HomeMy WebLinkAboutOAKRIDGE CROSSING (AFFORDABLE SENIOR HOUSING) - PDP - PDP160009 - REPORTS - (33)1
Ryan Mounce
From: Sarah Burnett
Sent: Wednesday, June 17, 2015 11:27 AM
To: 'Walter Hunter'
Cc: Ryan Mounce
Subject: RE: Thank Your for Opportunity!
Mr. Hunter,
Thank you for providing your comments regarding the proposed Oakridge Senior Apartment in the two email messages
you sent on Saturday. I am including Ryan Mounce (the City Planner who will be coordinating the City’s review of this
project) in this response so that he is aware of your comments as well. Comments from the public are an important part
of the review process.
I hope you will be able to attend the neighborhood meeting on June 24, 6 p.m., at the Holiday Inn Express at 1426
Oakridge Drive. You may already have the full meeting notice, but, if not, here is the link to the notice:
http://www.fcgov.com/developmentreview/pdf/neighborhood‐
mtgs/oakridge_senior_apartments_neighborhood_mtg.pdf . Residents will have the opportunity to ask the developer
questions about their proposal, and provide comments to City staff and the developer at that time. In addition, written
comments provided to the City will be included in the package of information eventually provided to the Planning and
Zoning Board if/when the proposal proceeds to a public hearing. Members of the public may also provide their
comments in person to the Planning and Zoning Board when the proposal is reviewed by the Board.
There is a webpage that is updated weekly that would note if an application is submitted for the project, and also when
the proposal would be considered by the Planning and Zoning Board. It is available at
http://www.fcgov.com/developmentreview/weekreview.php . You can receive the same information in an email
message each Friday if you would like – either by entering your email address in the orange box in the upper right corner
of the webpage, or by letting me know and I can sign you up. In addition, either Ryan or I can help answer questions that
you might have about the review process and how you can participate.
Again, thank you for contacting me,
Sarah
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Sarah Burnett
City of Fort Collins
Neighborhood Development Review Liaison
970-224-6076
sburnett@fcgov.com
Your neighbors are connecting online. Have you joined NextDoor yet?
From: Walter Hunter [mailto:wehiah@gmail.com]
Sent: Saturday, June 13, 2015 12:07 PM
To: Sarah Burnett
Subject: Thank Your for Opportunity!
Hello Sarah:
2
Thank you for the opportunity to review the Proposal to Construct Oakridge Senior Apartments on the East side
of McMurry Ave, North of Innovation Drive.
As you know, the Mackenzie Place Retirement Cottages are located just west of McMurry. We live directly
west of the proposed construction - backing to McMurry. [unit A
Although we know that Fort Collins is motivated to build affordable senior apartments, and we endorse this
activity, we are concerned with respect to two apparent parts of the proposed plan:
1. The allowance of a four story structure close to McMurry. No other structure on McMurry is as tall
as four stories and we note that the H-C district limits residential units to three stories!
1
Ryan Mounce
From: Sarah Burnett
Sent: Wednesday, June 17, 2015 11:28 AM
To: Ryan Mounce
Cc: 'Walter Hunter'
Subject: RE: Automatic reply: Thank Your for Opportunity!
Ryan,
This is the continuation of Mr. Hunter’s email.
Sarah
From: Walter Hunter [mailto:wehiah@gmail.com]
Sent: Saturday, June 13, 2015 12:30 PM
To: Sarah Burnett
Subject: Re: Automatic reply: Thank Your for Opportunity!
Sorry, I do wish to continue my email.
We object to the proposed modification to allow a four story residential unit to be constructed on South
McMurry - west of McMurry and north of Innovation -
The construction of four stories would shade the back patios of all homes located on the west side and
McMurry, thus, significantly affecting the property values of these homes and lowering the enjoyment of use of
these living areas. It is important to note that the owners of these properties paid a premium price for the east
patio location and effectively the proposed property height would cancel the additional investment [value of
said property].
2. We are concerned about the distance of the propose senior apartments from McMurry Street itself. It
appears to be too close, therefore, further shading McMurry Street and, of course, the Mackenzie Cottages
located on the west side of McMurry.
We, as well as, our neighbors find the small businesses located north and east of Innovation/McMurry to be
readily congruent with our Mackenzie location and would prefer that the City Planner not allow the
modification to residential use to replace the previously approved employment use.
Sincerely, Walter and Irene Hunter, Unit A 8.
On Sat, Jun 13, 2015 at 12:07 PM, Sarah Burnett <SBurnett@fcgov.com> wrote:
Greetings,
I will be out of the office most of this week, and will be unable to respond to email. During regular business hours, you may contact
Melanie Clark at mclark@fcgov.com or 970-224-6046. She will be able to assist you or to reach a staff member who can assist you.
