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HomeMy WebLinkAboutMASON STREET SUSTAINABLE DEVELOPMENT - PDP - PDP130038 - REPORTS - CORRESPONDENCE-NEIGHBORHOOD MEETINGDevelopment Review Center 281 North College Avenue PO Box 580 Fort Collins, CO 80522-0580 970-221-6750 fcgov.com/DevelopmentReview NEIGHBORHOOD INFORMATION MEETING NOTES These notes capture questions, comments and ideas from the meeting but are not a verbatim transcript. PROJECT: Mason Street Sustainable Development DATE: March 31, 2014 PLANNER: Clark Mapes APPLICANT/ Vaught Frye Larson Architects (VFLA) OWNER: Justin Larson, Principal The meeting began with the Project Planner, Clark Mapes, giving an overview of the agenda and development review process for this project. The project is a Type 2 or Planning & Zoning Board project, and the Planning & Zoning Board will be the decision-maker. Due to a glitch with the mailing notice labels for this neighborhood meeting, a second meeting will be held on April 14th, at the site of the proposal, 401 Mason Street. Applicant Presentation Justin Larsen with VFLA Architects presented the proposed project. VFLA would participate in the development and occupy some of the proposed office space. This property was purchased in 2007, and we began looking at what the zoning on the site would allow at this location. Our architecture firm is interested in moving to the site as the home of our future offices. We view Mason Street as a dynamic place in Fort Collins. The site is located in the Transit Oriented Development Overlay Zone. There are increasing transportation activities, and MAX will begin operations soon. In looking at policies and goals from City Plan, they are also supportive of infill and redevelopment along the TOD/Mason Street Corridor. Several other taller structures are nearby, including the Park Lane Towers, Key Bank Tower, First National Tower, Post Office, Cortina, Max Flats, etc. Key Bank is 12 stories and has a footprint of 4,000 square feet. This project has a 3,000 square foot footprint and is 7 stories. Other projects nearby are 4 and 5 stories, mainly from an economic standpoint to utilize wood construction. N e i g h b o r h o o d M e e t i n g N o t e s - P a g e | 2 This project has an opportunity to introduce downtown-design language and aesthetic to Mason Street. Looking to bring historic character, articulation, and massing to the building -- also looking at enlivening the street face. We will incorporate landscaping and paving patterns that reflect Mason Street’s high pedestrian walkway use and a transition along Magnolia to the west where it is more residential in character. All four sides of the building are articulated, and all four sides include the same materials. We are also investigating incorporating a green wall. The building will have a two-story base element with a cornice, and a canopy to reflect elements from the 415 Mason Street building to the south. The building is 7 stories and is expected to have a retail tenant on the first floor, 5 floors of offices, and top-floor restaurant space or additional office space. We are providing 11 additional parking spaces nearby. The uses planned within the building suit the nearby area when investigating parking/user flows and max demand. We conducted a parking survey of the area and examined open spaces and parking limits. On a weekday at 10:30 in the morning, 50% of the 1hr parking spots were open, 50% of the 2hr spaces were open and 14% of the no limit parking was open. At 1:00 pm, 16% of the 1hr, 33% of the 2hr and 9% of the no limit parkings spaces were open. At 3:30 pm, 66% of the 1hr and 71% of the 2hr spaces were open. Finally at 6:30 pm, 51% of the spaces were open (1hr and 2hr limits no longer apply at this time of day). Comments, Questions & Responses: Question (Citizen): What time of year was the parking study conducted? Response (Applicant): It was conducted last Thursday (March 27th). Question (Citizen): Was Spring Break over? Response (Applicant): Spring Break was over; students were back in classes. Question (Citizen): What impact do you think the new development will have on parking in the area? Response (Applicant): We have a staff of 20 and we’re ClimateWise members. Most of our office bikes and walks to work. That isn’t always a guarantee. We have secured 11 spaces, and our current office has 0 dedicated spaces. We anticipate using our 2 office cars in that 11 we have secured. We also have space available in the City of Fort Collins Parking Garage and spaces in 2 adjacent properties. Question (Citizen): Will those spaces cover the parking space for the restaurant and other office users? N e i g h b o r h o o d M e e t i n g N o t e s - P a g e | 3 Response (Applicant): Trip generation will be covered in the traffic study. That is available if you’re interested to see it. Long-term, the on-street 2-hour parking was 50% open throughout the day, but did narrow down to 9% at certain points of the day. Comment (Citizen): We need the hard numbers and data from the traffic study. Response (Applicant team): One struggle we see from our clients downtown, is that when you’re in an urban environment, a lot of the parking is up to the City as to what is provided along the streets and in parking garages. There is collaboration with the City to figure out the best place to park. Response (Applicant): Without having a tenant for the restaurant at the top, we don’t know exact figures yet. That space could end up as office use as well. We’re not sure yet about a user for the restaurant space. Question (Citizen): There is going to be a lot of traffic, and right now the intersection is not controlled. What kind of upgrades will happen at that intersection? Will the developer help offset City costs at the intersection? Response (City): Traffic Study impact shows it does not create enough of a change in the intersection to warrant improvements. Response (Applicant): The traffic study looks at the area as a whole, certain projects are just a part of the whole picture. Question (Citizen): Did you do the parking study on one day only? Response (Applicant): Our own analysis we did on one day, for discussion tonight. We are happy to continue that analysis. Comment (Citizen): We are right next door and face the street, and our observation is that parking on that block is full a lot. Response (Applicant): What would be helpful is a 3rd-party to look at parking in the area. It is a very valid review for any project that is occurring downtown. We will continue to have this parking discussion. Comment (Citizen): I live across the street, and if you take a bird’s eye view of the area, most of the square footage in the area is asphalt or parking, but most of these lots are proprietary. There is an opportunity for a public-private partnership, and allow a more diverse use mix in the area. There is a lot of underutilized private asphalt in the area. Response (Applicant): We are in discussion with some nearby property owners that have these parking lots, but they want to know when the project is moving forward so we can work on agreements like that and make them viable. Question (Citizen): Will the parking spots along Mason Street stay there? Response (City): I don’t know if they will remain forever, but our understanding is that the parking changes made for MAX have been completed, so no further changes are planned at this time. Comment (Citizen): I like the building, but I’m not really happy when our building was built we were required to have a whole bunch of parking, and now this development isn’t providing much parking, so people could be utilizing our parking and we’re responsible for the maintenance. Our clients and N e i g h b o r h o o d M e e t i n g N o t e s - P a g e | 4 visitors are also having trouble accessing our own parking. We’re going to have to incur the expense of enforcement of our parking area. It seems unfair to be forced to build parking and other people come in and start to take it and externalize this issue onto nearby property owners. If you go into any restaurant, they have employees who need to be there all day that will have to park. 11 parking spaces will not be enough. If