affordable housing. Response (City): Student housing and its chosen location has continued to evolve over the past 10 years. Recently, we've seen more student housing projects going further and further away from the main campus. In this area, there is also Aspen Heights up by Conifer and North College, under construction. Like Aspen Heights I believe there would be a shuttle service for this project as well. Response (Applicant): There is also a City policy that student housing should be distributed throughout the community, not just concentrated next to campus. Response (Citizen): In part, that's how the 3-unrelated policy got passed. Comment (Citizen): The cost of land has gone up. I see around campus private buyers having to compete with the University for properties. CSU has bought so much property and they are already marching south, and eventually they will march east, so these folks have to go where they need to be. I agree this is an inappropriate area for this type of project. We know the impact of The Summit with Capstone on College. It's a royal mess. They're now trying to recover with the parking garage. There is a better job here planning than the other one. We're not being NIMBY here; there are genuine, legitimate concerns for the project in this area. I agree we want to spread student housing around the community, but this is too intense and too much and you're going to break the backs of some of those living in the area. There is going to be diversity impact, income impact, compatibility is going to be a problem because it doesn't fit. We want to let you know what we feel and are seeing; we're nervous about the changes; we all should be nervous given the increases in property values and rents. CSU has a habit of saying we don't solve the housing problem. They have not kept up with demand with the dorms, they have not increased the number of net students who live there because it's not their problem, and they call it a City problem. So now we're all trying to solve CSU's problem, but it's hurting the neighborhood. We have to avoid hurting people. Comment (Citizen): I also had concerns about compatibility. With a birds -eye view, you could see the perspective this affluent neighborhood is to the low-income neighborhood it surrounds. Given its upscale student -housing, there's a good possibility that most students will have their own vehicles. Does the traffic study look at this? Behavior -wise, students will have their own cars. We're talking 2.5 miles to the center of campus from here — I see the advantage of having students all over town, and the city is doing innovating things with TOD and pollution, but I think it's too far from campus. It's going to serve as a means to further gentrify the neighborhoods that are already struggling. Response (City): In this area, most students are going to have their own vehicles. In terms of the traffic study, we didn't allow them to consider the shuttle service or assume a reduction in traffic counts when looking at their impact to the neighborhoods. Comment (Applicant): There will be approximately 180 units. In the first plan there were 182 and now we have less than that, we're down about 80 beds because of the changes to International and the units that were on the east side. With those units gone the project is infeasible, so we have to find some way to recoup those units, or the project can't move forward. That's what the developer is working on now to see how many units they need and where they will go, that's why we will come back for another meeting. Question (Citizen): How many total beds? Response (Applicant): About 800 bedrooms. Comment (Citizen): 842 was the number brought up at the February meeting. Capstone Cottages PDP — 2nd Neighborhood Meeting Summary Page 8 July 28, 2014 open. It provides adequate access for the apartments to the south and from a safety perspective, roundabouts have fewer associated accidents. Given all the uncertainty for the area, we thought this would be a good option. Response (Applicant): When you looked at a full signalized intersection, the cost of that and the roundabout was approximately the same. Response (Citizen): I'm a numbers person, I like to know that. Response (Applicant): Get with me after the meeting and we can look the numbers up. Question (Citizen): What are your accident rates for a roundabout? Response (City): Generally, when you compare a single lane roundabout and a signalized intersection, the regular intersection has 32 ways a cars can hit one another, and a roundabout has 8, and that is reflected in the overall safety statistics. In a regular intersection you can hit head on and broadside, which are the most serious types of crashes. In roundabouts crashes that occur are typically sideswipes, or low -speed rear -ends which tend to not be as severe. The number of accidents and fatalities is reduced dramatically. Roundabouts are simply a tool we use; they may not be appropriate everywhere. We think it is a good option in this location. Comment/Question (Citizen): I think it is a great project. Are you going to put a fence up? Being commercial next door to you we don't always have the greatest looking lots. The detention pond works for that as a buffer. Response (Applicant): yes, the detention area will serve as a buffer, will be landscaped as well. We actually have the property a little on the east side of International and further up, that would be landscaped and might be detention as well. No plans at present to put a fence up as there is no reason to. It's putting the front door to the street and hiding parking behind the units. Comment (Citizen): I think the traffic circle will also help the situation and flow a lot better, so people won't have a need to use the local streets including Duff Drive and Webster Street. . Comment (Citizen): These people have been here forever and they are getting squeezed out. I live at Collins Aire Park, and you have Timbervine going in next door, are they going to wipe that out too? Why can't there be spaces for trailers to go in there. This seems like it should be on the west side of campus. It doesn't seem right. Response (Applicant): I keep hearing the need for affordable housing and there is the need for it, but it's sort of like comparing apples and oranges. The City is not building this project, it is being built by a private developer looking to make a profit; it's not like the City controls the land and can decide what is going to be built. This developer isn't going to build affordable housing, and as far as I know the City isn't negotiating for control of the property; City staff can't change that right now. It might be nice to have a presentation at the next neighborhood meeting concerning affordable housing options the City is exploring overall. Comment (Citizen): I think it would also be wise to explain the difference between the different types of affordable housing and what's more in demand. There's also a city code coming up to consider that every development project in the future would incorporate affordable housing or money in lieu. Response (Citizen): That doesn't help us now, and while a beautiful project, I feel it doesn't fit with the neighborhood. I'm seeing 5 mobile home parks are already gone. Our neighborhood, we definitely feel like we're being pushed out, because we have people moving in with money. This feels like its one more layer to gentrify the neighborhood and I'm concerned about that. We have and should have a place in Fort Collins. Response (City): This is zoned MMN, and similar to what you're seeing with the existing parking, there are many options to satisfy the requirements of that zone, it could be additional high density apartments, this student housing proposal is another option. The City doesn't decide the ultimate development proposal. Comment (Citizen): I know you don't have any control over this. We have people that work in restaurants or entry level jobs. Is the attitude that they don't even want those people here? We need housing, it just doesn't work. I wanted to say this so the issue is known. Capstone Cottages PDP — 2°d Neighborhood Meeting Summary Page 7 July 28, 2014 Comment (Citizen): I don't know how much support the City has backing this development, but from what I have painfully heard with the Lincoln Corridor Plan, the City was hell-bent on getting that built, so it didn't matter what people from the neighborhood said. My concerns are: it's only for students; we need affordable housing for the working class people and 1 continue to have to fight on that note, and we need affordable housing for people that are working minimum wage jobs. If you look across the street to the apartment complex, it doesn't fit. The cottages are lovely, it's a beautiful development that is solely geared for students, but I feel like it doesn't fit with the neighborhood and will continue to gentrify the neighborhood. Those are serious concerns I have. If the City is hell-bent on getting this development through, then we need to make sure we get something for the neighborhood. That traffic on Lemay is going to make everyone pull their head out and it feels like our concerns fall on deaf ears. College Avenue has lights so close together; I don't understand why we can't have a light here on Lemay. There needs to be some things for the neighborhood, they are long -overdue. I feel angry because I don't ever see anything that comes forward for the working -poor. I don't see the housing for the low-income, for the Hispanic community, for those working minimum -wage jobs; where is their housing? That needs to be addressed. I need to know how much the City is backing this development to happen, and if it's a done deal please tell me so I can save time and energy. You find some way to relieve the traffic on Lemay and I'll be quiet. Response (City): With any development project, it's never a done deal; the City doesn't advocate or push for the project. It's in the review process and things continue to evolve to make sure the project meets our standards. Ultimately the decision -maker decides if the project is meeting the standards. We are facilitating the development review process. This is a large, complicated project, and a lot of issues associated with the project and one of the purposes of the meeting tonight, for instance, are to hear from everyone about the connection to the neighborhood. If you can't get out on Lemay, does the connection provide an alternative option, is that a viable option or not? Comment (Citizen): The notification process is evolving and hit a train wreck today; some of us didn't get notified of this meeting. All of the sign -in sheets in March, I didn't get notified even though I signed in. If Betty had not called me, I wouldn't have come because I wouldn't have known about it. How many people got missed from the last notification? This is a, very big concern, is it purposeful exclusion? Please fix the process. Question (Citizen): What's changed from March to now in the plans? How many units? Response (Applicant): We can't tell you how many units right now, the plans shown tonight are to illustrate the roundabout and the potential connection, but the number of units shown on this drawing is significantly less than what was shown in March. We can't do the project without more units — when we figure out where these units will go we will be back here to have another neighborhood meeting. We know it's going to be about 180 units; it will be under the 12du/acre minimum required in MMN district. The intensity is there because of the number of bedrooms, but we will be requesting a modification for less density than is required. Question (Citizen): What is the cost difference between a street and roundabout? Response (City): Depends on the design of the street and roundabout. Without a roundabout, the Master Street Plan would have required a sweeping curve; it's the geometrics of it, the design, where it would be built. The proposal now is for a roundabout and the reason for this and why staff is okay with the option is because originally the T-Intersection wasn't going to function well as a stop -controlled intersection with the traffic volumes anticipated. A signal was proposed but that is difficult due to proximity with the Lincoln/Lemay intersection. We want to eventually minimize the volumes we have on Lincoln, because we don't want all those cars coming out on Timberline as that is a safety concern for us. Putting in a roundabout keeps our options Capstone Cottages PDP — 2"d Neighborhood Meeting Summary Page 6 July 28, 2014 We've identified some neighborhood projects as part of the Lincoln Corridor Plan and there was an interim sidewalk planned down to Lincoln where there are existing gaps from the bank to the north and a small gap between Walmart and the apartments. We think this project can achieve one of the projects identified through Lincoln Corridor process by providing a sidewalk down the side of the realigned Lemay alignment. Comment (Citizen): At a recent council meeting about the Lincoln Corridor, it was mentioned that no Community Development Block Grant (CDBG) money was going to be used for roads/streets and that the City didn't have money to go out an add the streets and sidewalks. Why can't CDBG money be used to build better sidewalks and connections? Why make the developer pay for it when we have money to pay for it in conjunction along with the developer money. I think this CDBG block money should be explored. You need to have something substantial that could be enjoyed by all, and the money is there if you use community block money. Question (Citizen): Is there a sidewalk next to the bank? Response (City): Yes. One project we identified for Lincoln was to continue the sidewalks, but there are timing considerations. If the realigned Lemay is funded, it will dead-end and the old portion of Lemay is rebuilt to a local street, and the funding for that will include sidewalks. Question (Citizen): I'm assuming the project is going to pay the street oversizing fee for that intersection anyway? How much further away from the gap are they to achieve what you want to do? How much more is needed? Response (City): This project is responsible for their local street improvement portions adjacent to their project. They would provide their local street portion of curb and gutter and sidewalk adjacent to their project. Question (Citizen): So would they be contributing to the realigned Lemay? Response (City): The