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HomeMy WebLinkAboutIMPALA VILLAGE PUD PRELIMINARY SECOND NEIGHBORHOOD MEETING - 6 93 - MINUTES/NOTES - CORRESPONDENCE-NEIGHBORHOOD MEETINGPRUJLCT: _LrfPr9�✓� ve- TYPE OF MEETING: Pa,er» r1dri DATE: _ 3/3( / 1.-) NAM L I L ,( ►ii ;//�2 ADDRESS �u 1.: fo W u� u, 4 kAN w (,�El yz s rhp -- Z,14E C/Z ,'/cl toe vG DID YoV RECEIVE WRITTEN NOTIFICATION o� ArIE You AN You YES/NO ? OWNER REr, I 1 olio I 't'r, P]1 U J L C 1': P&4gq TYPE OF MEETING: I,/ E/Glf /dart Nyao /`7f 7ionl DATE-: 'DAME r4C U L V! rTf-r" + 9 `° JDhh NGr✓rna,~, II �� K� e T n- 13 �y I� _ice/1�� ADDRESS DID Yov ACc(Ivc WRITTEN NOTIFICATION es AAC Ysv �N Yn� YES/NO ? OWNER RENj' ca5,A 3r; r'\(-lTFfor � c9 1 es 2 .L � � i VA o. � IUK 20&3 wit/ 0��/ h�. mrc / bctry JUL I)'-, aY-vuccn6 1 �7j%% Jye,�riaR� ,?ate 3��tyvv,r� 22o�Al, d�-ly� c-. 1AA5 Ct Ye-r I "'a citizen participation at some point. and the debate becoming an endless round of cross-examination. As I recall, no member of the audience was prevented from addressing the Board during the citizen input portion of the debate. Any decision of the Planning and Zoning Board may be appealed to City Council. 49. These units will rot out in ten years. This is our neighborhood. We should have the right to just say no to this project. RESPONSE: You have the right to appeal the decision on the Preliminary P.U.D. to City Council. The City Council may approve the project (uphold the P & Z Board), deny the project (overturn the P & Z Board), amend the project, or remand the project back to the Planning and Zoning Board. Keep in mind that for anything to be constructed, the item must go back to the Planning and Zoning Board for a Final P.U.D. 8 41. Could you further explain what you mean by fixed costs? RESPONSE: The F.C.H.A. estimates that for 56 units, the cost per unit for the mortgage is $172, and the cost per unit for operations and maintenance is $140, for a total fixed cost per unit of $312. The typical monthly rent will vary per tenant but is assumed to average $323. Therefore, there is only $11 per unit per month for contingencies. As you can see, if the number of units is reduced, the greater the public subsidy or the greater the need to raise the rent. Reducing the density will have financial implications on the feasibility of the project or the mission of providing affordable housing. 42. How do you assume that a tenant should spend no more than 30% of.gross monthly income on rent? RESPONSE: This assumption is derived from H.U.D. as to what constitutes "affordable". 43. Without factoring in land acquisition, land development, street construction and utilities, and unit acquisition, what are your costs per unit? RESPONSE: The cost per unit is estimated at $19,000. This includes foundations and rehabilitation. 44. I appreciate your economic analysis but you have not factored in the various costs to the existing neighborhood. 45. The site should be given to Parks and Recreation for a City Park. 46. If your approval process is delayed or the P.U.D. is denied, could the units ever be stored on this site? RESPONSE: No, storing requires hard surface. This site is not suitable for storage of the units. 47. What really gripes me is that we are talking about our tax dollars coming back and impacting our neighborhood. As taxpayers, this is our money. As parents and homeowners, we are concerned about the quality of life in our neighborhood. We should have the right to not allow this project to happen. 48. The Planning and Zoning Board hearing was unfair. The Board ended citizen input and after that, we just had to sit there, we were prevented from participating any further. RESPONSE: On every project, the P & Z Board must end the citizen input portion of a discussion item. The item is then brought back to the Board for debate. There is always the danger of not ending 7 will be very noticeable. People will drive by and say those units are the "projects". RESPONSE: It is unfair to compare the F.C.H.A. with the "projects" in larger cities. Our units are well -maintained and bring value to existing neighborhoods. Our tenants must obey the terms of the lease or they will be evicted. We have strict rules on inoperative vehicles, occupancy, lawn care, outside storage, and general upkeep. Our units provide safe and decent housing for the working poor. We take pride in our mission and we do a good job that the whole community can be proud of. 37. Impala Village will have a large percentage of "latch -key" children who get out of school before the working parent returns from work. This will increase the crime rate in our neighborhood. There will be increased demands on the Poudre Fire Authority and Police Dept. The F.C.H.A. is taking slum buildings and building a ghetto. There should be a higher and better use of the land that considers the interest of the neighborhood. RESPONSE: Our tenants are the working poor who are trying hard to get by during tough times. Many of our tenants are in a transitional period due to divorce or going back to school. Many of our tenants move up and out into non -subsidized housing after their transitional period. Our tenants should not be stereotyped. 38. The combination of these dilapidated units and the nature of the tenants will have a negative impact on our property values. RESPONSE: As we stated at the first neighborhood information meeting, an independent appraiser recently evaluated several of our existing units and concluded that our units had a positive impact on the surrounding values, not a negative impact. A letter from this appraiser is available to the public. 