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HomeMy WebLinkAboutCOPPERLEAF (FORMERLY 3425 SOUTH SHIELDS) - PDP ..... SECOND NEIGHBORHOOD MEETING - PDP160026 - MINUTES/NOTES - CORRESPONDENCE-NEIGHBORHOOD MEETINGEIGHBORHOOD I--WRtiI ATION NIEETE�11. s a61 N � �� 61-D FG17 Yzs v_ s i No v�s S�a Al �% 33��� S��r �.9 LC� ��f I A� ` 4— . V �I se-�k C-71 i aa C-e l� v( 6qANC 07L( 6N�ji,U—Qkn (% 1 /F �32-y l�A 2 50-NITN E 1 1100 �v.'� 17asS 5cb Lz�edic � v I `i D I P-aS I 0 A. Yes, and the buildings will be equipped with automatic fire sprinklers. 38. Do you allow pets? A. Yes, with rules and regulations. We require a picture of all pets so we know which ones are allowed. We provide pet waste stations in the common areas. 39. Will there be an H.O.A.? A. No, we are the single owner, these are not condos. 40.Is you management staff on -call? A. Yes, as noted, on a 24-7 basis. 41. You will need at least one space per bedroom. A. Our ratio comes in at 1.33 spaces -per -bedroom. 42. What about tenants squeezing in more people to split the rent? A. We monitor this very closely. We find that our tenants are diligent about reporting these extra occupants as it may impact parking. We are very strict and such a situation constitutes a violation of the lease and the risk of eviction. As a result, we don't seem to have a problem with this. 43. What is your typical lease term? A. 12 months. Response to the Two Options: The group of property owners to the immediate north and northwest of the Building B appreciate the two options that have been presented. Thank you for giving us the time to discuss and arrive at a consensus. As noted, there are pros and cons to each option. While we are concerned that there is an active area that accompanies the 40-foot setback option, we see a greater benefit gained by the extra setback distance. We think that the activity will be relatively normal and generally at the level that would be comparable for other neighbors. If a party gets out of control, we can call the 24-7 management staff. The pergola and privacy fence will help buffer the expected activity. By reducing the height to two stories, at a 40-foot setback, the project is less impactful than before. As a group, we support the 40-foot setback with outdoor amenity area as proposed. M i A. No, we have found this not to be necessary. In lieu of on -site management, we have a management service that is on call 24 — 7. As we have emphasized, we are not marketing to college students. Our location, amenities and pricing are not geared towards college students. Rather, our tenants are active professionals who are attracted to the outdoor Colorado lifestyle. Our projects tend to attract lots of single people. In terms of management, we will staff a leasing office during business hours and we have property management staff tending to matters on a daily basis. 30.1 think you'll find that price is not a deterrent for college students. 31.Thank you very much for presenting us with the two options. You have explained the rationale behind each scenario given the site constraints and needing to comply with City standards. Perhaps we can give you a definitive response towards the end of the meeting. In the meantime, there may be more questions. 32. How is the number of parking spaces determined? A. We are required to provide 1.5 spaces for every one -bedroom unit and 1.75 spaces for every two -bedroom unit. Based on our bedroom mix, we are required to provide a minimum of 145 spaces. We are providing 147. As noted, 25 spaces will be in the five garages. 33. What about a two -bedroom unit with two occupants, both of which have a car? A. Our experience is that while that may be the case for some of the two -bedroom units, it is not true for all. For example, we have a number of two -bedroom units leased by a single person who wants the extra room for an office. 34. What is your construction schedule? A. We would like to begin site work in May followed by vertical construction. All told, it will take 12 to 14 months from start to finish. 35. Is construction activity restricted by hours? A. Yes, we must comply with the nuisance section of the City's Code. Hours are restricted to between 7:00 a.m. and 7: p.m. 36. What are your lease rates? A. We are anticipating that a one -bedroom would lease in the range of $600 - $1,000. A two -bedroom would lease for about $1,200. 37. Will you be constructing fire walls between the units? VA Two Options - Area North of Building B: In designing the site, and considering the public input, the design team offers two options on how best to treat the area north of Building B. Here are the two options and feedback is needed on how best to proceed. Option One: This option preserves a 40-foot setback between Building B and the north property line. Please note, however, that this option includes a patio, pergola, grilling area and benches. We are showing two grilling stations and two patio tables, four chairs per table. These components are primarily due to comply with the requirement that, as a multi -family project, we must provide a central feature or outdoor gathering area. (Exhibit provided showing 40-foot setback.) Option Two: This option shifts Building B 15 feet to the north so that the setback is reduced to 25 feet but there would be no outdoor gathering features. If desired, we are willing to increase the fence height to eight feet. (Exhibit provided showing the 25-foot setback.) (Note: the response to these two options was not immediate and was the focus of the most of the remaining discussion. Ultimately, the response favored Option One.) 25. How big would this patio be? A. The patio would not be as large as previously shown. Per our latest site plan, the patio is not a perfect rectangle but measures 63' x 23' for a total 1,450 square feet. The north side of the patio is screened by pergola and by the proposed six- foot high solid wood fence (with stone columns at the property corners consistent with previous plans.) 