developer is required to build their local portion. If the development on an arterial, the developer is reimbursed for the difference in cost between the larger street over the cost of a neighborhood street (This is called "street oversizing".). In this proposal, they're proposing the trees and sidewalk in the ultimate location, but not the curb and gutter. If they were looking to build it today, it would be interesting to see how the new Lemay would intersect with the existing Lemay — it may make more sense for that portion of new Lemay to be built at a later date with the realignment. If that's something the neighborhood wants to see we can look at how it could be engineered -- how would you have the new portion built and operating but still tie into the existing north -south Lemay? Response (City): There is a standard for separation of the intersections. Engineering would be concerned about two intersections so close together. The developer has to escrow the money right now regardless. It sounds like some of the comments are learning towards the idea of a connection into the neighborhood may be beneficial, however? Response (Citizen): I would scrap it. If you put the road in, if that is part of it, you're going to make the people meander to do it. People would come in through Lincoln and International —you could be creating artificial traffic congestion with the meandering route. This thing has been on the books for 10 years, and if it could be built, build it and make it easier for everybody and the residents could go into and out of, you'd have a better flow of traffic, contrary to the traffic study which I think is skewed. You'd have more harmonious solution and better compatibility standards. Comment (Citizen): Traffic is a huge concern; it is going to break this neighborhood. If we can't get this to work, redesign the project. It comes down to Adequate Public Facilities. You have a project here that is going to hurt this neighborhood based on my knowledge and experience with the City. Capstone Cottages PDP — 2nd Neighborhood Meeting Summary Page 5 July 28, 2014 Comment (Citizen): One idea I had is that if you look at the realigned Lemay, it's going to be an overpass; it's going to be like having a freeway outside the backyards and be problematic for all of Andersonville —the incline would have to start where Andersonville neighborhood starts. With Lemay being realigned it may help, but what if were to be a 2-lane instead of a 4-lane, and with the money being saved, the property to the east of the neighborhood could be purchased for open space to be consistent with Nature in the City and instead of having a freeway with an overpass you'd have a little buffer and then a 2-lane arterial. We need to build with 2-lane arterials in mind; fossil fuels are a finite resource. I realize the existing Lemay is impossible for the neighborhood. I think something could happen faster if it becomes 2-lane. There has been some discussion with the utility commission that it could be an at -grade crossing. The study conducted by City staff about whether to pursue an underpass or overpass is almost available for the public to view. Comment (Citizen): When the design is funded, the ideas you're talking about are going to need to be discussed in detail. Right now it's just a fat line on a map. Comment (Citizen): That line may destroy the neighborhood. Response (City): Those comments you're providing are great, there are many variables that have to be taken into account for the future realignment of Lemay or other options -- these are exactly the type of questions that need to be asked and looked into when the design begins for the project. Comment (Citizen): I was on the Planning & Zoning Board when this idea was brought up in 2002 to 2004. This has been on the books for 10 years. The intent was to build something to get the traffic away from the neighborhood. The idea was for the progression from 2 to 4 lanes. You have traffic coming down from the north and vice versa. The original Vine and Lemay were originally grade -separated; there were tunnels underneath the tracks. It was this way and it worked until the City came in and closed the tunnel and now we have a problem. If you proposed something different than what we have on the books for New Vine and Lemay, we may just be shifting the problem east with the added pollution and waiting from signals or train traffic if the crossing is still at -grade. It would be beneficial for the applicant to build the new section of realigned Lemay to Duff Drive, providing a good intersection for the neighborhood to use to enter and exit from. Response (Applicant): The plans are proposing a connection to the existing Lemay. Eventually when realigned Lemay is built, the connection would be closer than it is now. Response (Citizen): You're not helping because the portion of realigned Lemay going up to Duff is not yet built. If they aren't connected you make them go down to Duff and International to Lincoln. You need both connections to make your traffic work. I would advocate getting that piece built with the project development and it will demonstrate our philosophy that development pays its own way. Question (Citizen): We have fought for a traffic light at Buckingham and Lemay and keep getting shut down -- that we can't have it unless we have more traffic, and here with this development we're going to have more traffic. Can we get this light now, or are we still getting shut down? I would like to see Duff go all the way to Buckingham. Response (City): We have had a lot of discussion about the existing intersection of Buckingham and Lemay. There are challenges with considering an interim signal including the fact that the intersection does not currently meet signal warrants. Ultimately it's planned for the new intersection to the east when Lemay gets realigned. We don't know when the connection to Duff Drive will go over to the curved alignment. This drawing is showing a potential local connection to Buckingham and 10`h Street as an option for the existing residents of the neighborhoods to have the choice for access to and from the south. We're continuing to review the project as it involves, if there is support or not support for the street connection or a pedestrian connection and we're looking for feedback for this tonight. Capstone Cottages PDP — 2"d Neighborhood Meeting Summary Page 4 July 28, 2014 do, they find they don't have many people that want to live there with other students. It's not to say a student may not graduate and continue to live at the project another semester, but it's unlikely a family would move in. Comment (Citizen): The traffic is all structured towards students, but the traffic study could be flawed with false assumptions because there is the potential for non -students living there. There needs to be a reality -check about what could happen and for the traffic study to be updated accordingly. Response (Applicant): We're trying to produce a traffic study about what we expect to happen — we could add more information if this wasn't a student project in the future. Comment (Citizen): If you're looking to bring traffic into the neighborhood, I don't see Lemay being a more straight shot. The project should pay its share, have development pay its own way and pay and build realigned Lemay to the Duff Drive intersection, and allow people to get into the neighborhood. Question (Citizen): When is the realigned Lemay supposed to happen? Response (Applicant): That is more a question for the City; we don't have any control over that. Response (City): Our capital projects department could best answer this, but we can tell you it is on the books and what we want to do, and what we think needs to happen for this area to begin development to the northeast. We're working through the next cycle of budgeting right now, and there is an offer within the budgeting process to begin the design of realigned Lemay. We should know more this fall whether the design was funded or not. Question (Citizen): Lemay turns into Lindenmeier, how is that going to work? Response (City): Existing Lemay goes straight, and the proposal is that in the future it would be routed around the east side of Andersonville, have an overpass over the railroad tracks and Vine Drive, and then resume back to the existing alignment that Lemay takes now north of Vine Drive. Question (Citizen): I don't know how far it goes and where it turns into Lindenmeier, but there's always been a problem there with mail. Response (City): You mean with the addressing? If there is a challenge with that we can check with those who help with addressing to see if they know of any issues or problems. Question (Citizen): Are they still working on the new road in there that goes through Lindenmeier? Response (City): There are two roads they are looking at; one is "New Vine." Existing Vine is really constrained and the proposal is that "New Vine," which would be located north of the current Vine would help carry a lot of the existing east -west traffic that uses Vine drive right now and move it away from the railroad tracks. We also have a challenge with Lincoln in this area where it comes out at Timberline — it's a problematic intersection with safety issues. The Master Street Plan shows that International would be extended and connects from Timberline around the airpark to Lincoln. This extension of International has been one of the challenges for the applicant and development team to make this work. Comment (Citizen): They're building so much above us to the north. Comment (Citizen): The plan for this area is that Lemay would be rebuilt with the overpass and New Vine would come through in the north. Comment: I understood it to be that Lemay would be partially close off. Response (Citizen): They are going to realign it. Response (City): The portion of existing Lemay front of the neighborhoods would remain, but only for use of local neighborhood traffic as a residential local street. Capstone Cottages PDP — 2"d Neighborhood Meeting Summary Page 3 July 28, 2014 proposed that show the former T-intersection as a roundabout, as it has been determined a roundabout is the best solution for this intersection given its proximity to the Lincoln and Lemay intersection. The other changes are that the land east of International is now reserved for above -ground detention to hold the stormwater for the entire project and that Duff Drive will now continue west to a cul-de-sac at the future intersection with the realigned Lemay. With the proposed extension of Duff, it is now so close to the neighborhood, there is an opportunity to provide a vehicular or pedestrian connection, or both. On those days when traffic is backed up on Lemay and you can't get out, this would provide a back -door. It would be an informal, interim street until the future Lemay was built. In order to do that, the developer would have to purchase the land, but if the neighborhood is interested in this, they is willing to negotiate for the land — the applicant is looking for feedback tonight if this is a good idea or bad idea. The applicant is also looking for input on the roundabout as the project moves forward. Since the previous plan, the units on the east side of International are now gone because of the detention and roundabout. The applicant has concluded they are going to have to incorporate some of those units back into the rest of the project for it to remain feasible. There are many variables with the number and location of units, and this could still shift. Once project details are formalized further, the applicant will come back and have another neighborhood meeting to show revised plans. The units being proposed as a part of the project include single-family cottages around the project perimeter. These units would have 5 bedrooms. There are also plans for duplexes, with two units adjoined. Each unit reflects a 2-story, single-family scale building. In the center, around the clubhouse there is a 3-story townhome project. This is interior to the project. Overall, there will be approximately 180 units with the intent that it blends into a single family neighborhood. There are multiple unit types, and within the same type of units such as the single family units, they also vary in architecture. The look is very similar to a single family neighborhood in terms of architecture, size, scale, and orientation to the sidewalk. There will be many amenities provided at the clubhouse in the center. Early on, as part of the traffic study, it was determined about 40% of the traffic would head to the west, about 45% would go south to downtown and the university, another 5% that would go south but take 12`" street, and another 5% east out Lincoln Avenue and only 5% of the traffic would go north by Andersonville. Questions, Comments & Responses: Question (Citizen): How did you come up with the trip generation figures? Response (Applicant): The project is student housing, so most will be headed to the university, and the major accesses will be Lincoln or Lemay, so most trips will be headed in that direction. A few trips headed north, potentially to King Soopers. There could possibly be trips heading east to the 1-25 corridor. Comment (Citizen): Do you know that going east on Vine is not going to get you to 1-25 because there are no exchange ramps. When Matt Delich was at the last meeting, he said the 5% could be as high as 20% going north, as I asked him that question and he was going to do more research on this. Response (Applicant): For data sheets we came up with the numbers with the City from their direction on how to scope the project. The project was scoped with a student housing focus. Comment (Applicant): John Atkin, who was here for the last meeting, said that by law they cannot restrict this to only students, but it is designed for and marketed towards students. In all the student oriented projects they Capstone Cottages PDP — 2"d Neighborhood Meeting Summary Page 2 July 28, 2014 stone Cottages Neighborhood Meeting - Dec. io, 2oi4 Did You Receive Written Notification of this Meeting? CurrentCa Address? Name: Email Address: Zip: Yes No Yes No J Did You Receive Capstone Cottages Neighborhood Meeting - Dec. io P g g g � 2oi 4 Written Notification of this Current Address? Meeting? Name: Email Address: Zip: Yes No Yes No �( 1(Gi Li STD /�qD un,DO rn 12 SLU, 'ec*-Fer�•s� 5-2 f Z ✓ ` L Cj J6694@ hn � l,ce a 1 +1, CO(I;kAs C ICl z- 4 I PS_ f (I0Os Ij vt a- ✓ ; 5 c". ��� C_' :..