you take all the street parking spaces for this project, nobody else will have any. Question (Applicant): Which is your property? Response (Citizen): 215 West Magnolia. Response (Applicant): As we bring tenants into the building there is the opportunity with MAX and Mason Street -- the existing parking garage is only full 3 times a year and has available spaces. That’s a 5-minute ride or a short walk away. Comment/Question (Citizen): Since this won’t have enough parking, you’re going to tell tenants the have to park in this spot or take transit? Or can you tell us these other agreements you’re negotiating? Response (Applicant): Are you asking if we can require in our leases that tenants utilize off-street parking? The answer is yes. There are many businesses downtown that lease parking spaces from private parking areas or the parking structures and require tenants and employees to park there.. It makes these negotiations much easier if we have traction to have these discussions. Comment (Citizen): I would not like to see this project and its parking needs impacting nearby owners in a negative fashion. Comment (Citizen): When you build a big building, you’re going to cast a large shadow on the street, covering the drain. When we can’t have the sun shining where the drain is, we’re going to have ice flows and ice dams all the way up the street. Response (Applicant): We have a shadow analysis we can show you that demonstrates due to the smaller footprint of the building, the shadow and shading isn’t very prominent. Comment (Citizen): The building is so tall and it’s going to shade where the drain is. When the City plows the snow piles up in front and dams it and people can’t get into my building due to the standing/blocked water. Question (Citizen): Do you have a 100% commitment for all 7 stories? Response (Applicant): We do not have 100% commitment for tenants of all the floors. Many tenants want to see project approval from Planning & Zoning first. We have talked with several retail and restaurant owners, and have several that are interested, but no leases will be made until we know the building will be moved forward. Comment (Citizen): I am an owner in Parklane Towers, facing your building, and I bought specifically on the east side to see the prairie. Did I make a mistake and buy on the east with this going up? You should consider reducing the number of stories in the building as you don’t seem to have commitment for all of your space. I saw a City Council meeting there was a house larger than its area and it was appealed and City council backed the planning department as it was too large. Comment (Citizen): The 7 stories sticks out like a sore thumb. Right now the corridor has an open feel, and with the new improvements and landscaping it is giving it more of a park-like feel. 7 N e i g h b o r h o o d M e e t i n g N o t e s - P a g e | 5 stories right on the sidewalk seems unnecessary for this building and location -- maybe 4 or 5 stories maximum. Response (Applicant): We’re at a similar height of a 5-story building. Our ceiling heights are lower than other typical buildings. We are getting more floors in that same height. Response (Applicant): This development is at the forefront of some of the changes along Mason Street. The zoning of the area (block) allows up to 115 feet in height. If buildings go higher than 80’, the buildings are meant for the interior area of the block, but this area is downtown, an urban area. Other buildings could come in and be having these same discussions. From Mulberry up to Magnolia up and Olive along Mason Street is seen as a core that does not detract from the 2-3 story area of Old Town but gives an opportunity for 5-6-7 stories along the Mason Corridor. If you’re going to put these heights along Mason Street, you need to be thoughtful about where these structures go, with prominent corner buildings. An urban design principle is to have the taller buildings to anchor corners. Comment (Citizen): I believe parking is going to be a very big problem – it is already a problem now. I live at Parklane Tower, and even though this is going to obstruct my view. I bought with the intent of looking over Old Town and the prairie. When we have visitors or repairmen they always complain they cannot get a parking spot. We need on-street parking for our visitors; they have to go around and around looking. If we have these commercial units, you know people are not going to want to pay for parking; they’re going to get held up at Mulberry Street creating backups and congestion. If emergency personnel want to get through they won’t be able. There is already congestion there now, and with this being constructed there will be even more. We’re going to be backed up trying to get out of our underground parking. When I am trying to get into the parking garage, I have to wait because people are always backed up at Mulberry. There is not enough parking, and I talk to people in the south of Fort Collins and they don’t come to Old Town anymore to shop, because they can never get parking. I understand in the 80s you were only allowed to have 4 stories, and the law keeps changing, and we are getting the rough end of the deal. I don’t want to be looking out at a tall building. When trying to cross Mason Street now, your view is very obstructed. All of these vehicles coming down will be a major intersection problem; there will be many accidents there, especially if the new building goes in at the property line and with the proposed landscaping. Response (City): The City is currently studying parking in the Transit Oriented Development area right now; parking is a very complicated issue, and everyone understands that it’s a very large issue for the City as a whole. There’s as whole separate project looking at that. Question (Citizen): Can you talk about the height of that zone, and the transition? What was it prior to 2008? Response (City): Prior to 2004, this whole area west of downtown was in zoning that had a height limit of 12 stories or 168 feet. This included the Parklane Towers. There are many blocks and locations in this area where you could never have gotten the full 12 stories. What the City did in N e i g h b o r h o o d M e e t i n g N o t e s - P a g e | 6 2004-2006 was we ended up with a block-by-block map that lays out maximum heights on each block. This block has a maximum height of 115’ or 7-9 stories, but it comes with caveats. The caveats are descriptive, they aren’t specific numbers for height and setbacks. They are things to take There is a general agreement of up 4-6 stories up to 80’, but there’s more to it – there are certain parameters such as a 1-2 story base that defines the feel of the building along the sidewalk, and then above the base the building mass has to be reduced and set back further. If there are portions of a building that reach the maximum height, they would be more towards the interior of the block. Determining the height of this building is what the City staff is working on with the applicant team in the review process. Then the Planning and Zoning Board will make the decision. Comment (Citizen): I think we have a spreading problem, of buildings shooting up in height without any parking space. The City needs to have definite guidelines for buildings to have parking spaces within the corridor. Buildings need to have a way to take care of their users and needs. The building just being finished on Mason and Mulberry does not have parking space either. Response (Audience): That project does have some of its own parking. Response (City): Parking is a very complicated issue, how much do we devote downtown to parking lots? Response (Applicant): There is a chicken-and-egg problem. With these new, denser developments coming online, we want to encourage alternative transportation modes. We are happy to provide parking off-site for those we can control within the building. Because of the corridor and continued parking analysis, that there are still some 1 and 2 hr spots available. Question (Citizen): Are those 11 spaces purchased or lease, and if leased, how long is the lease? Response (Applicant): They are purchased; we bought the