Thank you,
2
Sarah Burnett
Neighborhood Development Review Liaision
City of Fort Collins
970-224-6076
1
Ryan Mounce
From: Bob Peterson <rpeterson@Abd-ltd.com>
Sent: Thursday, June 25, 2015 8:45 AM
To: Ryan Mounce
Cc: Robert Beccard; RICHARD AUST; Bruce Hendee
Subject: 4600 McMurray Ave
Ryan,
First, sorry I was not able to attend last night's meeting on the proposed development at 4600 McMurray Ave.
I am a co-Owner/developer and sole owner occupant of the building directly to the east of the proposed site at
4803 Innovation Drive.
I have reviewed the documents for the proposal and I am opposed to the development as it is proposed.
Reasons:
1. The Oakridge Industrial Park is just that. I am aware of other proposed development proposal that have
been shot done previously and before they even got to this point who wanted to vary the usage
purpose. I believe that if this proposed development is approved it will put many burdens on the current
industrial park. Traffic, both auto and foot traffic. I am a senior, but the current industrial auto/truck
traffic does not see real safe for senior foot traffic of that size potential. I personally had a preliminary
residential use meeting with the city nearly 10 years ago on the same site and was told emphatically
"no". Perhaps the current developer has more $ & clout.
2. I am against the 4 story proposal, again, against the current usage guidelines. I am a builder myself
and I certainly get that with the 4th story, the project is more viable financially and also get the
attractiveness of potential "affordable" units available in Fort Collins, where unfortunately nothing is
really affordable anymore. But I also know that to make this proposal a reality just because it is labeled
affordable is wrong. I have walked away from many projects over the years because it is not
economically viable. The rest of the neighborhood should not be liable for making this project financially
feasible. I understand the developer commented last night that he could build a six-story building if he
wanted to???? Really, no that is an ego!
3. Parking change is unacceptable. This will cause any excess parking to be on McMurray Avenue adding
to the already great risk to pedestrians and the bike paths.
In conclusion, something needs to be built on the site, however that something should follow the same
guidelines that the rest of us who have developed in the area had to follow.
Thanks for listening and I sincerely hope logic and common sense rule here and the industrial park remains
industrial as intended. This is the last piece of an otherwise beautiful industrial area of Fort Collins.
Respectfully,
Bob D. Peterson
Bob Peterson, GMR, CAPS, CGP
President
2
NAHBR 2007 National Remodeler of the Year
CAHB 2008 Colorado Builder of the Year
2009 Northern Colorado Remodeler of the Year
2011 Chairman of National Association of Home Builders Remodelers Council
2013/2014 Colorado State Representative on NAHB Excutive Committee
2014 HBA Northern Colorado Chairman of the Board
2015 NAHB National Area Chairman
4803 Innovation Dr, Suite 1, Ft Collins, CO 80525
ph 970.225.2323, fax 970.225.2395, www.abd-ltd.com
Interior Design • Remodels • New Construction • Paint
1
Ryan Mounce
From: Bruce Hendee <b.hendee@comcast.net>
Sent: Thursday, June 25, 2015 11:54 AM
To: Ryan Mounce
Cc: Robert Beccard; RICHARD AUST; Bob Peterson
Subject: Re: 4600 McMurray Ave
Hi Ryan,
I am one of the building owners along at 4803 Innovation Dr. I also am an owner in an adjacent building at
1603 Oakridge Dr.
I struggle with this proposal for a couple of reasons:
1. This is a business park. The City inventory of available lands for business development has demonstrated that
available land for business is limited. This is a remaining infill parcel along Harmony specifically designated
within the Harmony Corridor Plan as Primary Employment. As you know the HC Zone District allows 25%
residential and is a bit vague on how it is achieved but, the intent is to preserve land for employment uses. I
think it would be appropriate to evaluate this proposal in the overall context of Oakridge as planned and see
how the uses calculate with respect to the percentage requirements of the HC Zone District.
When City Plan was developed there was an inventory for all of the various uses within the city limits and the
growth management area. City Plan plan attempted to balance zoning within the city to allow for a balanced
future for our community. At the time of City Plan , this parcel remained as an industrial/business use. Also,
many years ago when Oakridge Business Park was developed it had residential, commercial, retail, and
industrial uses as part of the PUD master plan. The Plan represented a good balance of uses. By and large
development has played out pretty well according to the plan.