✓ Zoo 6 LAvxco\IA Lisa_S� VACAOakv :-- Ca�nncas� .vtr4- ✓ ; ✓! Pao v'' Did You Receive Capstone Cottages Neighborhood Meeting - Dec. lo, 2014 Written Notification of this Address? Meeting? Name: Email Address: j Zip: Yes No Yes No , s F) �c <CoX: r FO R CRHL at ��IxAnc N. ��,.,,1. .. _� t� �ci„�C�� I`G `-• i 66YI i x i cL.r 2� •2ti^ ►''\ c rc e (AP',11,n eve a 40Ct ixtit* DL i�uSZ`• Y� �WI Qees4to orer k /` ly\ Loch 6 �j,,j ls, / her pJo(d»•�c�t5ty Yl�+c��� :'cam __ JJ l /(yt`` Sr W24 i /\ �--�U �' �'of l ��� C') M22 0 Response (City): I'm guessing about 100 feet. Comment (City): We want to make sure we are accurately capturing your level of interest in the potential neighborhood connection. The options include: We can do absolutely nothing; we can do a sidewalk connection, or a one-way or two-way vehicle connection. We have heard about the difficulties getting in and out of Andersonville. The original thought was that based on traffic volumes, safety, that signal is really problematic and in lieu of that or until we get Lemay realigned, the idea was to provide the ability to get out on Lemay without a left — is that a benefit to your neighborhood? What we've heard so far tonight is that the connection isn't a good idea or isn't wanted. Can we get another show of hands on some of the potential options? Informal vote: No connection: Majority of votes Southbound (one-way) only: Several votes Two-way connection: No votes Pedestrian connection: No votes Comment (Citizen): If we take it, we know the other option won't happen. Comment (Citizen): I feel like we need to process this first — we need more time. I feel like there are a lot of people impacted who aren't here tonight. I don't think the decision should just be made by just a handful in attendance tonight. I feel like we're desperate for an outlet, and I feel like this could provide it, but it only seems like a great idea because if we don't do this, it's only going to continue to get worse. I know a lot of people said they don't want this, but I feel like we need to ask more people. I don't feel like that decision should be made tonight. A lot of people in the neighborhood are older, don't speak English, or just aren't up to speed yet. Comment (Applicant): I don't think 5 people should be making the decision either. I think the next opportunity will be at the public hearing which will be in a couple months. Come to that meeting and let the decision maker know then after you've had a chance to speak with your neighbors. We think the connection makes sense, but if the neighborhood doesn't want it, we won't build it. Next steps (City): ■ The summary will be sent to everyone who signed in at the meeting tonight, and forwarded to the decision maker. ■ We have been reviewing the first PDP submittal since last May. When a new submittal is made, the development review will continue. ■ The rezoning is a separate item and is going to P&Z tomorrow night (12/11/14) and to Council on January 6`n ■ For future meetings and hearings, there will be additional mailed notices. Capstone Cottages — Plan Amendment/Rezoning &PDP (3`d Neighborhood Meeting Summary) Page 9 December 10, 2014 We also have land bank properties that had development impediments at one point that were not valuable to the market and we hold on to them to develop them for affordable housing at a future date. We wouldn't be able to come to this lot without ownership or control to say we need affordable housing. There are definitely issues throughout the community, including gentrification. Social Sustainability and the City have recently hired consultants to look at housing affordability policies and we're looking at ways we can incentivize the right products in our community. Response (Citizen): We need to find someone from the market to provide affordable housing and get people to support that. How do we make that happen and partner to make that happen? Response (City): That's what we're looking at, and we have a strong partner with the Fort Collins Housing Authority. The amount of layers and financing to make these projects work make it a very hard thing to do. Comment (City): If what people want is a connection, a one-way option could be considered. It's up to you all as to if a connection is made, and what it looks like (vehicular, one way, pedestrian only, etc.) Response (Citizen): The only hope or relief that we have to get out of Andersonville is the connection until Lemay is realigned and built? So if we say no to the connection, what we're really saying is we want it to stay the same way it is right now. Question (Citizen): So you're saying the students will all go out and go south? The breweries are to the north — don't tell me they aren't going to go to the breweries. Response (Applicant): There are breweries to the west and to the east. New Belgium is the main brewery that is located to the north. Comment (Citizen): I appreciate the discussion on affordable housing, but I don't think that's what this meeting is about. I think the biggest issue is the infrastructure, and is that in place to handle this development? I drive up and down Lemay and Lincoln. You can't get out on Lemay from Buckingham or Andersonville. It's too much traffic. If a train comes along, how much longer is Fort Collins going to develop without dealing with the trains, and the trains affect the traffic. Everyone knows Lemay needs to be widened, but it's not going to happen. At what point does the City actually have the funds to do the infrastructure. This is too big of a project and the infrastructure is just not there. Comment (Citizen): BNSF just built more lines at,the switching yard, and the trains are long with the Vestas windblades. You wait just as long on North College as you do anywhere else. Response (City): There are lots of people sharing your frustration. I can't tell you how frustrating the railroads re for the City as well. It's something we deal with on a daily basis. What we're also seeing is that it happens on Prospect west of Timberline. We have trains that stop there for 30 or 45 minutes. It is all over Fort Collins. How we deal with that is a huge challenge, and it's larger than what we could require a typical development to solve. We have no control over the train schedules and no ability to regulate that. Comment (Citizen): It's not that you require them to fix the issue, but not to exacerbate it. Comment (Citizen): In my observation, the City is anti -automobile, and that the City is just being too cheap to put in a light until the realigned Lemay is built. This is something that needs to be done, and I see the stoplights sitting in the back at the traffic department on Linden — why can't they use those? Response (City): It's not about money. We've put in traffic signals where they are appropriate to put in. It's about safety. People think it's a cure-all to put in traffic signals, and sometimes they cause more traffic and cause more severe types of accidents. I know it's counter -intuitive. Comment (Citizen): When a kid gets squashed on Buckingham, it will be traffic safety, and you'll put up a light. Question (Citizen): How long is the potential connector road between Duff and 10`" street? Capstone Cottages — Plan Amendment/Rezoning &PDP (3rd Neighborhood Meeting Summary) Page 8 December 10, 2014 you to help with these issues. We have areas upstream of you that are affecting you, not necessarily this project. We have a dedicated funding source for our master plan projects that we collect from fees that citizens pay that will go towards projects like NECCO. If there is an existing problem in the City, then the City will be responsible for taking care of it. The requirements for this project are that they cannot make an existing condition worse. As far as the fill, they filled the Bull Run when it was developed, and we had from overflow from the Poudre River because the bank was low, and that's being resolved with the natural area next to Woodward. Question (Citizen): We have Woodward Governor, and where will people that want to support Woodward build because there's no Industrial land left because it is rezoned? Response (City): The applicants have their justification for why they think it makes sense. We have our staff report that is going to the Planning & Zoning Board tomorrow night with staff's justification and rationale for the rezone. The P&Z will forward a recommendation to Council, who makes the ultimate decision. Staff has looked at the overall inventory of Industrial land in the Growth Management Area, that in losing 12 acres of Industrial land, we still have land for industrial development for the long-term. Comment (Citizen): I disagree from the connection from 10`h street to Duff Drive because I don't want college kids coming into the neighborhood because that's where I play. Comment (Citizen): I share concerns with other folks about compatibility, especially with the potential gentrifying of the neighborhoods. We're talking about dropping in a very upscale development several miles away from campus, surrounded by low to moderate income historic neighborhoods. The shuttle idea is great, but students that can afford 500 dollars per bedroom can afford a parking pass at campus and will be driving back and forth multiple times per day. I think there are other areas where this could be going. Comment (Citizen): If the City wants something to go through, they are going to make it go through, so I am going to put this out there. I do know that you guys can't get out of the neighborhood, and I wanted to find a way to get something out of this development for the neighborhood, and if that meant being able to cut through their development out to Lincoln when you can't get out of the neighborhood —that is what I was. looking at. Question (Citizen): What if it's one way (the neighborhood connection)? The neighborhood can get out but the development renters can't get into Andersonville. Response (City): This project is predominantly zoned M-M-N and the applicants are proposing to expand that onto 12.7 acres of Industrial land. The degree that City has on the type of development that comes forward; we have established with the Land Use Code, including City-wide standards and zone -specific standards. We can control those aspects to make sure projects comply with our regulations, the rest is market driven. For this MMN area, there are a number of development types that could come forward that is driven by the market. Response (City -Social Sustainability): I heard that you would like to see affordable housing. As a City, we don't build affordable housing, we partner with others to build it. We rely on our partners to locate in appropriate places. City Plan asks for affordable housing to be spread throughout the entire City. Our partners would have to have a complete a market study that shows this is where it is required in the community. Capstone Cottages — Plan Amendment/Rezoning &PDP (P Neighborhood Meeting Summary) Page 7 December 10, 2014 Question (Citizen): If this does go in, that's probably going to be 2000 cars in and out throughout the day. CSU is off to the west, and Woodward is going in at the intersection. What are you going to do with the Lincoln Bridge and route hundreds more cars into Downtown? You have potentially 1000 cars heading west and another 1000 coming back east. Response (Applicant): Some traffic will go west on Lincoln, but some will also go south on Lemay. Comment (Citizen): I'm assuming half the traffic goes south and the other half goes west. Question (Citizen): Will the busses be re-routed? Response (City): There are 2 existing Transfort routes that will remain. Response (Applicant): We are working with Transfort to add additional stops as a part of the development as well. There will continue to be transit service. Comment (Citizen): The quickest way to CSU is going up Buckingham Street, and that's why I'm worried about the connection. You can go straight past New Belgium to Linden. That means Buckingham is going to get a massive amount of extra traffic. If the train is backing traffic up, people will try to find alternate routes like Buckingham. Response (City): We want to understand as well how many additional cars are we talking about, and where are they going, and where will we see pinch points and what do we do about it? If this is approved, how do we deal with it, and what do we require the applicant do that is proportional to the development. The Woodward had to look at how their access functions along Lincoln. They have to rebuild portions of Magnolia. That is the kind of requirements that we put on Woodward for their traffic impacts. For this particular development, if it's approved, one thing we talked about was the collector (International Blvd extension) to de- emphasize Lincoln to the east. The roundabout gives us a lot of options for turning movements. The Lincoln Bridge is a part of the Lincoln Corridor Plan and we know what it will look likely in the future when funding is identified. We understand the corridor has concerns and how that works in the future. Comment (Citizen): Basically the solution is don't drive on Lincoln after this is built because it's going to back up from the light. It doesn't benefit us. Response (City): We looked at a signal at the intersection, but it would cause backups, versus the roundabout that works generally without a queues. Comment (Citizen/Consultant): Can you talk more about the shuttle from the development to campus. Response (Applicant): There will be a shuttle providing travel to CSU approximately every 30 minutes. A lot of the students may take the shuttle to avoid the parking at CSU. Question (Citizen): What's the rent? Response (Applicant): Per bedroom, upper 500s to 600. Question (Citizen): How high do you have to move the earth for flood protection? Response (Applicant): This area is outside the 100-year high risk floodplain, so it does not have to be raised for flood protection. There will be some earth moving for other grading or storm detention. Comment (Citizen): During the flood event we had water running down the streets; I know we're in the flood plain. Response (City): Apartment housing in the 500 year floodplain is not considered a critical facility. The water from this development is all being collected in detention ponds in holding systems so there is no water that is draining to the north. The general direction of drainage is to the southeast. We know Andersonville has issues; we have the Northeast