property. We can say we have 30 leased because we have could go out tomorrow and do that. Response (Applicant): There’s a clarification: the land is under contract to be purchased, scheduled to be close in about 6 weeks. Question (Citizen): How do your setbacks conform to the Downtown Plan? Response (Applicant): We’re a zero lot line development, meaning you can build to your property line. In the Downtown district, if you’re on a zero lot line, you either need to provide retail space or provide a landscape buffer. As the building steps up there should be a defined 1 to 2 story base. Then above this, the building has to recess back. No definition of what that is. On this specific project, the Magnolia face is 1.5 stepped back from Magnolia Street. As you move up, the upper floor steps back 3 feet (from the property line) and then the top floor steps back 8 feet from the property line. Question (Citizen): The parking lot at Magnolia, across the street, is that something that could still be developed? Next to Magnolia Lofts? They are at a lower height - will this ever fit into this corner at the proposed height? Response (City): This is the issue being reviewed, whether the height is going to work, whether it fits in, whether the setbacks are adequate. N e i g h b o r h o o d M e e t i n g N o t e s - P a g e | 7 Response (Audience): The parking lot on the other side of Magnolia is owned by First National, used by their employees for parking. Response (City): It could be built or developed. Comment (Citizen): I live down the street, and I watch people regularly using bikes or walking, and the intensity is off the scale right now. The overflow of cars is almost immeasurable and the stress on the flows. When I have to stop for pedestrians, people are honking, and it is very difficult to get across the street. That new development (Max Flats), if you go by numbers, he is way short for what is needed in the neighborhood. There are other projects that are minus spaces. This is impacting people out on the street and we’re the ones already living here. The shortcutting on parking is a disaster. It gets piled up. We have a major inflow of cars and they’re stressed out and distracted and all these backups at the major crossings. It is even throughout the day, not just at rush hour. Response (Applicant): We will be providing bike parking, both in the building and on-grade for tenants and any customers and clients as well. We hope to help influence our staff and clients to bike to our offices and meetings. Question (Citizen): If the project is built as proposed, I’ve only seen renderings of the north and east facades, what do the other two sides look like? Will there be any glazing, or is it just brick and stone on these other sides? Response (Applicant): There are no windows on those sides as it sits on the property line – this is a building code requirement, but the articulation on the building will be the same on all sides. You can build a 2-hour wall and the adjacent owner can build another 2 hour wall on his side and there is a 4-hour fire separation if you have two buildings touching each other. The mass and the windows and even the color change will be similar. We are also looking to do photovoltaic on the south side. Same window patterns but can’t see in or out of them. Same stone and materials used on all four sides. Comment (Citizen): It would be unfortunate to look at a plain, unarticulated building wall until some other nearby adjacent development connected with the wall. It could be 10 years, or a long time. Response (Applicant): Same building materials that are on the face, the same detailing. It will look like a historic building where the windows were filled in. It won’t be just a blank stucco wall. Comment (Citizen): I have looked at the Land Use Code, the underlying issue is that in most cities, there are minimum parking requirements and in Fort Collins there are in certain places no minimum required. This is what happened at the Summit project on College. It is cumulatively happening to our area in Old Town West. They are producing more use in this area than there is land to put parking on, so the parking customers are going into the residential neighborhood. The City in my view has a problem with no parking minimums. If you look at this location, this building is too tall and too massive for the small lot it is on, and in the context in which it sits. To the south you have 1-story buildings, to the west you have 1 and 2 story building, across the street you have 4 stories, and we also have some very historic N e i g h b o r h o o d M e e t i n g N o t e s - P a g e | 8 landmarks to the west of here. You have the Montezuma Fuller house nearby. It is a local, state and national landmark. I don’t believe this fits into the context of the neighborhood. I think it should come down to 4 stories to be comparable. The fact that Parklane Towers is a couple blocks over, doesn’t really speak to this neighborhood. You’re surrounded by much lower buildings. It is too tall and should be lowered. Question (Citizen): When will it go to P&Z? Response (City): Likely May 8, or June. It depends on the review that is going on and when we can get everything ready for the hearing. You will get a notice of the hearing when it’s confirmed. Comment (Citizen): I heard from some neighbors that we’re supposed to get a notice, but didn’t. I’ve heard those glitches have happened in the past, and it makes me think, is the City trying to pull something over us? My biggest issue isn’t with the developer or plan, but knowing can we really trust the City government. Comment (Citizen): Also notes not going out for people who sign-up at meetings. Response (City): There was an administrative problem with the list and mail labels. Bottom line is that everyone in the notification area will get a 2 week notice for a neighborhood meeting. Some people will just get a notice and a meeting 2 weeks later than others. Response (City): There was a neighbor who let us know there may have been a problem with the mailing as he saw the notice in the paper but didn’t receive a neighborhood meeting notice. That is why we did the second notice another neighborhood meeting in two weeks. Comment (Citizen): In Pura Vida, the notes never went out at the project. Response (City): We will send notes. Comment (Citizen): I don’t think you’re making the project tall enough. As I age, I want more services in a smaller area where I don’t have to take my car everywhere, so taller is better to fit more in an area. Response (Applicant): [Referring back to building drawings] The south elevation faces 415 Mason. They are dark-insets that will read like a window. There are physical setbacks and the same articulation picked up from the street-facing facades. Question (Citizen): Can you point out the 3 and 8 foot setbacks? Response (Applicant): (Pointing at visuals on the projector). It steps in 18 inches and then 36 inches and then another 8 feet at the top. The only thing that protrudes is the stair tower. The stair towers have to exit out to the public right-of-way. Comment (Citizen): I’m excited about the project. I live on Magnolia Street, and I would be thrilled to have a rooftop restaurant. I lived on Magnolia Street in 1967, and when Parklane Towers went in it was an outrage, and I feel like Parklane Towers right now is an eye-sore. N e i g h b o r h o o d M e e t i n g N o t e s - P a g e | 9 Comment (Citizen): I live next door to Magnolia Lofts, and it wasn’t there when I moved into the neighborhood, and I think the neighborhood and community feels it has added value. Justin Larson was the architect on that. I would say the previous building on the site was blighted, and I welcome this project and I welcome it because it is the first in what is a series of infill developments in what is an underutilized area with wasted asphalt. I think the future of the urban corridor of Mason depends on projects like this. Comment (Applicant Team): This will be the architect’s home and that is why there is a lot of thought and design going into the building; it’s an advertisement for what we do and we have great pride in it. We want to be a good neighbor and instill pride in the community. ==================================== Additional comments/questions written on notecards at the meeting, with some City responses to questions: Comment/Questions (Citizen): 1) Do you anticipate City parking relocation to change/evolve in a way that would further limit your parking? ) [City response: No further changes to street parking are planned or anticipated.] 