In addition today there is little land left for small business along Harmony Road. Please keep in mind virtually
all of the remaining land along Harmony is comprised of large parcels, mostly owned by large corporations
such as UCH, HP, AVAGO, and MAVD. Their land for the most part does not allow for small businesses to
build offices except as they support the mission of their respective organizations. This is one of, if not the last,
available parcels that can be used for general small business development. The vast majority of business within
Fort Collins is comprised of small business of 10 or less employees so it is important to retain parcels such as
this one.
As you know McKenzie Place was approved by the Planning and Zoning Board. Frankly, this was puzzling.
McKenzie Place took a large chunk of the remaining available land for primary employment and turned it into
senior living. This approval was the second approved by P & Z for senior living in Oakridge on land originally
approved for business. The parcel now being proposed for more senior housing would, in essence, infill the last
remaining available parcel within Oakridge Business Park which had originally been zoned for business. I don’t
think this was appropriate in the first place and I hope P & Z does not consider the precedent established, as
being a mandate to continue down the course already established.
2. The property is located and entirely within land developed and surrounded by industrial/office uses. At least
with McKenzie Place there was some separation with streets. In this case the proposal proposal is right in the
middle of surrounding industry. As you know industry has large truck traffic, noises at all times of the day and
continuing operations that are disruptive to residential uses. The original Oakridge PUD developed during the
LDGS period separated residential to the south for precisely the reason of keeping residences out of impactful
2
areas. If P & Z approves this, I believe it is setting up a zoning enforcement issue with difficult problems
associated with noise, trash operations, and other normal considerations that go along with business. It also
introduces problems for already operating businesses adjacent to the site. Industry needs to operate and should
not be limited in operations due to adjacent senior residential.
I don’t believe this is an appropriate use for the property.
Thank you for your consideration of my comments.
Thanks,
Bruce
Bruce A. Hendee
2948 Skimmerhorn St.
Fort Collins, CO. 80526
b.hendee@comcast.net
(970) 227‐0834
On Jun 25, 2015, at 8:45 AM, Bob Peterson <rpeterson@abd-ltd.com> wrote:
Ryan,
First, sorry I was not able to attend last night's meeting on the proposed development at 4600
McMurray Ave.
I am a co-Owner/developer and sole owner occupant of the building directly to the east of the
proposed site at 4803 Innovation Drive.
I have reviewed the documents for the proposal and I am opposed to the development as it is
proposed. Reasons:
1. The Oakridge Industrial Park is just that. I am aware of other proposed development
proposal that have been shot done previously and before they even got to this point who
wanted to vary the usage purpose. I believe that if this proposed development is
approved it will put many burdens on the current industrial park. Traffic, both auto and
foot traffic. I am a senior, but the current industrial auto/truck traffic does not see real
safe for senior foot traffic of that size potential. I personally had a preliminary residential
use meeting with the city nearly 10 years ago on the same site and was told
emphatically "no". Perhaps the current developer has more $ & clout.
2. I am against the 4 story proposal, again, against the current usage guidelines. I am a
builder myself and I certainly get that with the 4th story, the project is more viable
financially and also get the attractiveness of potential "affordable" units available in Fort
Collins, where unfortunately nothing is really affordable anymore. But I also know that to
make this proposal a reality just because it is labeled affordable is wrong. I have walked
away from many projects over the years because it is not economically viable. The rest
of the neighborhood should not be liable for making this project financially feasible. I
understand the developer commented last night that he could build a six-story building if
he wanted to???? Really, no that is an ego!
3. Parking change is unacceptable. This will cause any excess parking to be on McMurray
Avenue adding to the already great risk to pedestrians and the bike paths.
3
In conclusion, something needs to be built on the site, however that something should follow the
same guidelines that the rest of us who have developed in the area had to follow.
Thanks for listening and I sincerely hope logic and common sense rule here and the industrial
park remains industrial as intended. This is the last piece of an otherwise beautiful industrial
area of Fort Collins.
Respectfully,
Bob D. Peterson
Bob Peterson, GMR, CAPS, CGP
President
<image001.jpg>
NAHBR 2007 National Remodeler of the Year
CAHB 2008 Colorado Builder of the Year
2009 Northern Colorado Remodeler of the Year
2011 Chairman of National Association of Home Builders Remodelers Council
2013/2014 Colorado State Representative on NAHB Excutive Committee
2014 HBA Northern Colorado Chairman of the Board
2015 NAHB National Area Chairman
4803 Innovation Dr, Suite 1, Ft Collins, CO 80525
ph 970.225.2323, fax 970.225.2395, www.abd-ltd.com
Interior Design • Remodels • New Construction • Paint
1
Ryan Mounce
From: Walter Hunter <wehiah@gmail.com>
Sent: Thursday, June 25, 2015 10:40 AM
To: Ryan Mounce
Subject: Formal Objections to Construction on MCMurry
Attachments: objection 2.docx
Please know that my wife, Irene, and I found the Proposed Construction....Meeting last evening
informative. The developer, and team, did a good job representing the proposed construction on South
McMurry.