Corridor Plan, called NECCO, identified in our master plan to build storage upstream of Capstone Cottages — Plan Amendment/Rezoning &PDP (3'd) Neighborhood Meeting Summary) Page 6 December 10, 2014 Comment (Citizen): I live in the neighborhood, and what is going to happen is that some people will go down loth street and through the neighborhood. Question (Citizen): What will happen to the black -tailed prairie dogs occupying the land? Response (City): The shorter answer is that if it is determined there is valued wildlife habitat, the project and applicants will be required to do an ecological characterization study. Response (Applicant): The ECS was already completed and they would be removed, but I'm not sure with what method. Question (Citizen): What happened to the prairie dogs over there by Jax? (Aspen Heights development). Response (City): I don't have specifics for that project. Question (Citizen): The letter describes this as student -oriented housing. Do you have to be a student at CSU to live there? The traffic surveyor seems to be basing their assumptions that everyone will be a student. Response (Applicant): Anybody can lease a bedroom in the development. The fact that we market to students, lease by the bed, and have 5-bedroom units, we find that 99% of those in similar communities are students. Question (Citizen): When the traffic study was done, did you account for a train going through at busy times such as rush hour? Response (Applicant): We didn't do it with a train as that is a difficult scenario to replicate. Comment (Citizen): I used to have an office on Lemay, south of the railroad tracks. I used to have patients that would call me because they were 20 to 30 minutes late from the train switching yard. I've seen Lemay back up for over a mile both ways, and this is 800 more cars. I don't think the infrastructure is there to support the development. The concept that at some point in the future the City will have funds to build the realigned Lemay seems like a formula for a total breakdown and traffic has nowhere to go. I'm not against development or students but I am against building things before the infrastructure is ready for it. Question (Citizen): You said this year there is going to be a light, but you don't know where it's going to be? Response (City): In 2015, we have money budgeted to put in a pedestrian crossing with a signal, between Buckingham and the north end of your neighborhood. There is talk of a park at the Streets Facility and that is a connection to the potential park. We don't have the pedestrian facilities on the east side figured out yet, so we don't know the exact placement of the pedestrian light pinned down tonight. Question (Citizen): It won't be for cars, only pedestrians? Response (City): Yes Comment (Citizen): So we're stuck in our neighborhoods then if we're in a car. Comment (Citizen): You want us to swallow that pill (the connection to the neighborhood) so we can get the light? Response (City): No, the pedestrian light is a City project we're doing regardless of this development. Question (Citizen): Have you considered other sites in town? Response (Applicant): What we like about the site, in order to create a neighborhood and sense of place we need an appropriate scale, requiring a larger tract of land, but also because it has the access onto Lincoln Avenue, it has good traffic flow and proximity to Downtown. Comment (Citizen): Generally, student -housing has gone west out on Elizabeth. It's totally off the wall to bring all the students up this direction with the Industrial areas and affordable residential housing and the way old town is migrating towards this area. I don't understand why you're going this direction. Capstone Cottages — Plan Amendment/Rezoning &PDP (3 d Neighborhood Meeting Summary) Page 5 December 10, 2014 Comment (City): That arrow represents potentially three options. We've heard there is a need for additional pedestrian connections, particularly along Lemay down to Lincoln where there are gaps. Until we get funding for implementing those Lincoln projects there is an opportunity to get an interim sidewalk connection, until such time as the Lemay bypass is built. As an additional option, it could also provide for a vehicular connection. If there isn't support for those connections, there would be a gap there until the realigned Lemay is built. Comment (Citizen): If we had a light, we could use the sidewalks across the street on the west side, but we need to be able to cross the street first. Response (City): Another item in the budget for this year is a light to cross Lemay from the neighborhood. It won't be at Buckingham, it will be a little north of Buckingham. Comment (Citizen): My biggest fear is that they will spill out in our neighborhood. It looks nice, but it doesn't help where we live at all; if we could get a turn signal that would help a lot. When we go downtown we like to walk, but we can't even cross the street there is so much traffic. Question (Citizen): Is this the same Capstone that built The Summit? Response (Applicant): There are a number of Capstone companies. There are four separate companies, individually managed, that are affiliated. They split apart about 2 or 3 years ago. The company developing this is focused on cottage -style development. Capstone Development Partners did the Summit. They are typically focused on public -private partnerships. Comment (Citizen): With all the controversy on the other project, I hope the City would deal with this Capstone project differently. Comment (Citizen): I see a cottage as more of a very small house; I see nothing here that is like a cottage. If you visualize cottages, it gives you a much different image. I was in Albuquerque touring a similar Capstone Cottages -style development. The tour guide mentioned generally Capstone does not continue to own projects like this, they sell them off. How does the community know that at some point down the road, that kind of maintenance will continue if you sell the project? Does the planning & zoning board know you are likely to sell this in the future? Response (Applicant): It depends on the project. In some cases we've sold cottage developments to other companies or investors. The management model for student housing is fairly similar across the board. We'd have managers, leasing managers, maintenance etc. With a development like this, some we hold onto for a long period of time, and some we sell off. Comment (Citizen): This doesn't look like a sustainable development. This idea of future Lemay has been going on for a long time, and we have a train that isn't being diverted either. We're one of the last City's in the nation that has a train going through town and it controls how everything flows. If this develops, you're going to have this train honking all the time non-stop. We deal with it, but I feel the infrastructure is not there. You're going to have a nightmare. We've got to find who will pay for future Lemay. Comment (Citizen): I support the project and I am a former property owner near the University of Denver. I know what happens when you have 3 students, you really have 6 cars, because students have boyfriends and girlfriends. My only question is for parking, are you planning on having sufficient visitor parking? Otherwise, I'm not concerned with International roundabout. Capstone Cottages — Plan Amendment/Rezoning &PDP (3rd Neighborhood Meeting Summary) Page 4 December 10, 2014 Comment (Citizen): We have three growing communities and development to the north of this area. There is a lot of new traffic coming. If you slip around the back way you have to go all the way around. You're going to be adding more traffic. Question (Citizen): How much parking are you going to provide? What is the ratio? Response (Applicant): 766 parking spaces. There are .9 parking spaces per bedroom, almost one per bedroom. Question (Citizen): Are there going to be any traffic lights at Buckingham/Lemay? We can't get out of there already. Response (City): We're always looking at the overall traffic impacts, what we have now, and what the development will contribute to the existing traffic and what will be required of them and traffic conditions of this area/city. Primarily, the students are anticipated to travel south or west, so we're not in a position to require them to make improvements to the north. This doesn't mean we don't recognize the traffic problems and conditions to the north. One thing we talked about was what does the connection to the north and Buckingham Street look like? And how does that move with the timeline for the realigned Lemay. We're trying to figure out what these intersections look like in the future. This development will not be required to put a signal at the intersection of Lemay and Buckingham. In the 2015-2016 budgets, Council approved a million dollars to begin working on the design and acquiring right- of-way for the realigned Lemay. This is a high priority for the City to see how we can make that happen. There is no timeline when it will actually be built as it's a very expensive project. If a realigned Lemay is built, the likely spot for a signalized intersection is at Duff Drive. We know the issues trying to get out of your neighborhood on Lemay— we've heard from you folks from the issues. The idea with trying to get the connection between the proposed development and the existing neighborhood is for your benefit. It's supposed to be a way to help you out. Comment (Citizen): Take away the access on Lemay so there's no traffic going on Lemay at all. That means there's no traffic going on Lemay at all and there's only access from Lincoln Avenue and International. Question/Comment (Citizen): The amount of students that are actually being housed in this development is 858, is that correct? We've been begging for a light to get these folks out of the neighborhood, it's a nightmare, because they can't get out of the neighborhood. Why is it so hard to get a light? That's a lot more traffic, and I thought we were told if we had more traffic we would get a light. If this is student housing, I think it is a slap in the face for those looking for affordable housing in the community. I think that is what should go in there. Response (City): What generates the need for the traffic light is not necessarily the traffic on Lemay; it's the traffic on the cross -street. The proposed connection shown is there to help the neighborhood, if the neighborhood doesn't want it, we can take it out. Comment (Citizen): A lot of the kids play in the streets, and that is another concern with adding traffic to the neighborhood on 10`h street. It's too dangerous. Question (City): Can we get a show of hands as to who wants the arrow shown removed (referring to the neighborhood connection)? Majority do not want the connection. Capstone Cottages — Plan Amendment/Rezoning &PDP (3`d Neighborhood Meeting Summary) Page 3 December 10, 2014 o The site of only the MMN district was not large enough to accommodate atypical multifamily development, and requesting the rezone for 12.7 additional acres. o Tomorrow's hearing will cover the rezoning aspect, and not the specific characteristics of the project itself. ■ The project is located at the northeast corner of Lincoln and Lemay Avenues. A student housing project with 195 dwelling units. ■ There will be access from Lemay Avenue and Lincoln, and an access point off International Boulevard, and one access from Duff Drive. ■ A roundabout will be built at the intersection of International and Lincoln. Webster will extend to International, and Duff Drive will extend to the planned realigned Lemay Avenue. ■ There is a future realignment of Lemay that would veer to the east from the existing alignment and go over the railroad tracks in the future, with no definitive date planned for construction. ■ The project is proposing to add a connection from Duff Drive to the existing Buckingham Street, providing an informal connection for pedestrians, bicycles, and vehicles. If traffic is backed up on Lemay, there is the opportunity to use another entrance/exit out of the Andersonville neighborhood. ■ There are 866 parking spaces (.9 for every bedroom). ■ 5 different building types including 3-bedroom cottages, 5-bedroom cottages, and 5-bedroom cottage duplexes along the outer perimeter of the project that are each 2 stories. They are designed to look like single-family homes. The bedrooms would be rented individually to students. Interior to the project, there are 3-story townhomes, each with 4 bedrooms and walk-up flats that occur in the parking lot. They are 1-story constructed over parking. ■ There is a centrally -located clubhouse with a swimming pool, open space, and other amenities. ■ All of the housing will have front doors facing onto public streets or walkway spines, so it is neighborhood -oriented. Questions, Comments & Responses: Question (Citizen): Are you increasing the flow of traffic out of this area? You're bringing a lot of people here. I still see the same troubled Lemay Avenue to the north that is blocked by trains all the time. I don't see how that is going to do anything for the traffic flow on Lincoln. There are already too many people for the roads we have, and I don't see that you're going to enhance our quality of life. I'm not impressed at all. Response (Applicant): Most of the traffic goes to the south. We are preparing a traffic impact study for the proposal, and that includes collecting data for all the streets in the area and the intersections and streets impacted. It's a given that this project will add traffic to the neighborhood. The primary direction of travel from this development is towards Colorado State University, to the southwest; south on Lemay or west on Lincoln. Capstone Cottages — Plan Amendment/Rezoning &PDP (3`d Neighborhood Meeting Summary) Page 2 December 10, 2014 City Fort Collins of Community Development & Neighborhood Services Planning 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 970.221.6376 970.224.6111- fax NEIGHBORHOOD INFORMATION MEETING SUMMARY PROJECTS: DATE: LOCATION: PROJECT PLANNER: NUMBER OF ATTENDEES: Capstone Cottages - Plan Amendment/Rezoning and PDP December 10, 2014 (3rd Neighborhood Meeting) City of Fort Collins, Streets Facility Training Room Pete Wray 26 Proiect Planner Presentation Summary: ■ Two projects submitted: one is a plan amendment and rezoning, and the second is the project development plan that describes the details of the specific