2) Will there be equal amounts of glazing on the south and west sides of the building? Renderings I have seen make it look like solid brick or stone walls…that is not so nice to look at. Please consider glazing (fill it in when an adjacent building develops) [City response: This was addressed at the meeting – the proposal shows similar patterns and materials but no windows.] 3) Try again to buy the house to the west… expand your footprint… or build over the top of 415 parking? [City response: There is risk in speaking for the applicants but past conversations about this indicate that the owner of the house and 415 is not interested in selling, but is interested in coordinating possible future changes on those properties.] 4) In spite of the traffic study, I do hope for a traffic light/signal on Mason & Magnolia… it would help. [City response: Traffic signals are based on certain conditions that must exist in order to consider a signal, and those conditions do not currently exist. Also, characteristics of the whole system and pattern in the area, with closely spaced intersections, makes an additional signal particularly problematic even if conditions are met in the future to warrant consideration of changes.] Question (Citizen): How far away is the city parking garage? Where are VFLA’s 11 parking spaces? [City response. The Civic Center Garage is 3 ½ blocks north. The 11 proposed spaces are at 320 South Howes, across Magnolia St. from the site.] Question/Comment (Citizen): In your presentation you show architecture that has arches included (Union Station, Old Town Buildings, etc.) Lately, there are a lot of flat, rectangular-shaped buildings being built that are ugly. Your building is not ugly but it is flat and rectangular. Please consider N e i g h b o r h o o d M e e t i n g N o t e s - P a g e | 10 being an addition to architecture in Old Town and include roundness, arches a bit of curves instead of only rectangles (windows, cement blocks, etc.). Comment (Citizen): The parking situation is totally inadequate. I thought the 11 spaces was a misprint – why can’t the builder be responsible for providing adequate parking. [City response: Parking impact is an issue being considered in the development review process for this project as an aspect of general compatibility with the context of the surrounding area. The City does not have specific parking requirements commercial uses in this area. The larger question of whether the City SHOULD have specific requirements, is being studied currently in a separate effort.] Comment (Citizen): I love it! I have a master master’s degree (under Brian Dunbar). I live on Magnolia St in the 800 block and am excited to have a rooftop restaurant at the end of the street! Exciting to see a green wall. We need the density to provide the vitality we love about living in Old Town. It will also provide more riders for MAX. I would hate to see MAX fail because we didn’t allow the density to support it. Comment (Citizen): My suggestion is to talk to Otterbox because they have provided parking on all their properties plus they’re leasing hundreds of other spots on the corner of Meldrum/Mountain. Also to put another restaurant in this town might be a gamble! Thank you – and we want to be willing to work with you to be accommodating neighbors. Development Review Center 281 North College Avenue PO Box 580 Fort Collins, CO 80522-0580 970-221-6750 fcgov.com/DevelopmentReview NEIGHBORHOOD INFORMATION MEETING NOTES These notes capture questions, comments and ideas from the meeting but are not a verbatim transcript. PROJECT: Mason Street Sustainable Development DATE: April 14, 2014 PLANNER: Clark Mapes APPLICANT/ Vaught Frye Larson Architects (VFLA) OWNER: Justin Larson, Principal The meeting began with the Project Planner, Clark Mapes, giving an overview of the agenda and development review process for the project. The project is a Type 2 or Planning & Zoning Board project. The Planning & Zoning Board will be the decision-maker. Currently, it is anticipated the project will be going before the Planning & Zoning Board at their May 8th hearing. This is the second neighborhood meeting for the project due to an administrative glitch with the mailing notice labels coming in two batches. Question (Citizen): Where does our input go if we have a serious concern? Does that go to the Planning & Zoning Board? Response (City): Please share all concerns and comments, we will be capturing those tonight and these notes will go to the Planning & Zoning Board. Question (Citizen): What step of the process are we currently at? Response (City): After this neighborhood meeting, the City will receive the application submittal from the development team, and develop a staff report that will be presented to the Planning & Zoning Board who will make a decision about the project. This project is slightly different than the development review chart – we already have a development application that was submitted before the neighborhood meetings were scheduled because the project changed after it was submitted. The change was from a “Type 1 Review” (does not go before the Planning & Zoning Board and does not require a neighborhood meeting) to a “Type 2”, which does go to the Planning & Zoning Board and does require a neighborhood meeting. The change related to the way the number of stories are counted. Anything over 6 stories in this zone district goes to the Planning & Zoning Board; originally it had mezzanine levels that technically didn’t count as stories. N e i g h b o r h o o d M e e t i n g N o t e s - P a g e | 2 Applicant Presentation: This will be an owner-occupied building, over 50% occupied of the space is to be occupied by VFLA and Matt Hoeven -- we will be leasing spaces to ourselves. This will be our first project in the City of Fort Collins as an owner. We have a lot of pride in it and want something that looks good over a long period of time, that is easy to maintain, and that we're proud to have our name on. We aren't planning on developing the property and selling it in 2 years; we are here for the long-term and want to leave the City and neighborhood with something good. It has been fun to see how this part of town has changed over the years, and to see the transformation taking place and anticipating seeing this continue with MAX and the entire Mason Corridor. We were once on this site with our small office and are looking forward to being back, and what makes a neighborhood great is neighborhood involvement; very happy to see the turnout at this meeting. The property was purchased in 2007. The multiple blocks around here are zoned for 85’ to 115’ to 150’ feet in height, as they’re along a growth corridor and a Transit Oriented corridor. The idea for MAX was starting to show in 2007 and we thought it be worth investing in this area with the idea there is potential growth coming along – that was really what our minds were thinking. We had been in discussion with adjacent property owners about this site back in 2008 when the recession began and those discussions were put on hold. This project is coming back as the market has come back. The City’s Downtown Strategic Plan shows a general consensus for the area says of buildings up to 6 stories and 80' in height. The zoning allows for 115’ with conditions but we are not positioning to go to that full extent. Around the site there are other structures of similar height or taller including the Park Lane Towers, Key Bank Tower, Post Office, First National Tower, etc. The overall flow of existing buildings show several structures similar in height or taller than the proposal. When you look at the zoning character of these blocks -- when you look at the character and where the City is heading, we’re in line with that. We’re looking