I am attaching a more specific statement outlining our personal objections to the project.
Thank you for the opportunity!
Walter Hunter, Mackenzie Cottage A 8
1
Ryan Mounce
From: Carl Vlietstra <carl@mpoc-cottages.com>
Sent: Saturday, June 27, 2015 4:19 PM
To: Ryan Mounce
Subject: Oakridge Affordable Senior Housing
City of Fort Collins
Mr. Ryan Mounce – Fort Collins City Planner
281 N. College Ave.
Fort Collins, CO 80522
Dear Mr. Mounce
Thank you for organizing and facilitating the meeting of June 24. Much was learned by all of us neighbors of
the property in question. Thank you also for inviting our written comments and inputs.
Several aspects of the proposed construction are of major concern to the neighboring community; many of them
are already guarded against by the thoughtful planning and zoning restrictions of the City of Fort Collins. It is
imperative that these be adhered to and not allowed to be circumvented. Among them:
Residential buildings to be restricted to three stories as zoned. - Adjacent construction is mostly one story
with a few two story structures. Anything higher on the property in question would esthetically clash and detract
from the neighborhood values.
City parking space requirements as zoned are understood to be 1.5 spaces per one bedroom apartment and
1.75 spaces per two bedroom apartments. Based on these well thought out City requirements the proposed 126
units will need 197 parking spaces. Any deviation from that, and especially down to the proposed 99 spaces,
will incur major congestion problems on the site as well as undesirable long term street parking on McMurry
Ave. and likely on Pleasant Oak Dr. interfering with overload parking needs of MacKenzie Place and
potentially the movement of fire fighting equipment.
As stated on the City website, ”A development should be in alignment with our Community Vision” and
“Ensure consistent and high quality projects.” The proposed structure fails to meet these requirements as it will
detract from neighborhood values, especially property values of the MacKenzie Place individual cottages. This
would in turn lower property tax revenues for the City.
While the construction of tax payer funded Affordable Housing is a noble endeavor, it should be done in such a
way that it does not detract from the values of those funding it, i.e. the tax payer. Location is a big factor in this
and the proposal in question clashes badly with the demographics of the area. The population density would
increase dramatically for the entire neighborhood with numerous undesirable side effects such as noise, dogs
and traffic.
In view of each of the above, we strongly recommend that NO VARIANCES to the City zoning requirements
be given for this project.
Sincerely,
2
Carl Vlietstra – Board Member
MacKenzie Place Oakridge Condominium HOA.
4751 Pleasant Oak Dr A9
Fort Collins, 80525
Walter E Hunter
4751 Pleasant Oak Drive A8
Fort Collins, CO 80525
Mr. Ryan Mounce
City of Fort Collins,
Regarding: Proposed Senior Apartments on South McMurry
I would like to be more specific with respect to my personal objections to the
proposed construction.
1. Real property values in the area: Home values will be adversely affected
by tens of thousands of dollars per home. Thus, the accumulated wealth of
the several hundred home owners will be decreased by thousands of
dollars.
2. Increased entropy: Adding some 150 seniors – automobiles – dogs –
services - to the South McMurry area will sharply attenuate the quality of
life due to increased randomness
3. Architectural misfit: Both the size and the appearance of the proposed
construction is a significant misfit - not congruent with the present “park-
like” size and appearance of the existing small businesses.
4. Misappropriation of Federal Funds: Funds appropriated for Flood Relief
should not be diverted to other needs! Such divergence is, in my opinion,
blatant malpractice on the part of any agency – including the City of Fort
Collins.
5. Reduced property values in area: As property values are lowered, so will
the total tax revenue collected by the taxing authorities!
Please allow a personal comment: We, like the majority of the Mackenzie Place
Cottage Owners, have invested a major portion of our fiscal resources in our
home, with the assurance at this investment would be an emergency source of
dollars to fund end-of-life expenses. Therefore, any loss in the value of our
cottage reduces this vital resource. It is our hope that City Planners will not
approve this construction!