project (units, layout, parking, etc.) Both are currently under review. ■ The information from the neighborhood meetings will be forwarded to the decision maker for the projects, whether a hearing officer or the Planning & Zoning Board. ■ The plan amendment and rezoning item is going to the Planning & Zoning Board tomorrow evening (Dec 11, 2014), for their recommendation to City Council. Applicant Presentation Summary: ■ Applicant team is Ripley Design, representing Capstone Collegiate Communities. Additional members present from Northern Engineering and Delich Associates and Ray Martinez as a consultant to the neighborhood. ■ There will be a public hearing tomorrow evening at the Planning & Zoning Board for a rezoning hearing for a portion of the project site. ■ Approximately 12.7 acres of land need to be rezoned from Industrial to Medium Density Mixed -Use Neighborhood District. o Amend the East Mulberry Corridor Plan Map; amend the City Structure Plan Map, Rezoning. Capstone Cottages PDP Request for Structure Plan Map Amendment and Re -zoning May 7, 2014 Page 7 of 8 community commercial development to the south and the neighborhoods to the northwest. City Plan's Principle LIV 29 regarding M-M-N neighborhoods establishes that the zone district should be used as a transition and link between lower density neighborhoods and commercial or employment districts. In this case the M-M-N zoning does both. The proposed rezoning will further allow for a mix of housing types in the neighborhood and also allows for a transition of residential density from the higher density Buffalo Run Apartments to a project with smaller buildings, single-family and two-family dwellings, closer to lower density neighborhoods located to the northwest. Compatibility with the lower density neighborhoods to the northwest is achieved by the placement of smaller -scale, single-family like units on the perimeter of the property and by using architectural styles and design features that mimic single family neighborhoods. The proposed rezoning of the road right-of-way from M-M-N to I will result in its zoning being the same as the zoning of the adjacent parcels and is therefore appropriate. (b) whether and the extent to which the proposed amendment would result in significantly adverse impacts on the natural environment, including but not limited to water, air, noise, stormwater management, wildlife, vegetation, wetlands and the natural functioning of the environment, - The proposed rezoning from I to M-M-N would not have adverse impacts on the natural environment. The sites proposed to be rezoned have a few, small isolated pockets of wetlands and no significant wildlife habitats. Per the City's Land Use Code any natural areas on the site determined to be valuable would need to be preserved or mitigated regardless of whether the property is zoned M-M-N or I. Likewise the rezoning will not result in significant adverse impacts on any other components of the natural environment including the air, noise, and/or stormwater management; any potential impacts will be addressed in accordance with the Land Use Code which applies to both zoning districts. In addition, approval of the rezoning and development of the project as proposed would include the planting of over 800 new trees and other plant material on the now vacant site that would provide habitat for insects and song birds as well as other urban adaptive species making the site more ecologically diverse than it is today. Finally, storm water management would meet the City's Low Impact Development (LID) standards and improve the quality of storm water run-off. The rezoning of the road right-of-way from M-M-N to I will not result in any adverse impacts to the natural environment. (c) whether and the extent to which the proposed amendment would result in a logical and orderly development pattern. The rezoning from I to M-M-N would allow the development of a medium density residential project at an appropriate location. City policies promote the development of medium density residential communities where the residents will have easy access to employment opportunities, shopping and recreational opportunities. The site that is proposed to be re -zoned from I to M-M-N is located near employment opportunities. Woodward is developing their office/manufacturing campus at the southwest corner of the intersection of Lincoln and Lemay Avenues. The Mulberry and Lemay Crossings commercial center located less than a quarter of a mile to the south provides needed goods and services as well as employment opportunities. The site is located approximately one half mile from Buckingham Park and less than a mile from the Poudre River bike trail, which provides access to other parks and natural areas. • Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■ www.ripleydesigninc.com Capstone Cottages PDP Request for Structure Plan Map Amendment and Re -zoning May 7, 2014 Page 6 of 8 • Woodward is building a new campus on the 101-acre Links-n-Greens site at the southwest corner of the Lincoln and Lemay intersection. The City specifically added light industrial and heavy industrial uses to the zoning for the site to accommodate Woodward's new office/manufacturing campus that is anticipated to retain and/or create between 1400 and 1700 primary jobs. The loss of 12.7 acres of I -zoned property is more than offset by the increase in industrial uses and jobs realized by the Woodward project. • The Master Street Plan alignment of streets in the area will require several acres of the subject property to be dedicated as right-of-way, leaving only very small and odd shaped parcels of (- zoned land which would be very difficult to develop as industrial uses generating employment. Street alignments proposed on the Master Street Plan reduce the amount of existing M-M-N property. Lemay Avenue is proposed to swing to the east to go around the east side of the San Cristo/Andersonville neighborhood when the future Vine/Lemay overpass is constructed. Lincoln Avenue as shown on the Master Street Plan swings to the north connecting to the future International Boulevard. The design of the Lincoln Avenue/International Boulevard intersection has not been determined; however, if the ultimate design includes a swing to the north (as indicated in the MSP) or a round -about, either solution would further reduce the M-M-N site. On the north side of the property, the future Duff Drive aligning with Buckingham Street to the west will also affect the M-M-N site, cutting off a corner of the M-M-N site and adding a tract of land south of Duff Drive that is zoned I. • A portion of the original 18.32-acre M-M-N site (2 acres) has already been developed as the Bank of Colorado. • The net acreage currently available in the M-M-N zone for development of a medium density residential project has been reduced to less than 14 acres by the future street alignments and adjacent development. • Proposed pedestrian/streetscape improvements along Lincoln Avenue between the Lincoln Avenue/Lemay Avenue intersection and Riverside Avenue support a residential project at this location by providing convenient and safe access to Downtown utilizing alternative modes of travel. • The Mulberry and Lemay Crossings shopping center to the south provides a variety of goods and services including groceries. The commercial center functions like a neighborhood center, making medium density residential a land use transition that is well supported by City policies. • The Applicant has only recently been able to assemble adjacent properties in order to create an adequate size parcel for a student housing project that would be supported by City Plan and the City's Land Use Code. • The assemblage of the various parcels and integration of the MSP streets will now allow for a mid -block land use change per City Plan Policy LIV 38.3. The 0.070 acres of land to be rezoned from the Medium Density Mixed Use Neighborhood District (M-M- N) to the Industrial District (1) is the result of the alignment of Duff Drive (shown on the MSP) that cuts off a triangle of land that would be more appropriately zoned I -Industrial to be consistent with I -Industrial zoned parcels adjacent to the street right-of-way. (3) Additional Considerations for Quasi -Judicial Zonings or Rezonings. In determining whether to recommend approval of any such proposed amendment, the Planning and Zoning Board and City Council may consider the following additional factors: (a) whether and the extent to which the proposed amendment is compatible with existing and proposed uses surrounding the subject land and is the appropriate zone district for the land, - The proposed rezoning from I to M-M-N will enlarge the existing M-M-N zoned site so that it can be successfully developed and provide a transitional land use between existing industrial development and single-family neighborhoods located to the northwest. At the same time, it provides a transition from the Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■ www.ripleydesigninc.com Capstone Cottages PDP Request for Structure Plan Map Amendment and Re -zoning May 7, 2014 Page 8 of 8 M-M-N zoning at this key site provides an orderly land use transition both from the east and from the south. The M-M-N zoning creates a buffer between existing industrial uses and the single family neighborhoods located to the north (San Cristo/Andersonville and Alta Vista). The proposed re -zoning will allow the land use transition from industrial to residential to be made at a mid -block location (east of International Boulevard) which is supported by City Policy LIV 38.3 —Land Use Transitions. A logical and orderly transition would also be created from south to north. The Wal-Mart commercial center is adjacent to a relatively high density multi -family project, Buffalo Run Apartments at 16.78 dwelling units per acre. The area proposed to be rezoned is located between Buffalo Run and single family neighborhoods to the north (San Cristo/Andersonville and Alta Vista). The proposed project associated with the re -zoning request, Capstone Cottages, at 7.5 dwelling units to the acre, would provide a transition in residential density from Buffalo Run to single family areas located to the north. The rezoning of the future road right-of-way from M-M-N to I is logical and consistent with City practices to have consistency with the zoning of the adjacent parcels. Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■ www.ripleydesigninc.com Capstone Cottages PDP Request for Structure Plan Map Amendment and Re -zoning May 7, 2014 Page 5 of 8 Capstone Cottages Request for Re -zoning In conjunction with the Applicant's request for an Amendment to the City's Structure Plan Map, the applicant is also requesting a rezoning of 12.7 acres from Industrial -I to Medium Density Mixed -Use Neighborhood District (M-M-N) and rezoning of 0.070 acres of future road right-of-way from the Medium Density Mixed Use Neighborhood District (M-M-N) to the Industrial District (1). Criteria The City's Land Use Code outlines the process and the criteria that the decision -makers shall use in approving or denying re -zoning requests. Criteria are listed below in italic with a narrative following. (2) Mandatory Requirements for Quasi-judicial Zonings or Rezonings. Any amendment to the Zoning Map involving the zoning or rezoning of six hundred forty (640) acres of land or less (a quasi-judicial rezoning) shall be recommended for approval by the Planning and Zoning Board or approved by the City Council only if the proposed amendment is: (a) consistent with the City's Comprehensive Plan; and/or The proposed rezoning of 12.7 acres will create a larger M-M-N zoned site (22.9 net acres) that will be able to accommodate the development of a student housing project that is financially feasible, and consistent with City Plan policies regarding medium density residential development, transitional land use and neighborhood compatibility. The proposed cottage -style student -oriented housing project, for example, is consistent with and supported by many City Plan Principles and Policies (see Planning Objectives - Attachment A). The rezoning of the small piece of road right-of-way to I, consistent with the zoning of the adjacent property, is consistent with City policies regarding logical and orderly development and its practices regarding the zoning of rights -of -way. (b) warranted by changed conditions within the neighborhood surrounding and including the subject property. In addition to being consistent with the City's Comprehensive Plan, the proposed re -zoning is also warranted by changed conditions within the neighborhood surrounding and including the subject property. The following changes have occurred in the surrounding neighborhood that support the proposed change from I to M-M-N. The airport is no longer in operation. Concerns raised by City staff in the 2003 consideration of a rezoning to M-M-N included concerns about locating residential areas too close to the airport. With the closure of the airport, this concern is no longer an issue. Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■ www.ripleydesigninc.com Capstone Cottages PDP Request for Structure Plan Map Amendment and Re -zoning May 7, 2014 Page 4 of 8 The proposed amendment will promote the public welfare and will be consistent with the vision, goals, principles and policies of City Plan and the elements thereof The proposed Structure Plan Map amendment will allow a rezoning to the M-M-N zone and development of the applicant's proposed multi -family project that is consistent with and supported by City Plan Principles and Policies. The net acreage of the existing M-M-N site is less than 14 acres, while approximately 20-25 acres is required to develop a project that is consistent with City Policies related to student housing, transitional land use and neighborhood compatibility. (See Planning Objectives - Attachment A). Allowing an increase in the size of the existing M-M-N property northeast of the intersection of Lincoln and Lemay Avenues will provide a needed land use transition between existing industrial development and existing single-family neighborhoods to the northwest. The 12.7 acres proposed to be rezoned is intersected by International Boulevard, Duff Street and Webster Street resulting in four small separate and odd shaped parcels that would be difficult to develop. Any potential loss of employment opportunities associated with the existing industrial zoned land is more than off -set by Woodward moving its campus to the property located southwest of the Lincoln and Lemay intersection. It is anticipated that Woodward will build 600,000 square feet of office and manufacturing space in four phases retaining and/or creating between 1400 and 1700 primaryjobs on the 101-acre Links-n-Greens site. Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■ www.ripleydesigninc.com Capstone Cottages PDP Request for Structure Plan Map Amendment and Re -zoning / May 7, 2014 Page 3 of 8 Request for: Minor Amendment of the City's Structure Plan Map The process and criteria that is used by City Council to evaluate a Structure Plan Map Amendment is as follows: Amendment requests,based on proposed development projects that involve re -zonings may also be processed concurrently with re -zoning applications. Amendments initiated by City Council, City staff, boards and commissions, and annexations and initial zoning, may be processed at any time. Requests shall be submitted to the City's Advance Planning Department at least 60 days prior to the hearing date for the Planning and Zoning Board. The 60-day submittal requirement is necessary in order to permit adequate public notice to be given and to allow adequate time to complete the background work for considering a plan amendment. A plan amendment will be approved if the City Council makes specific findings that: • The existing City Plan and/or any related element thereof is in need of the proposed amendment, In 2002 when the Structure Plan was amended to allow the property on the corner to be zoned MMN, it was recognized that the area around the Lincoln/Lemay Intersection was undergoing change and becoming more urbanized. The Mulberry and Lemay Crossings shopping center was in operation and a new multi -family development (Buffalo Run Apartments) was developed adjacent to it on the north side. The Structure Plan Amendment and associated re -zoning was done to create a land use transition between existing industrial development and new urban development anticipated to the west. The revitalization of the area has continued with Woodward moving its campus to the 101-acre Links-n- Greens site south west of the intersection, new businesses locating along Lincoln Avenue and the proposed Lincoln Avenue streetscape improvements. The logic of creating a transitional land use remains the same as it was in 2002; however, the reality is that the existing M-M-N site of less than 14 net acres is too small to accommodate the development of a student -oriented housing project that successfully achieves the objectives of City Plan. The Applicant's PDP application for Capstone Cottages, submitted concurrently, proposes cottage -style student -oriented housing. This means small-scale, single-family and attached single-family units that are rented to 3-5 unrelated people. In addition to the cottages, the project will also feature three-story, 4- bedroom townhome units located to the interior of the site. The project will be marketed to students but may also include tenants who are not attending college. The housing project will provide needed rental units for the growing student population in Fort Collins within a managed setting with recreational opportunities on -site. The low -profile design of the project allows it to easily blend with nearby single family housing and is a good design fit for the neighborhood. The Structure Plan Map needs to be amended in order to re -designate approximately 12.7 acres of land located adjacent to the existing M-M-N parcel. The resulting larger M-M-N site will be able to accommodate the proposed student housing project and create an appropriate mid -block land use transition between industrial development and single-family neighborhoods. A larger site is necessary in order to create a project that is sensitive to neighborhood compatibility by providing small scale buildings, lower building heights, on -site management, on -site recreation, open space, water quality treatment and detention areas. Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 106 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■ www.ripleydesigninc.com Capstone Cottages PDP Request for Structure Plan Map Amendment and Re -zoning May 7, 2014 Page 2 of 8 The City Structure Plan and the, East Mulberry Corridor Plan were subsequently amended to designate the property northeast of the intersection of Lincoln and Lemay Avenues as Medium Density Mixed Use and Medium Density Residential, respectively. Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■ www.riploydesigninc.com land planning ■ landscape architecture ■ urban design ■ entitlement December 1. 2014 Capstone Cottages Requests for Structure Plan Map Amendment and Rezoning The Applicant, Capstone Collegiate Communities, requests that the City Structure Plan Map be amended to change the designation of approximately 12.7 acres of land northwest of the Lincoln Avenue/Lemay Avenue intersection from Industrial to Medium Density Mixed Use Neighborhood. The proposed amendment is limited to a single element of City Plan and therefore constitutes a Minor Amendment. The request is based on the Applicant's proposal to develop a multi -family residential project; the PDP for the proposed multi -family project is submitted concurrently. The Applicant's proposal also involves a request to rezone 12.7 acres of land from the Industrial District (1) to the Medium Density Mixed Use Neighborhood District (M-M-N) and 0.070 acres of land from the Medium Density Mixed Use Neighborhood District (M-M-N) to the Industrial District (1), both to be processed concurrently with the City Structure Plan Map amendment. Reason for Requests The Applicant would like to develop a student -oriented housing development northeast of the intersection of Lincoln and Lemay Avenues. Approximately 18.32 acres of land at the corner is currently zoned M-M- N. The developable size of the original 18.32-acre site intended for multi -family development has been significantly reduced because of changed conditions Additional M-M-N zoned land is necessary to create a site zoned M-M-N that is large enough to accommodate a project that is both financially feasible and one that is consistent with City policies related to student -oriented housing development, transitional land use and neighborhood compatibility. Background In 2003 the City staff proposed to re -zone three parcels at the northeast corner of Lincoln and Lemay from I to the Employment District (E) to bring the City's Structure Plan map and Zoning Map into conformance with the East Mulberry Corridor Plan that was adopted in 2002. The East Mulberry Corridor Plan designated the area for Employment uses in order to create a transition between the existing (- zoned land north and east of the parcels and new development to the west. The owner of approximately 15.79 acres included in the staffs request and at the northeast corner thereof requested that its property be zoned M-M-N rather than Employment (E). City staff indicated that both the M-M-N and the E zones would create an appropriate land use transition, but that E had been chosen over M-M-N because of the area's proximity to the airport. Ultimately the Planning and Zoning Board agreed with the property owner and voted to rezone the property at the corner from I to M-M-N, commenting that the site was appropriate for M-M-N because of its accessibility and proximity to the Wal-Mart development, which effectively acts as a neighborhood center. The City Council thereafter approved the rezoning to M-M-N. The airport has since discontinued operations. Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■ www.ripleydesigninc.com Th, BY My low 0i 9�• �/BI�G : Qom: Pleasef +� tipthe' t)1�1`�ort Collins Community Development and Neighborhood Services TTE ,I1 t 1111 % Rezoning Petition Capstone Cottages PDP May 7, 2014 Page 6 of 6 Listing of names and addresses of all persons owning land (as per Larimer County Assessor's office on date of request) within 800 feet of any portion of the area under petition for rezoning. (See attached.) R ully miffed, Ta4h AJceca r:-V? C-1JS�M State of Colorado ) ) ss. County of Larimer ) 0� I ni-- I - Department. Rezoning Petition Capstone Cottages PDP May 7, 2014 Page 5 of 6 DESCRIPTION OF REZONING AREAS TO MMN Tracts of land being a portion of the West Half of Section 7, Township 7 North, Range 68 West of the 6th P.M., City of Fort Collins, County of Larimer, State of Colorado being more particularly described as follows: Considering the West line of the Northwest Quarter of Section 7, T7N, R68W as bearing North 000 33' 51" East and with all bearings contained herein relative thereto: PARCEL 1: Commencing at the West Quarter comer of Section 7; thence along the West line of the Northwest Quarter of Section 7, North 00" 33' 51" East, 993.60 feet; thence, South 89' 26' 09" East, 30.00 feet to the East right-of- way line of Lemay Avenue; thence, South 89° 26' 09" East, 206.89 feet to the POINT OF BEGINNING; thence North 370 27' 48" East, 230.87 feet; thence, South 60" 52' 44" East, 386.22 feet; thence, North 890 26' 09" West, 477.85 feet to the Point of Beginning, containing 44,112 square feet or 1.013 acres more or less. PARCEL 2: Commencing at the West Quarter comer of Section 7; thence along the West line of the Northwest Quarter of Section 7, North 000 33' 51" East, 993.60 feet; thence South 89' 26' 09" East, 820.98 feet; thence, South 000 33' 51" West, 57.82 feet to the POINT OF BEGINNING; thence, South 60' 52' 44" East, 589.12 feet; thence, South 320 39' 26" West, 30.06 feet; thence, South 600 52' 44" East, 100.57 feet; thence, South 290 07' 16" West, 300.00 feet; thence, South 600 52' 44" East, 206.10 feet; thence, South 290 07' 16" West, 560.00 feet to the centerline of Lincoln Avenue, thence along said centerline the following 2 courses and distances: North 600 52' 44" West, 299.35 feet; thence along a curve concave to the southwest having a central angle of 050 20' 02" with a radius of 1156.00 feet, an arc length of 107.62 feet and the chord of which bears North 630 32' 35" West, 107.58 feet; thence departing said centerline, North 00' 33' 51" East, 1018.98 feet to the Point of Beginning, containing 509,229 square feet or 11.690 acres more or less. The above described areas are subject to all easements and rights -of -way now on record or existing DESCRIPTION OF REZONING AREAS TO I A tract of land being a portion of the West Half of Section 7, Township 7 North, Range 68 West of the 6th P.M., City of Fort Collins, County of Larimer, State of Colorado being more particularly described as follows: Considering the West line of the Northwest Quarter of Section 7, T7N, R68W as bearing North 000 33' 51" East and with all bearings contained herein relative thereto: PARCEL 3: Commencing at the West Quarter comer of Section 7; thence along the West line of the Northwest Quarter of Section 7, North 00° 33' 51" East, 993.60 feet; thence South 89° 26' 09" East, 820.98 feet to the POINT OF BEGINNING; thence, South 00° 33' 51" West, 57.82 feet; thence, North 600 52' 44" West, 120.95 feet; thence, South 89" 26' 09" East, 106.23 feet to the Point of Beginning, containing 3,071 square feet or 0.070 acres more or less. Reason for Request: ( See attached.) Rezoning Petition Capstone Cottages PDP May 7, 2014 Page 4 of 6 Owner Parcel 3 o ake Feik, Executive Vice President (date) North Valley Bank 9001 North Washington Street Thomton, Colorado 80229 E-mail: bfeik@nvbank.com STATE OF COUNTY OF CSS Subscribed and swam to before me Wisoi�daY Wa, 201_�L A D. Notary lic ----- MY Commimon Expaat _ Ll POOLE N"M COIa�INDTAAYDIYYG40002BQ ti... N Rezoning Petition Capstone Cottages PDP May 7, 2014 Page 3 of 6 Owner Parcel 2: "v-4ti.✓ is 1yl94 Nancy L. eil, General Partner (date) Fort C Ins Business Center One A Colorado General Partnership (Parcel No. 87072-00-016) 91:F89 Park Ridge 9rele '40 'Sox 010 N%v vnfsndtcrL% c0i 160550 E-Mail: nkeil.statmats@gmail.com it I Ail 14 Nancy L eil, General Partner (date) Fort C611ins Business Center Two A Colorado General Partnership (Parcel No. 87072-00-017) F71313 Park Ridge Girele To bqc 1941b aJY Vf%r%dsoas CO 13OS50 E-Mail: nkeil.statmats@gmail.com ACKNOWLEDGMENT State of California County of Orange ) No 11-4-2014 before me, Brittney Oakes-Arriola Notary Public (insert name and title of the officer) personally appeared Nancy Lou Keil , who proved to me on the basis of satisfactory evidence to be the person ) whose name are subs Ibed to the within instrument and acknowledgedlo me that he/shetthey executed the same in "/ er thoir authorized capacity(, and that a their signature($jon the instrument the person(,*}, or the entity upon behalf of which the person acted, executed the instrument. I certify under PE NALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. anuIII uall' 'IN sssnununnnsr BRn7NEY OAKES-ARRIOLA S WITNESS my hand and official seal. comusuCm. BLIC' 9977 RNIA 59 AUF ORANGE COUNTY o My Commission Expires 12/o2aole sell Is Signature _ (Seal) Rezoning Petition Capstone Cottages PDP May 7, 2014 Page 2 of 6 Fort Collins, CO 80527 State of Colorado ss. County of Larimer The forgoing instrument was acknowledge before me this a�day of BY l O niQ for the purpose therein set forth. My commission expires 1-110d (o ASHLEY L MEWR Notary b is / Notary Pubk State of Colorado ` Rezoning Petition May 07, 2014 To the City Council of the City of Fort Collins, Colorado. We the undersigned, do hereby respectfully petition and request that the City Council amend the zoning Map of the City of Fort Collins by changing the zoning of the hereinafter described Parcel 1 containing 1.013 acres, more or less and, Parcel 2 containing 11.690 acres, more or less, from Industrial (1) zoning district to Medium Density Mixed -Use Neighborhood (MMN) zoning district: And We, the undersigned, do hereby respectfully petition and request that the City Council amend the zoning Map of the City of Fort Collins by changing the zoning of the hereinafter described Parcel 3, containing 0.070 acres, more or less, from Medium Density Mixed -Use Neighborhood (MMN) zoning district to Industrial (I) zoning district: J¢fSn Acken '­' xecutive Vice -President Capstone Collegiate Communities 431 Office Park Drive Birmingham, Alabama 35223 CAPSTONE COTTAGES REZONING MAP A TRACT OF LAND LOCATED IN THE WEST HALF OF SECTION 7, TOWNSHIP 7 NORTH, RANGE 66 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO TI,eY/IW Ylm.,mYYYw XYf ✓lee0m ], T.nwY)Xwe.eyMIeiYMNLLIyiMOieUmbJ Wv,�il'dstlY1WlmWmW lm]Rme tllw falY1�Y%aYmIYII,IrnVe.miime).TMWW WMfMmOT•M mew••eeepee�YY YYbY1m Wei %1�Yeegeow4eKi'YTY4�Y YdWMi�YIM1Yei!)1 db YB'•SMY'It'>�BM orw'a�m�r08b�wawll'!BW '.'e�Kl T•MWV INIre�ieIIew�I�K. „t'GKmIM.RM ca...