to create a 100 or 200 year building, something that will last a long time. Our first office was in the old post office building downtown, and when we were looking at character and timelessness of design, and something that would fit within this new transit corridor, we’re looking at the post office building, Union Station in Denver -- this is where we picked up some of our materials and articulation. It is very hard to get a computer rendering to deliver this articulation and feel. N e i g h b o r h o o d M e e t i n g N o t e s - P a g e | 3 Some of the walls of this building are actually on the property lines. The current zoning is zoned for a zero lot line if you’re providing retail or plazas. Along Mason Street it the upper portion steps back about a foot and a half and then more as you go higher from Magnolia. This starts to set the stage for a cornerstone at this corner of Mason & Magnolia. Question (Citizen): Are those windows on the west and south? Response (Applicant): No, because we are building on the property line, it’s a fire wall and windows are not allowed. We want to continue the character on all 4 sides of the building, but we can’t put physical windows in that wall. We’re doing precast stone and in that fire-rated assembly we are making it appear like a window. For the adjacent neighbors it appears like a window. We’re hoping on the south elevation there is space for PV panels. That is a mechanical energy efficiency goal for the building. On the east elevation, we’re working with CSU to make one of the first living green panels in Fort Collins. The building articulation comes from the Land Use Code, talking about how the building steps back, with the basic assumption of 5 to 6 stories and 85’ tall. We’re at 80’. We have an 11’ floor-to- floor ceiling height. This building has lower story heights than other typical buildings. It has the height of a 5 and a half story building. As the Land Use Code requires, we’re giving the building a heavy base and a cap or top treatment, with setbacks higher up. Wherever you see big parking lots, a future project may happen. We’re on a small corner. When they go to build, they’ll be looking at the same Land Use Code and dealing with these issues of setbacks, scale and articulation in a similar fashion to what we’re discussing. The tree just outside this building sits at 85’. The building is about 5’ shorter than the tree.(Showing picture of MAX performing test runs adjacent to the site from photographs). Retail will be on the bottom. VFLA on next floors, with office tenants above and then restaurant on the top level. Adjacent parking at 320 Howes will be providing 11 spaces for us. Currently we have no parking at our existing offices but lease 2 spaces in an adjacent lot. Those spaces we use for 2 office cars, which will be parked at 320 Howes. We have conducted a general parking study of the surrounding blocks. Generally, we’ve gone at 4 different times of the day to look at parking space availability. Overall, 50% of the parking is available for short-term parking. Long-term parking is available at the parking garage. There will be parking up and down all along the Mason Corridor that can provide parking for this facility. Permits are available from the City for the Civic Center garage. As MAX come online, we're fully committed to having our office parking needs leased at either City locations or Safeway (164 spaces in lower level – called the development company to discuss leasing options and it is open parking for everybody). A permit with the City costs at low as 18 on the roof of the parking structure and up to 30 on other levels. It sounds funny but we wish the City would raise their prices to make N e i g h b o r h o o d M e e t i n g N o t e s - P a g e | 4 other parking garages more viable. Anyway, it is very affordable currently. Those prices are per month. Most of our staff live within a mile and ride a bike or walk to office. 3 Staff members that live south are excited that they could park south and ride the MAX up to here. Want people to recognize there are options, and parking along the MAX corridor. One of the big challenges is to see who is going to ride MAX and what the picture looks like after MAX is up and running. Comments, Questions & Responses: Question (Citizen): On the parking study, you said at the other meeting you were going to continue the analysis, do you have the results? Response (Applicant): We continued our analysis by looking at parking on a Friday as requested. We looked at parking at 10:30 a.m., 1:00 p.m., 3:30 p.m. and 6:00 p.m. Response (Applicant): Looked at 1hr, 2hr and no limit parking. You can see the ebb and flow of the day (showing images/analysis on project). The boundaries we looked at were from Olive to Mulberry and Meldrum to College. Response (Applicant): Early in the day there are several long-term parking spaces open. Within 2 hr parking, there are even more open. 110 open parking spaces total within a block of the site. Question (Citizen): Is that during the time of day the restaurant is closed? Response (Applicant): That is before the restaurant opens. Response (Applicant): At 1:00 p.m. there are still open parking spots, but no spaces closer to the restaurant. 55 parking spaces available at 1:00 in the afternoon. Question (Citizen): Does that show how many were open in front of the Lofts at Magnolia? Response (Applicant): At 1:00 there were 2 open on one side and 6 open on the other side next to the Lofts at Magnolia. Question (Citizen): Did you do these counts just one time? Response (Applicant): We have done them twice so far. We had a recommendation to do it on a Friday in addition to our previous Thursday counts. Response (Applicant): Unless you’re in a car you don’t realize how many open spots there are. At 3:30 on a Friday, on this block space, there was only 1 car parked. Comment (Citizen): The restaurant opens at 5:00. Response (Applicant): At 6:30 the day spots go away and there are many open. More parking is open closer to Lucille’s as it isn’t open in the evenings. 74 total parking spaces were open at 6:30. Comment (Applicant): We have what we think of as 3 types of user groups. Those that work in the building. These people have parking and can use MAX, parking garages or walk/bike. We don’t know quite how many parking spaces to lease just yet as all of the office space is not fully leased. There will also be clients that will come to the office building. These are typically from 9-11am and from 1:30 or 2 to 4 pm. The other traffic would be either the retail shop, we don’t know what that will be yet, and what we hope to be a restaurant on the top floor. Both of those could end up being offices. N e i g h b o r h o o d M e e t i n g N o t e s - P a g e | 5 The restaurant traffic, not knowing their business plan, I would think their build of traffic would be lunchtime and evening, similar to 415. As a building these user groups balance out. Comment (Citizen): I see a reference to a Traffic Study. Response (Applicant): The Traffic Study looks at the impact the project will have on traffic flow around the development site, as opposed to actual parking spaces. Comment (Citizen): Currently the City doesn’t have any requirement to examine parking on this level. Response (Applicant): We’re doing the parking study to go above and beyond what is required and examine current conditions. Question (Citizen): The Traffic Study was for this project specifically? Response (Applicant): Yes. It looks at existing infrastructure and identifies if there needs to be a new traffic light, etc. The study said a traffic light was not needed. Comment (Applicant): Each floorplate of the building has a useable square footage of about 1,800 square feet. The occupancy load does not a large impact as other projects on larger sites would. On our 3 floors we will be taking, we will have up to 30 people. The next floor up is expected to have 8 to 10 people. Comment (Citizen): The lot line issue is my biggest concern. It sounds like this project is already a zero lot line development and that will not change. On future projects, like the one just built across from the Lincoln Center -- It’s