26. Will this patio area be illuminated? A. We can adjust the lighting so that it does not spill across the property line. 27. Do you have experience with these patios in your other projects? A. Yes, our experience is that our tenants enjoying grilling during the warmer months but then take their food back to the unit. We do not see tenants hanging out for extended periods and we do not see partying. 28. Do you have a rule in the lease about late night partying? A. Yes, we have provisions in our lease about not disturbing fellow tenants. 29. Do you have 24-hour on -site management? 17.Thank you for removing the trash enclosure in the northwest corner. Has it been relocated elsewhere on the site? A. No, it has not been replaced. We will provide two trash and recycling enclosures but we will have to increase the frequency of pick-up service to compensate. 18. Can you restrict the hours of pick-up? A. Yes, we can set the timeframe for pick-up with the hauler so it is during normal business hours. 19.1 appreciate reducing the height of Building B and preserving the 40-foot setback at the same time. This will benefit us who live across the property line to the north. 20. Will there be any parking on the north side of Building B? A. No. 21. Will there be six dwelling units per floor facing north in Building B? A. No, we have re -arranged the units so that only five units per floor will face north, not six per floor. 22. Will these units have entrances facing north? A. No, the north side of Building B is totally enclosed. Unlike the other two buildings, there will be no common breezeways facing north. Entrances will be internal to the building. This will reduce the activity level facing the neighbors to the north and northwest. 23. I'm concerned that your tenants would not be willing to pay extra for the garage spaces leaving garages unused and then you won't have enough surface parking. A. We will price our garage spaces to make sure they are fully utilized. We will have our management staff monitor usage so that the surface parking is not impacted. Our experience is that the garage spaces will be fully leased. 24.Along the west property line, Casa Grande has a decorative concrete wall that is leaning. Would you consider joint funding for the necessary repair? A. Yes, we will consider this. 61 12. What is the L.O.S. at Swallow and Shields — it seems very congested? A. We are aware that there is heavy traffic during times when the high school is in session. 13.1 recall from the November P & Z that all buildings were to be reduced to two - stories? A. That is not our recollection — only Building B was recommended to be reduced in height, and, as mentioned, one member offered that Building A could go to four - stories. 14. The project is still too dense. The dwelling unit per acre ratio is too high for the neighborhood. A. We are aware of your concern. Our thinking goes back to the fact that the property is zoned M-M-N, Medium Density Mixed -Use Neighborhood. The property is along an arterial, at the edge of the neighborhood, and next to a commercial area zoned N-C, Neighborhood Commercial. Our parcel is only 2.98 acres which is relatively small for a parcel zoned M-M-N. Finally, as we have been discussing here tonight, we think our project has been revised to mitigate the impacts associated with multi -family housing. For example, the garages are placed at the perimeter which effectively blocks light, noise, and traffic. All the surface parking is interior to the site. We are a local developer and our projects are well -managed and well -maintained. 15. When was the property zoned M-M-N? A. Response from City Planner: The site was zoned M-M-N in 1997 as part of a city-wide rezoning to implement City Plan, the City's comprehensive plan. I have handed out an explanation of the purpose of the M-M-N zone, along with an excerpt from the City Plan Principles and Policies that describes how these zones are distributed city-wide. Generally, as noted in the preceding response, these districts are intentionally located along arterial streets, on the edge of neighborhoods and in close proximity to commercial areas. Being along a transit route provides an opportunity to use the bus instead of a vehicle. Multi -family housing offers an opportunity for residents from a variety of socio-economic levels to live in all parts of the City. 16. For a big picture perspective, what is the volume of traffic on Shields Street? A. City Traffic Engineer: About 25,000 trips per day. C! 6. Will the building facing Shields be three-story? A. Yes, and you may recall from the November P & Z hearing that one board member suggested that if Building B were reduced to two -stories, he would have no objection if Building A increased to four -stories. 