39. I disagree with your appraiser. These units look like boxcars. Any realtor will tell you our property values will be impacted. 40. Why can't the project be downsized? RESPONSE: The F.C.H.A. has estimated the cost of land development, utility installation, and street construction, to be a cost of $500,000. This cost divided by 56 units is $8,929. This cost divided by, for example, 40 units would be $12,500. Keep in mind that the rents are fixed to be no more than 30% of a tenant's gross monthly income. In fact, the gross monthly rent will not cover the fixed costs of the project. It has been estimated that 56 units are needed to make the project feasible from an economic perspective. 11 investigated, however, in order to provide assisted housing. 28. Why weren't we notified when the F.C.H.A. purchased the property back in 1992.? RESPONSE: There are no legal notification requirements to surrounding property owners on the purchase or sale of land on the open market. When land is submitted to the City for a development proposal, then the notification process is triggered. 29. The F.C.H.A. should be required to place an option on property, not full purchase, and then begin the citizen input process. 30. Are there any members of the F.C.H.A. Board who live in northwest Fort Collins? RESPONSE: Yes, three members live in this area. 31. If the project as submitted is denied, could it be re- submitted to the Planning and Zoning Board? RESPONSE: Yes. 32. If Poudre R-1 buys a portion for a soccer field, would those units then be shifted to the south and increase the density? RESPONSE: No, these units would not shifted due to the need to provide sufficient parking for the remaining units. 33. Why not build single family units? RESPONSE: Single family homes would mean much fewer units. With fewer units, and with the subsidized rent levels for the target population, the F.C.H.A. could not earn enough revenue to pay the mortgage on the land and pay for site development work. 34. One of the biggest issues is the lack of dispersal throughout the community of subsidized housing. For example, of all the units owned and managed by the F.C.H.A., 65% are north of Prospect and west of College. Also, 80% are north of Prospect. of all their units, only 28 are south of Drake. Clearly, our area is carrying an undue burden for the benefit of the rest of the community. 35. The F.C.H.A. should keep better socio-economic data. As a social service agency, the F.C.H.A. should have information on where its tenants work and then provide housing near these work destinations. 36. It is my opinion that Impala Village will look like a "project" like the "projects" in larger cities. Impala Village 5 RESPONSE: The F.C.H.A. has looked at S.I.D. properties. If C.D.B.G. funds are used to acquire property, we cannot spend more than the appraised value. On some S.I.D. parcels, the asking price is above the appraised value. S.I.D. properties are not discounted as a favor to F.C.H.A. The city feels the primary fiscal duty is to recover as much value as possible for the bondholders, not to provide ground for affordable housing. 23. I am concerned about the children of this project and the proximity to Poudre High School. Students race up and down Impala Drive and it is a dangerous situation. How will you keep them off Impala Drive? RESPONSE: The project is not directly adjacent to Impala Drive. As with any neighborhood near a busy street (such as Tenth Green Subdivision and Mulberry Street) it will be the responsibility of individual parents to educate their children to stay off the busy streets. 24. Will landscaping be provided at the time of initial installation or put off to a future unspecified date? RESPONSE: Landscaping will be provided upon initial installation. 25. It is my opinion that the F.C.H.A. is using Impala Village as an excuse to find another location for the maintenance building. The F.C.H.A. was denied an expansion of their present facility on Mountain Avenue by the Planning and Zoning Board. RESPONSE: This is not true. The property was purchased for housing as the primary use. The maintenance facility is considered to be a secondary use. 26. Since Poudre High School is considering purchasing two to three acres on the north end of Impala Village for a soccer field, the proposed project should be put on hold for further analysis. RESPONSE: The F.C.H.A. has not received anything in writing from Poudre R-1 regarding this possible acquisition. Yes, we have had conversations with representatives from Poudre R-1, but keep in mind that the School Board has not authorized such a purchase. While we will continue to explore options with Poudre R-1, any final decisions must be ratified by the F.C.H.A. Board and the School Board. In addition, any proceeds from the sale must be refunded to the City's C.D.B.G. program, not to F.C.H.A. 27. Does the F.C.H.A. have any future sites planned for subsidized housing? RESPONSE: No specific sites at this time. Future sites will be 4 15. I am concerned that the F.C.H.A. is creating a ghetto. The scale of the project should be reduced. The level of quality should be upgraded. 16. I am concerned that the F.C.H.A. is touting their past accomplishments in rehabilitation as evidence that Impala Village will be a quality project. In my opinion, this is like comparing apples to oranges. The previous rehabilitation projects are noteworthy but Impala Village represents a much larger project with a total of 56 units. You cannot compare isolated, small scale projects with one large project on the scale of 56 units. 