an attractive building, but it would be better if it were set back more from the street. It feels like we’re being towered over with these new buildings. We need a warm, inviting community and not just being boxed in. Another example of this is the new development off Plum Street near campus. In future buildings, please consider more setbacks to give us more breathing room. Response (City): Zoning does recognize the character of this area as having a green edge to it. The way the zoning is worded, for everything west of Mason Street, there is a required landscape buffer. The requirement is descriptive, and not a specific distance measurement. We require this green edge, but we do say it can be as little as a planter and trellises along the building. That building across from the Lincoln center has it, there will be about an 8’ shrub area behind the sidewalk that’s just being finished now. Also, there is an exemption if it is for display-window space. And this development is proposing retail with display window space. Question (Citizen): With the windows and the interior of the building, will it have natural light? Will you have lot line windows? Response (Applicant): The building, because it is along the lot lines like the rest of the downtown environment, does not have true windows along lot lines where there could be future buildings. If you look at the Rio building, it has a building on the side of it – when they built that, they built it not knowing what would go next to it. The idea is that the intent in the building code is to allow our neighbors to build on their parcels of land and they will have a building wall to abut to. They N e i g h b o r h o o d M e e t i n g N o t e s - P a g e | 6 would connect to our building. Our exterior wall could become their interior wall. They could basically have that exposed in their building. As for windows, everything facing Magnolia and Mason is windows. We originally had more steel screening, but will be looking to control light from the east. 2/3 of the north wall would be glass, and almost the full east wall would be glass. Comment (Citizen): For the people who live on Howes and own property in Park Lane Towers, we’re going to be looking at the building and those blank walls. Response (Applicant): There will be some articulation in the building with different materials, including a stone façade for our neighbors, it will have texture to it. Comment (Citizen): You’re hoping to be able to buy the next door property. Response (Applicant): We tried to be buy that property. Comment (Citizen): I’m not in favor of anything that is too high and not in context. I think this is way too high. Response (Applicant): (Showing physical material samples) These are sample materials that will be used on the building and are a far cry from what I think of as a blank concrete wall. These are available for you to look at. With recesses, and casting shadows, it will represent itself as a stone building, not as a building with flat unarticulated building/walls. Question (Citizen): Will they be small squares like that or larger? Response (Applicant): Larger Question (Citizen): Are those going to be graffiti proof? Response (Applicant): They are acid-wash and help remove the graffiti. In terms of graffiti, this is better than stucco or brick. Comment (Citizen): I’m a property nearby, and can tell you you’ll get graffiti on the back side of the property. Response (Applicant): On the lower levels the building will have relief, so after any graffiti has been cleaned you don't see the mismatched colors. This will be a very attractive, multi-texture, multi-stone building. Comment (Citizen): I am going to be open my blinds in the morning and instead of seeing full Magnolia and full College I’ll be seeing this concrete building. Response (Applicant): You’re on the 10th floor so you will be above this building. You'll be looking at our green roof. Question (Citizen): What kind of roof? Response (Applicant): A green roof with plants/vegetation. Comment/Question (Citizen): The surface of your building looks a lot better than our building, but it’s 50 years old. We don’t own the property so we can’t tell you what to build on it, however; I am concerned about parking spaces. You said you only had 11? Response (Applicant): We only have 11 spaces were supply at 320 Howes Street currently, with the ability to lease additional spaces around the site. N e i g h b o r h o o d M e e t i n g N o t e s - P a g e | 7 Question (Applicant Team): Where will any staff members of yours be parking, will they park on the street? Response (Applicant): No, our staff will all have a MAX passes and not be parking on the street. For other user needs, we’re looking at the Civic Center Parking Garage – it has 124 parking permits available today. Question (Citizen): How much do they charge? Response (Applicant): They charge 18/month for those spaces on the roof. Response (Applicant): If there is an appropriate financial incentive, people will come along and build parking to relieve pressure on City Streets (referring to low rates at City parking garage). Right now there is reduced incentive to park in the garages with free on-street parking. Response (Applicant): Half of our staff live within a mile of this, so we walk or bike to work. The benefit we really value is that we have 2 office cars, and if you need to go to a meeting across town, you can use one of those office cars even if you biked to work. Response (Applicant): Over 60% of the population of Fort Collins lives within 1 mile of the MAX stops. We know it will take time for adoption, but little by little, more will walk/bike/or take the MAX downtown. Comment (Citizen): I can’t understand that, I drive down Timberline and there are 100's of homes that are going up. Comment (Citizen): I think the belief that people will walk/drive a mile to a MAX station isn't going to be supported in reality or pan out. My concern at Park Lane is with traffic flow along Howes and along Magnolia. A quick glance at that traffic study – I’d need to look at it more carefully, our underground parking garage, people are having trouble getting out to Howes due to the long length of the light at Mulberry and cars stacking at the light. In the past year it has become increasingly frequent I have to rely on people allowing us out of the garage. If there is an increase on Howes, that is what I’m really concerned about – people driving around trying to find those parking spaces. I’m not sure the traffic study is going to provide an answer. I suspect there will be more traffic with Max Flats coming online, as well as the new OtterBox building. I’m concerned about access to our underground garage. Response (City): Will follow-up with our traffic engineers. When they look at these studies, they look if this project will cause a problem, such as causing an intersection to fail to meet standards. They look at generation from this lot and the increment of difference. Question (Citizen): Can we talk to the traffic engineers, this seems like a failed process. It should look at the total of all of the development. This may be the way it works now, but maybe it shouldn’t work this way. Response (City): Will follow-up with the traffic engineers to talk about this. Comment (Citizen): We’d like to be involved with this discussion as well. Comment (Citizen): Our president of the association at Park Lane Towers is Jim Norman -- could help set up something. Comment (Citizen): Our concern is parking for our clients performing physical therapy, on crutches and Medicare crossing the street. Part of our job is to make them walk farther, but not across in the on-street environment. Is there any option to designate on-street parking, such as for medical N e i g h b o r h o o d M e e t i n g N o t e s - P a g e | 8 establishments? We're trying to provide local medical services so people aren’t having to drive over to PVH or other services outside or on the fringe of the community. Worried about those few spaces for clinic access. Can these spots be designated? Response (Citizen): There is one spot across on Magnolia that is designated for handicap. Response (City): This has