7. Will there be a southbound Shields right -turn lane into your site? A. No, but our driveway width will be wider than normal to accommodate cars turning from a through lane. 8. Does the estimated number of southbound right -turns trigger a right -turn lane? A. Response from City Traffic Engineer: No, based on the number and type of proposed dwelling units, the number of southbound right -turns (12 during peak) does not meet the threshold for constructing a right -turn lane (40 during peak). 9. How are these estimated numbers derived? A. Response from City Traffic Engineer: These numbers are based on data derived at the national level by the Institute of Traffic Engineers based on years of sampling. 10. Are there any proposed improvements to the Shields / Horsetooth intersection? A. Response from City Traffic Engineer: No, the data indicates that the overall impact from this project, as proposed, on the intersection is less than 1 % of the total trips during peak time. And, we've looked at crash data and this metric remains constant after entering in the number and type of proposed dwelling units. 11. With the proximity of Rocky Mountain High School, the traffic on Shields feels very congested. During peak times, turn lanes are backed -up. A. City Traffic Engineer: We are aware of the conditions related to high school traffic. Since the last neighborhood meeting, we have been monitoring the Shields / Horsetooth intersection and we find that it currently meets the City's adopted Level of Service standards (rated on a scale of A — F). In addition, please note that we have factored in the trip generation from the Village on Horsetooth (one-half mile west on Horsetooth) as well as our standard estimated increase in city-wide background traffic. Based on these factors, the proposed project does not impact the Level of Service at this intersection. 3 1. Changes Made Since November: • The number of bedrooms has been reduced from 115 to 110. • Building B has been reduced to two -stories, not a combination. • The shadow lines of Building B have been reduced. • The north elevation of Building B will have five units, not six. • There are no breezeways or unit entrances on the north side of Building B. • The trash enclosure in the northwest corner has been deleted. • The scope of the outdoor amenities along the north property has been reduced. • Two options are presented with regard to the setback from the north property line of Building B. 2. Can you review the status of the trees? A. The trees have been inspected and evaluated by the City Forester. As you are aware, being an outdoor storage lot, the trees have been neglected for decades and some are dead or dying. There are 24 existing trees on site. We will presence eight existing trees. Eleven trees will be removed with mitigation and five will be removed with no mitigation. We will plant 68 new trees. For any of the existing trees that are to be removed and have been determined to have value per the City Forester, 21 new trees will be up -sized as mitigation. The other 47 new trees will be planted at the standard caliper sizes required by the City. 3. Will you be keeping the three Siberian Elms along the north property line? A. Yes, even though these are not considered an attractive species, their height and spacing creates shade and helps buffer Building B. 4. Is the access to Richmond Drive paved? Is it a public street? A. Yes, it's paved, and no, it's a private access easement, not a public street. 5. Will it be re -paved to accommodate the new project? A. No, not at this time as the pavement appears to be in good shape. Brinkman will enter into a maintenance agreement with Grease Monkey, the underlying property owner to address long term maintenance. 2 SECOND NEIGHBORHOOD INFORMATION MEETING PROJECT: Copperleaf Apartments P.D.P. LOCATION: 3425 South Shields DATE: January 3, 2017 APPLICANT: Mr. Scott Ranweiler, Brinkman Partners Mr. Kevin Brinkman, Brinkman Partners CONSULTANTS: Cathy Mathis, TB Group Randall Johnson, Infusion Architecture Matt Delich, Delich and Associates CITY STAFF: Ted Shepard, Chief Planner Nicole Hahn, Traffic Engineer Project Description This is the second neighborhood meeting. The project consists of developing a parcel of land that is currently being used for outside storage of vehicles, boats, trailers, R.Ws, etc. at 3425 South Shields Street. The project has been revised since it was continued from the November P & Z hearing. As now proposed, the project consists of 94 apartments divided among three buildings on approximately 2.89 acres. There would be 110 bedrooms. The number of parking spaces is 147. The parcel currently contains an existing house, outbuildings and outside vehicle storage (including R.Ws, campers, boats, etc.) all of which would be removed. The easterly and southerly buildings would be three stories. The northerly building has been reduced to two-story. Access would be gained from Shields Street and Richmond Drive. The parcel is zoned M-M-N, Medium Density Mixed -Use Neighborhood. Unless otherwise noted, all responses are from the applicant or consulting team.