+quu. 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N..., c.Mm•+r sr We+nn Wbem.N Nwgm' f]' ee-wn IlP%K IW v, bM %' lb m-Fp IG.0 M o:M Me: efxylsYe+mulq )p11 m� Mw6E% — BECi1fM 1Yd F TIW %1p RW WVNf SVMBOLLEOEND • INbrartrcaa �� VICITY MAP LIN Vw1y COLNAVENUE V) O Zo J 00 J Oo 0LL LLD Oul H UU) Sh.. ® Project Development Boundary 1 inch = 500 feet Capstone N _Proposed Plan Amendment & es Cotta Rezoning Areas g W E 5 Capstone Cottages Plan Amendment and Rezone, Project #140002 Planning & Zoning Hearing 12/11/2014 Page 12 F. The rezoning is warranted by the change in conditions in the area and subject property. This is because the Woodward Technology Campus is under construction to the west for light industrial uses, adding a significant employment base for the community. The demand for new housing in this area is high. Colorado State University continues plans to expand student enrollment, resulting in a need for new student housing on and off campus. Consolidation of parcels under single ownership will provide additional opportunity to better coordinate an expanded M-M-N development with adjacent land uses, consistent with City Plan. The Master Street Plan identifies a curved Minor Arterial Street alignment connecting International Boulevard to East Lincoln Avenue. An alternative intersection design is being considered which may include a roundabout configuration. An opportunity also exists to better coordinate alignment and connections of other public streets in the area. G. Three neighborhood meetings were held on February 25, July 24, and December 10, 2014. The land uses, residential density and character of M-M-N development are generally found to be compatible with the surrounding area. Proposed arterial street alignments and connections are still in the process of being designed, consistent with the City Structure Plan and Master Street Plan Maps. H. The rezoning would not have an adverse impact on any natural habitats or features and the rezoning would result in a logical and orderly development pattern. The parcels involved with the proposed rezoning will continue to remain in the Residential Sign District. RECOMMENDATION: Staff recommends that the Planning and Zoning Board forward a recommendation of approval of the Capstone Cottages Plan Amendment and Rezone, REZ#140002. ATACHMENTS: 1. Applicant Request Documents 2. Summary of Three Neighborhood Meetings Capstone Cottages Plan Amendment and Rezone, Project #140002 Planning & Zoning Hearing 12/11/2014 Page 11 4. Neighborhood Information Meeting: Three neighborhood meetings were held on February 25, July 24, and December 10, 2014. Examples of concerns expressed at the meetings included increased traffic and other development impacts, compatibility for existing neighborhoods, safety and street connectivity and access (See Attachment 2). 5. Findings of Fact/Conclusion: In evaluating the request for the Plan Amendments to the City Structure Plan and East Mulberry Corridor Plan Maps, and associated Rezoning, Staff makes the following findings of fact: C� The existing City Plan and/or any related element thereof are in need of the proposed amendment. This is because the Plan Amendments are needed in order to re -designate approximately 12.7 acres of land from Industrial to Medium Density Mixed -Use Neighborhood (M-M-N) located adjacent to the existing M-M-N parcel. Additional M-M-N designated land through consolidation of parcels is necessary to create a site that is large enough to accommodate a project that is consistent with City policies related to multi -family development. The larger site will provide expanded transitional land use and buffers, neighborhood compatibility, and coordination of public street alignments under single ownership. The proposed amendment will promote the public welfare and will be consistent with the vision, goals, principles and policies of City Plan and the elements thereof. This is because the location and proposed increase in size of the M-M-N designation is adjacent to the existing Mulberry/Lemay Crossing Shopping Center which includes a supermarket, transit facilities, employment and the Poudre River. Thus the intent if the M-M-N designation is maintained. An expanded M-M-N designation will provide increased opportunity to establish a transition and link between lower density neighborhoods, commercial, employment and industrial uses. As mentioned above, the proposed amendment will enable better coordination of planned alignment and connections of public streets in the area. The Request for a City Plan Minor Amendment was submitted on May 7, 2014, well ahead of the sixty day minimum requirement prior to the Planning and Zoning Board Hearing. D. The rezoning request is less than 640 acres and, therefore, is considered quasi- judicial and therefore all required notifications have been satisfied. E. The rezoning satisfies the criteria of Section 2.9.4(H) in that the request is consistent with the City Structure Plan and the East Mulberry Corridor Plan Maps, both an element of City Plan. Capstone Cottages Plan Amendment and Rezone, Project #140002 Planning & Zoning Hearing 12/11/2014 Page 10 and off campus. Consolidation of parcels under single ownership will provide additional opportunity to better coordinate an expanded M-M-N development with adjacent land uses, consistent with City Plan. The Master Street Plan identifies a curved Minor Arterial Street alignment connecting International Boulevard to East Lincoln Avenue. An alternative intersection design is being considered which may include a roundabout configuration. An opportunity also exists to better coordinate alignment and connections of other public streets in the area. Section 2.9.4(H)(3)(a) — Compatibility: The parcel is at the intersection of two arterial streets including Lemay Avenue and Lincoln Avenue. To the west is the existing Bank of Colorado and Industrial uses including Fort Collins Brewery. To the north are vacant Industrial lands and existing Andersonville/San Cristo and Via Lopez neighborhood. To the east are existing Industrial businesses. And to the south are the Buffalo Run Apartments and Mulberry/Lemay Crossing Commercial Center. The combined 28.5 acres of M-M-N will act as a transition between the more intense land uses associated with the arterial streets and the existing low density residential neighborhood to the north. The proposed zoning, also allows for an effective transition for the existing Industrial uses to the east. The proposed rezoning of the road right-of-way from M-M-N to Industrial will result in its zoning being the same as the zoning of the adjacent parcels and is therefore appropriate. Section 2.9.4(H)(3)(b) — Impacts on Natural Environment: The rezoning will not have an adverse impact on the natural environment. The sites proposed to be rezoned have a few, small isolated pockets of wetlands and no significant wildlife habitats. Any new development that includes natural areas determined to be valuable would need to be preserved or mitigated regardless of whether of the property is zoned M-M-N or Industrial per Section 3.4.1. Section 2.9.4(H)(3)(c) — Logical and Orderly Development Pattern: It is entirely consistent with City Plan to have an M-M-N District next to an R-L District, General Commercial District and Industrial District. M-M-N zoning allows for a mix of land uses that are complementary to surrounding uses and supports transit. The rezoning to a slightly larger M- M-N area allows for improved coordination of planned public streets and ability to establish a transition between higher intensity uses and lower intensity uses. Rezoning the parcels to from Industrial to M-M-N, including M-M-N to Industrial would be consistent with a logical and orderly development pattern. Capstone Cottages Plan Amendment and Rezone, Project #140002 Planning & Zoning Hearing 12/11/2014 Page 9 reduce the amount of existing M-M-N property. Lemay Avenue is proposed to swing to the east to go around the east side of the San Cristo/Andersonville neighborhood when the future Vine/Lemay overpass is constructed. Lincoln Avenue as shown on the Master Street Plan swings to the north connecting to the future International Boulevard. The design of the Lincoln Avenue/International Boulevard intersection has not been determined; however, if the ultimate design includes a swing to the north (as indicated in the MSP) or a round -about, either solution would further reduce the M-M-N site. On the north side of the property, the future Duff Drive aligning with Buckingham Street to the west will also affect the M-M-N site, cutting off a corner of the M-M-N site and adding a tract of land south of Duff Drive that is zoned I. ■ A portion of the original 18.32-acre M-M-N site (2 acres) has already been developed as the Bank of Colorado. ■ The net acreage currently available in the M-M-N zone for development of a multi -family project has been reduced to less than 14 acres by the future street alignments and adjacent development. ■ Proposed pedestrian/streetscape improvements along Lincoln Avenue between the Lincoln Avenue/Lemay Avenue intersection and Riverside Avenue support a residential project at this location by providing convenient and safe access to Downtown utilizing alternative modes of travel. • The Mulberry and Lemay Crossings shopping center to the south provides a variety of goods and services including groceries. The commercial center functions like a neighborhood center, making medium density residential a land use transition that is well supported by City policies. ■ The Applicant has only recently been able to assemble adjacent properties in order to create an adequate size parcel for multi -family development of the type that would be supported by City Plan and the City's Land Use Code. ■ The assemblage of the various parcels and integration of the MSP streets will now allow for a mid -block land use change per City Plan Policy LIV 38.3. The 0.070 acres of land to be rezoned from the Medium Density Mixed Use Neighborhood District (M-M-N) to the Industrial District (1) is the result of the alignment of Duff Drive (shown on the MSP) that cuts off a triangle of land that would be more appropriately zoned I -Industrial to be consistent with I -Industrial zoned parcels adjacent to the street right-of-way. In review of the proposed rezoning, staff acknowledges conditions have changed in the area surrounding this property and on site. The Woodward Technology Campus is under construction to the west for light industrial uses, adding a significant employment base for the community. The demand for new housing in this area is high. Colorado State University continues plans to expand student enrollment, resulting in a need for new student housing on Capstone Cottages Plan Amendment and Rezone, Project #140002 Planning & Zoning Hearing 12/11/2014 Page 8 development, and not merely a series of individual development projects in separate zone districts. The City Structure Plan Map also indicates the approximate .07-acre parcel to be "Industrial." According to the Land Use Code: The Industrial District is intended to provide a location for a variety of work processes and work places such as manufacturing, warehousing and distributing, indoor and outdoor storage, and a wide range of commercial and industrial operations. The Industrial District also accommodates complementary and supporting uses such as convenience shopping, child care centers and housing. While these Districts will be linked to the City's transportation system for multiple modes of travel, some may emphasize efficient commercial trucking and rail traffic as needed. Industrial and manufacturing processes used in this District may, by necessity, be characteristically incompatible with residential uses. The proposed rezoning is supported by and consistent with the City Structure Plan Map and the East Mulberry Corridor Plan Map, both elements of City Plan. Section 2.9.4(H)(2)(b) — Chanoed Conditions: As part of the Applicant's justification the following findings were identified: In addition to being consistent with the City's Comprehensive Plan, the proposed re -zoning is also warranted by changed conditions within the neighborhood surrounding and including the subject property. The following changes have occurred in the surrounding neighborhood that supports the proposed change from I to M-M-N. ■ The airport is no longer in operation. Concerns raised by City staff in the 2003 consideration of a rezoning to M-M-N included concerns about locating residential areas too close to the airport. With the closure of the airport, this concern is no longer an issue. ■ Woodward is building a new campus on the 101-acre Links-n-Greens site at the southwest corner of the Lincoln and Lemay intersection. The City specifically added light industrial and heavy industrial uses to the zoning for the site to accommodate Woodward's new office/manufacturing campus that is anticipated to retain and/or create between 1400 and 1700 primary jobs. The loss of 12.7 acres of I -zoned property is more than offset by the increase in industrial uses and jobs realized by the Woodward project. ■ The Master Street Plan alignment of streets in the area will require several acres of the subject property to be dedicated as right-of-way, leaving only very small and odd shaped parcels of I -zoned land which would be very difficult to develop as industrial uses generating employment. Street alignments proposed on the Master Street Plan Capstone Cottages Plan Amendment and Rezone, Project #140002 Planning & Zoning Hearing 12/11/2014 Page 7 office/institutional, Fort Collins may not need to expand its current supply of nonresidential land by much." ■ "During the period 2010 to 2060, nearly all of Fort Collins' nonresidential built stock will be replaced. " & `In a growing area, redevelopment usually results in much higher land - intensity than that which it replaced." ■ "Fort Collins has sufficient land to meet its nonresidential and much of its residential land use needs over the next half century." The proposed net loss of approximately 12.7 acres of Industrial land is small compared to the overall inventory of potential future Industrial land use. 3. Land Use Code