never happened in the past, these are public spaces on the public street. The City is exploring a residential permit parking program and can inquire about it. Question (Citizen): Where are the 11 spaces you mentioned going? Response (Applicant): 320 Howes Street Question (Citizen): Are you purchasing or leasing? Response (Applicant): Purchasing Question (Citizen): That doesn’t always have to be a parking lot does it? You could develop it in the future and it doesn’t require parking does it? Response (Applicant): It would requires parking if its residential. Comment (Citizen): I have the other commercial space in the Lofts at Magnolia. If I understand correctly, there is no way to designate any parking for the commercial clients. My clients for the most part can walk and get themselves to the building. My faculty will park as far away as they need to. If there’s any way the physical therapy can get some designated parking that would be nice – I feel bad when I have to see them walking down Mason Street. Response (Applicant): We can continue to discuss; the 11 spaces we have will be mostly used in the day, we can talk about (shared) parking in the evening as the building continues to take shape. Comment (Citizen): Beautiful building – are the trees shown in all your drawings going to be that height? Response (Applicant): The two tree types are Honey Locust and Oaks. To be as realistic as possible we want to get the largest trees we can that can still be transplanted and be successful. The City has minimum requirements. Response (Applicant): At a minimum we’re going to put in 3’’ caliper, larger than 3’’ availability gets difficult. Transplanting in an urban environment is very stressful – the stress on the tree already is very difficult; we’d end up with not a great tree in the end. 5 years from now we'll be looking at what will be the tallest, healthiest tree we can get (new versus transplanting). Question (Citizen): The traffic study mentions there are garage parking spaces? Response (City): That traffic study is from the original submittal- the submittal has changed and those spaces are no longer proposed. Comment (Citizen): I own the property on the other side of Mulberry. The Dept. of Agriculture owns that building – there is zero parking over there during the day due to the building and students and we haven’t even had Max Flats move in yet. This study is useless not taking into account Max Flats and everything else that is going on in the area. On the alley between Mulberry and Myrtle I have to beg the City to come fill holes because so many cars go down the alley circling for parking. N e i g h b o r h o o d M e e t i n g N o t e s - P a g e | 9 There are all these buildings going in, and no one is paying for the improvements to deal with things like potholes. The traffic study doesn’t take into account who your tenants are. Response (Applicant): It does take into account the tenant mix. Commercial has a different impact from residential, and has a different tax structure. When you talk about potholes in roads, there is more of a tax base with commercial buildings than residential. Response (Applicant): I’ve heard a lot of people saying these new developments are not paying their share for infrastructure… Comment (Citizen): It’s not going to infrastructure. It took 4 years to get the City to lower the sidewalk that was uplifted by tree roots. This is an opportunity to get into the notes that all these developments and the traffic flow isn’t being realistically taken into consideration collectively. Response (City): Sidewalks are the responsibility of the property owners. Municipal code requires the property owner to maintain it in a safe manner. Comment (Citizen): It would be good to get the updated traffic study before it goes to the Planning & Zoning Board. The City has an equal responsibility to match what the infrastructure will support. Comment (Citizen): I don’t know of another building in Fort Collins that is this tall on a lot this size. I don’t really like that idea, because then if you’re building a large size building like Park Lane Towers or Max Flats, they’re allowed to put parking spaces underneath on the first floor or underneath, but you can't do the same for buildings on lots this size. Where is another building in town that’s like this? Response (Applicant): Canyon Place has the same frontage that we have. Comment (Citizen): I’m talking footprint of the building, not frontage. I’m looking for another building similar to this. Response (Applicant): if you take the ratio of footprint to height as Key Bank, we are fatter/wider than that. If you looked at the new World Trade Center, we are significantly fatter/wider than that. Question (Applicant): Would your rather have a long building that looks the same, or a skinny building that is unique from its adjacent property owners? Comment (Citizen): You already said they were building this building so they could put other buildings right next to it, so I don't think you can argue that. Response (Applicant): If we went back in time downtown, there are buildings that not sure if they were the first or the infill, that are about 18’ wide and 3 stories tall. Response (City): Staff has asked the same question and it’s something we’re still looking at in our review (building height/footprint). Response (Applicant): There are multiple small lots like ours as you move along the street, and it happens that we’re early in this process and recognize that this lot as Mason Corridor develops, as you look down the corridor, you’re going to have larger buildings stepping along the street. On those blocks as they develop, the bookends tend to be larger for urban design so you book end them – at the two ends of the block you have this scaled corner. We’re excited to be good neighbors architecturally, so down the road when there is a 6 story next to us it looks appropriate. Looking at the entire corridor. N e i g h b o r h o o d M e e t i n g N o t e s - P a g e | 10 Comment (Citizen): I think it’s a nice looking building. I think it’s a forward-looking situation. The town is growing and these developments are happening and this should set a good example of what a good building is. Response (Applicant): The growth that is happening – there are two options. Growth throughout the city, or you will bring density to one corridor that relieves the rest of Fort Collins to stay as it is. It provides density in a central corridor. Comment (Citizen): I personally don’t like the height of the building and when I think of the south walls ready for another building of that height – I don’t personally want to see a wall of tall buildings. I’m concerned about the effect it will have on the wind and the livability of the area. I’ve been to Europe and their building heights are mostly 4 or 5 stories. I’m concerned about the shadow cast by the building in the winter time. It will stop the melting on the street and it might create a hazard. The idea that we’re going to crowd this whole area with large buildings – I would prefer you not to build it so high. Response (Applicant): For all intents and purposes it is a 5 story building at 80’ tall. Response (Applicant): A shadow study/analysis has been completed for the building. Comment (Citizen): We’re trying to work with you as neighbors. You mentioned you want to be neighbors. I’m happy to hear you want to set a precedent. If you build at 80’, just like anyone they’re going to want to out-do you and go higher and higher. I think you should set a precedent with the building that to the south and west you have window-looking sides rather than just a wall of brick. I would like to see you set a precedent for 4 or 5 stories. My concern is that there are other places in the works; quite a complex on Meldrum and another on Howes. You also need to look at weekends and Lincoln Center events. There are 52 weekends a year with the potential for events, along with your proposed restaurant, and the neighborhood people having weekend guests. I’m not sure if you’ve talked with the Lincoln center to see how many events they have – they flood this area because they don’t have enough parking. With all these