17. I presently rent a home in Tenth Green Subdivision that I have considered purchasing. If Impala Village is approved, I will never consider purchasing a home in this neighborhood. 18. Does the F.C.H.A. screen its tenants? RESPONSE: Yes, we screen all our tenants. Our tenants are checked for previous rental history, credit, and through the Colorado Bureau of Investigation. In addition, we plan on having an onsite manager to monitor the project. 19. I live at 2212 Magnolia Court which abuts this project. You are proposing nine four-plex units next to my property. These units are too close to my property line and the existing houses. Since I have a back deck which is elevated, I will be looking over the six foot high fence directly into these units. 20. Could, you again clarify what is meant by a "maintenance facility"? RESPONSE: We have seven employees in our maintenance department. Each has his own service truck. Work orders are received in the morning at the maintenance facility and the crews are then dispatched to the jobsite. The items stored at the facility include screens, doors, appliances, faucets, etc., plus parts. Nothing is stored outside. At times, light repair work is done at the facility. At night, the facility is closed and the trucks are locked up. The hours are from 8:00 a.m. to 4:00 p.m. The facility is not an automotive service garage. 21. What will be the size of the maintenance facility and how much will it cost? RESPONSE: We do not know the details at this time. 22. I heard that H.U.D. has found $11 billion in unspent funds from the previous administration. The F.C.H.A. should lobby for more C.D.B.G. funding and purchase some of the failed S.I.D. properties that the City now controls. 3 7. How much money will be spent per unit? RESPONSE: $36,000 per unit. This includes site development, utilities, streets, foundations, moving, and rehabilitation. 8. How do we know that the Housing Authority has the expertise to rehabilitate these units? The slides of the units from Boulder indicate these units are in really bad shape. RESPONSE: As you saw in our slide presentation, the houses that the Housing Authority has rehabilitated in Fort Collins are dramatically improved over their original condition. We have rehabilitated houses that were condemned that are now considered a welcome addition to their respective neighborhoods. It is our opinion that we have rehabilitated houses that have been in worse shape than these units. For example, consider the modular units that are now installed at Mountain and Bryan Avenue. These modulars were brought down from Wyoming, stored in a field out by Vine and Shields, and rehabilitated by our crews. We think these are an asset to the City Park neighborhood. 9. It is unfair to compare these units from Boulder with the modulars now installed at Mountain and Bryan. The units at Mountain and Bryan are mostly one -bedroom and occupied by elderly and handicapped tenants. There are no children. As we all know, families with children will cause much more wear and tear on the units. 10. It is my opinion, after seeing the slides of the units as they sit in Boulder, that these units cannot be refurbished. There is no way these units can be brought up to any minimum standard level of quality. There is no net worth in these units. 11. These units have no underlying aesthetic value. Even after rehabilitation, they will always be an eyesore. I am just not convinced there is any quality in these units. 12. How old are these units? RESPONSE: We do not know the exact date of original construction. 13. What are the sizes of the units? RESPONSE: The two bedroom units are 800 - 850 square feet, and the three bedroom units are 900 - 950 square feet. Typically, the bedrooms are 8 x 10 for 80 square feet which is a legal size under the Uniform Building Code. 14. Who will maintain these units? RESPONSE: The Fort Collins Housing Authority. 2 SECOND NEIGHBORHOOD MEETING MINUTES PROJECT: Impala Village Preliminary P.U.D. DATE: March 31, 1993 APPLICANT: Fort Collins Housing Authority: Tracy Carter Jim Kline Alan Fluharty PLANNER: Ted Shepard QUESTIONS, CONCERNS, COMMENTS 1. This project represents a tremendous impact on the northside neighborhoods. There should be a sociological study to analyze the impact on neighborhood overcrowding, school overcrowding, police services, and other social services needed to serve this project. The project should not proceed until these impacts are analyzed. 2. With 56 units, there will betoo much concentration of subsidized housing in one neighborhood. 3. This project will have a negative impact on property values. This project should be located in the southern part of the City or out on North College Avenue. 4. Is this project financed by the government? RESPONSE: Yes, the land was purchased last year with funding provided by the Community Development Block Grant (C.D.B.G.) program. This is a federal program administered by the Housing and Urban Development Department (H.U.D.). Locally, the funds are distributed according to recommendations by the C.D.B.G. Commission with final authority by the City Council. In addition, building acquisition expenses are planned to be financed by C.D.B.G. funds. 5. The Housing Authority should spend more money per unit to upgrade the quality of the units. The existing homes on Impala Circle, although subsidized, are a good example of the quality that should be provided in Impala Village. 6. The Housing Authority would be better off buying double -wide trailers than trying to rehabilitate these units. Double-wides are available on the market, new and used, and would look better. 1