Division 2.9 - Amendment to the Zoninq Map: Section 2.9.4 (H) (2) — Mandatory Requirements for Quasi-iudicial Zoninqs or Rezoninqs: Any amendment to the Zoning Map involving the zoning or rezoning of six hundred forty (640) acres of land or less (a quasi-judicial rezoning) shall be recommended for approval by the Planning and Zoning Board or approved by the City Council only if the proposed amendment is: (a) consistent with the City's Comprehensive Plan; and/or (b) warranted by changed conditions within the neighborhood surrounding and including the subject property. Section 2.9.4(H)(2)(a) — Consistencv with the Comorehensive Plan: The City Structure Plan Map indicates the approximate 15.8-acre existing parcel and proposed amendment for the approximate 12.7-acre parcel to be "Medium Density Mixed -Use Neighborhood." According to the Land Use Code: The Medium Density Mixed -Use Neighborhood District is intended to be a setting for concentrated housing within easy walking distance of transit and a commercial district. Secondarily, a neighborhood may also contain other moderate -intensity complementary and supporting land uses that serve the neighborhood. These neighborhoods will form a transition and a link between surrounding neighborhoods and the commercial core with a unifying pattern of streets and blocks. Buildings, streets, bike and walking paths, open spaces and parks will be configured to create an inviting and convenient living environment. This District is intended to function together with surrounding low density neighborhoods (typically the L-M-N zone district) and a central commercial core (typically an N-C or C-C zone district). The intent is for the component zone districts to form an integral, town -like pattern of Capstone Cottages Plan Amendment and Rezone, Project #140002 Planning & Zoning Hearing 12/11/2014 Page 6 supported by City Plan Principles and Policies. The net acreage of the existing M-M-N site is less than 14 acres, while approximately 20-25 acres is required to develop a project that is consistent with City Policies related to multi -family development, transitional land use and neighborhood compatibility. (See Planning Objectives - Attachment A). Allowing an increase in the size of the existing M-M-N property northeast of the intersection of Lincoln and Lemay Avenues will provide a needed land use transition between existing industrial development and existing single-family neighborhoods to the northwest." "The 12.7 acres proposed to be rezoned is intersected by International Boulevard, Duff Street and Webster Street resulting in four small separate and odd shaped parcels that would be difficult to develop. Any potential loss of employment opportunities associated with the existing industrial zoned land is more than off -set by Woodward developing a new campus to the property located southwest of the Lincoln and Lemay intersection. It is anticipated that Woodward will build 600,000 square feet of office and manufacturing space in four phases retaining and/or creating between 1400 and 1700 primaryjobs on the 101-acre former Links-n- Greens site." Staff has assessed the proposed plan amendments and concludes they also comply with the criteria for continuing to promote the public welfare and will be consistent with the vision, principles and policies of City Plan and elements thereof. The location and proposed increase in size of the M-M-N designation is adjacent to the existing Mulberry/Lemay Crossing Shopping Center which includes a supermarket, transit facilities, employment and the Poudre River. An expanded M-M-N designation will provide increased opportunity to establish a transition and link between lower density neighborhoods and commercial, employment and industrial Districts. As mentioned above, the proposed amendment will enable better coordination of planned alignment and connections of public streets in the area. Staff has also assessed how this proposed plan amendment and re -zoning will affect the available inventory of vacant buildable Industrial lands within the Growth Management Area. A recent update of vacant and redevelopment inventories shows: Vacant Industrial Land — 865 acres Industrial Redevelopment Areas (Airpark) — 254 Acres Total Vacant & Redevelopment Industrial Areas — 1,119 acres As part of the last City Plan update and 2010 Nelson Study the following findings were reported: ■ Projected industrial employment will remain stable through 2040 and could decrease slightly thereafter. • Fort Collins contains 12.8 million square feet of existing industrial space on 2,949 acres of land at an average industrial land use floor are ratio of .08. Industrial floor area ratios in mature suburban markets are typically around .15. • "We find that if the FAR for Fort Collins in 2060 were to be more in line with mature suburban areas, such as FARs of 0.15 for industrial and 0.25 for retail and Capstone Cottages Plan Amendment and Rezone, Project #140002 Planning & Zoning Hearing 12/11/2014 Page 5 for the Planning and Zoning Board. The 60-day submittal requirement is necessary in order to permit adequate public notice to be given and to allow adequate time to complete the background work for considering a plan amendment. A plan amendment will be approved if the City Council makes specific findings that: ■ The existing City Plan and/or any related element thereof is in need of the proposed amendment, and ■ The proposed amendment will promote the public welfare and will be consistent with the vision, goals, principles and policies of City Plan and the elements thereof. As part of the justification by the Applicant: "The Applicant would like to develop a student -oriented housing development northeast of the intersection of Lincoln and Lemay Avenues. Approximately 18.32 acres of land at the corner is currently zoned M-M-N. The developable size of the original 18.32-acre site intended for multi- family development has been significantly reduced because of changed conditions." "Additional M-M-N zoned land is necessary to create a site zoned M-M-N that is large enough to accommodate a project that is both financially feasible and one that is consistent with City policies related to multi -family development, transitional land use and neighborhood compatibility. " Staff has assessed the proposed plan amendments and supports the change relating to the first City Plan criteria, that there is a need for the amendments. The Plan Amendments are needed in order to re -designate approximately 12.7 acres of land from Industrial to Medium Density Mixed -Use Neighborhood (M-M-N) located adjacent to the existing M-M-N parcel. Additional M-M-N designated land through consolidation of parcels is necessary to create a site that is large enough to accommodate a project that is consistent with City policies related to multi -family development. The larger site will provide expanded transitional land use and buffers, neighborhood compatibility, and coordination of public street alignments. The existing Industrial parcels proposed to be changed are awkward in shape as a result of the original metes and bounds property boundary configuration while in Larimer County. The Master Street Plan shows three public streets bisecting these existing Industrial parcels including extensions of International Boulevard, Duff Street and Webster Street. A larger consolidated property will enable the improved alignment and connections of public streets in the area, under single ownership. As part of the justification by the Applicant: "The proposed Structure Plan Map amendment will allow a rezoning to the M-M-N zone and development of the applicant's proposed multi -family project that is consistent with and Capstone Cottages Plan Amendment and Rezone, Project #140002 Planning & Zoning Hearing 12/11/2014 Page 4 Zonlno History (most recent to past): In 2003 the City initiated a re -zone for three parcels consisting of approximately 24 acres at the northeast corner of Lincoln and Lemay from Industrial (1) to the Employment District (E) to bring the City Structure Plan map and Zoning Map into conformance with the East Mulberry Corridor Plan that was adopted in 2002. The owner of approximately 15.79 acres included in the staff's request, and at the northeast corner thereof, requested that its property be rezoned M-M-N rather than Employment (E). The Planning and Zoning Board agreed with the property owner and voted to rezone the property at the corner from I to M-M-N, commenting that the site was appropriate for M-M-N because of its accessibility and proximity to the Wal-Mart development, which effectively acts as a neighborhood center. The City Council thereafter approved the rezoning to M-M-N. In March of 1997, the City of Fort Collins implemented the newly adopted Comprehensive Plan called City Plan. This implementation involved re -zoning the entire City into new zone districts with certain exceptions for developed properties that were not anticipated to re -develop. The primary exception was existing neighborhoods which retained their underlying pre -City Plan zone of R-L, Low Density Residential. In 1994 the larger parcel consisting of 17.1 acres was annexed and zoned Industrial as part of the East Lincoln Third Annexation. In 1986, the two smaller parcels (East) were annexed and zoned Industrial as part of the Fort Collins Business Center First Annexation. 2. Plan Amendments — City Plan and Related Elements: City Plan Minor Amendment Process City Plan and adopted subarea plans are the policy documents that shall be used to guide decision -making in Fort Collins and its Growth Management Area. Revisions to City Plan and elements thereof shall be conducted according to two distinct procedures: Comprehensive Updates and Minor Amendments. Comprehensive updates to City Plan will take place every five (5) years, ideally in a concurrent process with the Transportation Master Plan like the Plan Fort Collins effort. A separate process shall be used to make Minor Amendments to City Plan and other adopted elements. Minor Amendments may include revisions to one or a few sections of the plan as a result of adoption of subarea plans or a specific issue, policy, or directive from City Council. Minor amendments may include changes to the City Structure Plan Map as well as corrections to text or map errors. Amendment requests based on proposed development projects that involve re -zonings may also be processed concurrently with re -zoning applications. Requests shall be submitted to the City's Planning Department at least 60 days prior to the hearing date Capstone Cottages Plan Amendment and Rezone, Project #140002 Planning & Zoning Hearing 12/11/2014 Page 3 Direction Zone District Existing Land Use North Industrial (1) Vacant industrial land Low Density Residential R-L Ex. Neighborhood Andersonville/San Cristo/Via Lopez South General Commercial C Mulberry/Lemay Crossing, Multi - Family Buffalo Run Apts.) East Industrial I Existing industrial businesses West Industrial I Existing industrial businesses Project Vicinity Map: I inch = Soo test ® Pro,e Oe• lognenl Boundary Capstone _Proposed Plan Ame,Vm M 6 Rezoning Areas "-"ages Capstone Cottages Plan Amendment and Rezone, Project #140002 Planning & Zoning Hearing 12/11/2014 Page 2 The requests are based on the Applicant's proposal to develop a single-family residential project; the Project Development Plan for the proposed single-family project is submitted concurrently. RECOMMENDATION: Staff recommends that the Planning and Zoning Board forward a recommendation of approval to the City Council to amend the East Mulberry Corridor Plan and City Structure Plan Maps, and amend the Zoning Map in accordance with the City's Comprehensive Plan (City Plan) as requested. EXECUTIVE SUMMARY: The request to amend the East Mulberry Corridor Plan and City Structure Plan Maps, both elements of City Plan and referred to as the Plan Amendments, are needed in order to re- designate approximately 12.7 acres of land from Industrial to Medium Density Mixed -Use Neighborhood (M-M-N) located adjacent to the existing M-M-N parcel. Additional M-M-N designated land is necessary to create a site that is large enough to accommodate a project that is consistent with City policies related to multi -family development, transitional land use, neighborhood compatibility, and coordination of public street alignments. The proposed amendment to the City Structure Plan Map is limited to a single element of City Plan and therefore constitutes a Minor Amendment. The request for rezoning is less than 640 acres and, therefore, is considered quasi-judicial. The rezoning satisfies the criteria of Section 2.9.4(H) in that the request is consistent with the East Mulberry Corridor Plan and the City Structure Plan Maps and warranted by the changing conditions of the subject property and the surrounding area. Three neighborhood meetings were held in February, July, and December, 2014 (See Attachment 2). The parcels involved will continue to remain in the Residential Sign District. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: City of F6rt,.Collins ITEM NO _ MEETING DATE December 11, 2014 STAFF Pete Wray PLANNING & ZONING BOARD PROJECT: Capstone Cottages Plan Amendment and Rezone, REZ#140002 APPLICANT: Linda Ripley Ripley Design, Inc. 401 W. Mountain Ave. Fort Collins, CO 80521 OWNERS: John Acken, Executive Vice -President (Petitioner) Capstone Collegiate Communities 431 Office Park Drive Birmingham, Alabama 35223 Tonia L. Niforos (Parcel 1) P.O. Box270303 Fort Collins, CO 80527 Nancy L. Keil, General Partner (Parcel 2) Fort Collins Business Center One and Two A Colorado General Partnership 7700 Park Ridge Circle Fort Collins, CO 80528 Blake Feik, Executive Vice President (Parcel 3) North Valley Bank 9001 North Washington Street Thornton, CO 80229 PROJECT DESCRIPTION: This is a request that the East Mulberry Corridor Plan and City Structure Plan Maps be amended to change the land use designation of approximately 12.7 acres of land northeast of the Lincoln Avenue/Lemay Avenue intersection from Industrial to Medium Density Mixed -Use Neighborhood. The Applicant's proposal also involves a request to rezone 12.7 acres of land from the Industrial District (1) to the Medium Density Mixed Use Neighborhood District (M-M-N) and 0.070 acres of land from the M-M-N to the Industrial District (See Attachment 1). Planning Services 281 N College Ave — PO Box 580 — Fort Collins, CO 80522-0580 fcgov.com/developmentreview/ 970.221.6750