other developments in the work – how much can we saturate the area? I would like to see another meeting to try and inform our people and come here as good neighbors, but we feel this is being rushed and needs to have more thought given to it. Would like to suggest another meeting or meetings before May 8th. Response (Applicant): We're working with a client about doing a parking structure at Meldrum and Oak. Still in negotiations purchasing the land. They were looking at it with the City of Fort Collins. Looking at the big picture of downtown. Question (Citizen): Where is this? Response (Applicant): On the corner of Meldrum & Oak. Question (Citizen): It’s on hold – it’s not financially feasible? Comment (Citizen): I moved here from California in 2000 and grew up in a dense area. I want to paint this in a different picture. Right now we have a City committed to building along the Mason Street corridor and a group of local developers and businesses trying to do a local building and being very considerate. Too much pushback will local and quality developers will stop doing this and N e i g h b o r h o o d M e e t i n g N o t e s - P a g e | 11 sell it to a bigger developer who will put in a bigger building. You only push so hard that people like this being respectful of the community might quit or sell the land off to another developer. This is a symbolic building for the changes going on in our community and we shouldn't be forcing the considerate developers out of this so they have to sell to someone out of town who builds it and leaves and doesn't care for the community. Comment (Citizen): I’m really concerned about parking anywhere downtown. These spots are not going to handle all the developments that are going to go on. When you have buildings and no parking spaces we’re running into this more and more all the time. I can’t understand why the City allows a building not to have any spaces and we’re running out of place to park as a result. There are going to be no places for people to park. Question/Comment (Applicant): Why do people come downtown to shop at the cupboard? Because they offer parking spaces? My point is that what makes a downtown wonderful is that every time you walk 30’ you have a new experience/store/restaurant. I’m as guilty as everybody and want to park right up front, but the reality is I don’t like to shop on Harmony because I don’t get to experience lots of stores and excitement within 300'.. Comment (Citizen): The parking issue is only going to get worse. It’s a cumulative effect. Response (Applicant): If you go to City and County of Denver – no parking garages by the City. The City of Fort Collins is doing a good job investing in parking garages. Response (City): There is a larger conversation and parking study the City is performing with parking consultants under way right now. There isn’t going to be a magic-bullet answer but they are looking at potential solutions. Response (Applicant): The City of Fort Collins created the TOD overlay zone that didn’t require parking, as many cities have done. Comment (Citizen): But you do require bicycle parking. Response (Applicant): In 2016, funds will be at a payoff for the civic center parking garage. What does that mean? It could mean it funds dollars to go into another future garage. We couldn’t put a parking structure on this lot, but there are other sizeable lots that could facilitate other garages. I believe we’re at this uncomfortable stage of having enough growth to create a tax base to help fund investment in potholes but also investment in other things and the “bursting” part of getting other structure built. We’re setting the stage with that is going to be the next part of Fort Collins along Mason Street where there are transit and parking options. If it progresses, you’ll recognize the beauty of Old Town and the other things trickling down Mason Street as their own identity. You’re creating this as a community and the benefit is to let it grow – that time will happen what we invested in. Comment (Citizen): I want another parking structure. My complaint with your building is that I own a building and own a parking lot and can’t find a place to park when I come to work, as people who can't find on-street parking are parking in my private lot. I think we need another structure so there is plenty of parking to come to your place. Response (Citizen): Nola’s office has plenty of parking, but she still drives around the block to find illegal parkers to tow people away. We have to figure out how to legally tow people who are illegally parked. I’d love to be on the committee that’s doing the parking study. N e i g h b o r h o o d M e e t i n g N o t e s - P a g e | 12 Response (City): There actually is one magic bullet in city planning and urban design, and that is parking structures. The City knows this and it’s looking at a parking structure on the Mulberry Pool/Lincoln Center parking lot, but it takes years and coordination. Comment (Citizen): Before more properties get built as commercial buildings, something has to be allocated for parking. Question (Citizen): During construction, what is the expected impact on Mason? Response (Applicant): Will be getting permits from the City to close 2 parking spaces out here and lane closeure for construction on Magnolia. With our construction type, it will take a shorter amount of time. Complete structure up in about 2 months. The impact to our neighbors will be significantly less than a typical stick-frame building. Our materials manufactured and brought up and assembled every 3 days as another floor assembly. Park Lane will not be looking at scaffolding very long. Comment (Citizen): You don’t have to sell us on downtown – we live here. We have a reason to worry about what’s going on and appreciate your answers. We’re trying to get used to the growth that is going on, but we still have a few questions on how it’s going to occur. Response (Applicant): We appreciate that. Locally owned is important to us. Because we grew up here, because we plan on being here for a long time, we want the building to be something we're proud of – this is going to be our home. Question (Citizen): The lot you’re buying for parking – my vision tells me it is already being used for parking, is that true? Response (Applicant): I think there is some parking for the residents. There are typically 2 or 3 cars back there. Question (Citizen): So there’s not a net gain there? Response (Applicant): There may be some net gain as the office cars there will be parked in tandem. There is potential for more than 11. A great opportunity to tandem park vehicles. Comment (Citizen): My point was that it is already being used for some parking. If we continue on with a building this small and developers going up and down claiming parking spaces for their structures claiming spaces, this isn’t going to work long term. Response (Applicant): We believe our staff that live south of Drake will use the parking at the transit center and take the MAX, or have them use the parking structure at the Civic Center. Question (Citizen): At the other meeting there seemed to be some requirements for office leasers of the building? Response (Applicant): That commitment still stands. As building owners and occupants, we can require in leases for office users and staff (not clients) need to park in a designated spot or use transit, etc. Response (Applicant): As the traffic impact that you have even today is going to get reduced as MAX comes online. If you live close by, why would you drive downtown and deal with the issue? As MAX comes online, you’ll find residents who live in other areas will see they can ride the MAX over and not have to deal with the parking issue. N e i g h b o r h o o d M e e t i n g N o t e s - P a g e | 13 Comment (Citizen): At the last meeting I was at, we talked about parking and drove back to my office and there was an event at the Lincoln Center and there were cars jammed up all over the place. It seemed ironic to hear about no parking problem and then to see the problem firsthand. Response (Applicant): I think the Lincoln Center would also benefit from being able to use MAX to get people to events.