Sincerely,
1
Ryan Mounce
From: Robert Beccard <bob@aquaengineering.com>
Sent: Friday, June 26, 2015 8:37 AM
To: Ryan Mounce
Cc: Bob Peterson; Bruce Hendee; Richard Aust; Stephen Smith
Subject: Comments regarding 4600 McMurray Ave
Ryan:
I attended and spoke at the neighborhood meeting on June 24, 2015 so you should have these comments in your
notes. However, I wanted to email you these comments as well.
I am one of the building owners at 4803 Innovation Dr, Suite 3. We built our building in 1997 with the
understanding that is and was to be an industrial park.
I am against the proposed development for the following reasons:
1. Impact on existing business: The site plan shows a 4 story building within 20' of our property line. We
have large windows on the west side of our building that allow for views to the west and passive solar
gain in the winter. The proposed development will eliminate those amenities of our building and
negatively impact our property value. During the neighborhood meeting, a graphic was presented
showing a 90' shadow will be created by the proposed building. Although the architect discussed how
this impacts the proposed development he did not discuss how this impacts the existing neighboring
buildings. It is obvious that the developer has no concerns for those of us who already own property in
the industrial park.
2. Inappropriate use of the site: This is an industrial park. A residential development is not a compatible
use of the site. It appears that the developer is trying to shoehorn a building onto the site where it does
not fit. The modification for use as a residential should not be granted.
3. 4 Story Building: Modification for a 4 story building should not be granted. It will be completely out of
place with the existing 1 and 2 story buildings.
4. Parking: When we built our building we had to find ways to meet the parking requirements. So should
this developer.
There were many other comments made at the neighborhood meeting that I agree with that I won't bother
repeating here but all point to the fact that this is an industrial park and should remain such.
One note for future mailings, I signed the attendance list using the address of 4803 Innovation. Please send any
future mailings to:
Suite Water Oakridge, LLP
P.O. Box 1338
Fort Collins, CO 80522
Respectfully,
Bob Beccard
Robert W. Beccard, P.E. | President
bob@aquaengineering.com | 970.372.6104 direct
2
Aqua Engineering, Inc.
375 East Horsetooth Road, Bldg. 2-202
Fort Collins, CO 80525-3196
1
Ryan Mounce
From: Kristina Lorson <klorson@sitzman-mitchell.com>
Sent: Monday, June 29, 2015 5:38 PM
To: 'Wolfgang Becker'; Ryan Mounce
Cc: 'dan'; 'pat'; 'Vlietstra, Carl'
Subject: RE: Parking for Affordable Housing
Attachments: Oakridge Senior Apartments Proposed Project.pdf
Hi Wolfgang,
The spaces that are currently being used by the neighboring business are actually on the development site (1 full row of
stalls plus ½ of the other row – See attached referencing “existing spaces” and outline of development site). The vacant
lot owner granted permission for the 2 adjacent buildings to the North to allow for tenant parking on the vacant
lot. Along the way, they ended up installing asphalt for added convenience to their tenants, but those spaces do belong
to the development site. However, a cross‐easement agreement also exists that would allow for the businesses to park
on the development site, and the development site to park on the existing business lots (for 4700 McMurray and 1609
Oakridge). I do agree that the spaces are fully occupied on a daily basis, and should not be counted for exclusive use of
the proposed development. There is also an access easement to grant ingress/egress through to Oakridge Drive to the
North. When considering the secondary use, I believe it would be a prudent for Ryan to visit the properties during the
day to observe the typical business activities which take place in this industrial setting and consider the impact of
residential traffic (pedestrian foot/bicycle and vehicular) through the current business traffic from the position of the
business owners as well as from a residential use.
Kristina Lorson
Property Manager
Sitzman‐Mitchell & Co.
3500 JFK Parkway, Suite 220
Fort Collins, CO 80525
Phone (970)223‐5500
Fax (970)223‐5587
Email KLorson@Sitzman‐Mitchell.com
www.Sitzman‐Mitchell.com
From: Wolfgang Becker [mailto:wolfgang@mpoc‐cottages.com]
Sent: Monday, June 29, 2015 4:38 PM
To: Kristina Lorson; Ryan Mounce (rmounce@fcgov.com)
Cc: dan; pat; Vlietstra, Carl
Subject: Parking for Affordable Housing
Hi Kristina and Ryan,
I have checked the parking claims for the affordable senior housing development across from MacKenzie Place
Oakridge Condominium and, unless I am mistaken, the developers claims are false and misleading.
2
They claim 99 parking spaces when, by the city code, close to 200 are required. However, 35 out of 99 belong
to businesses to the north of the development and most of them were occupied earlier today. This leaves only 64
parking spaces by the new development or about 32% of the required total.
Arthur McDermott admitted during the Q&A session that they had some problems with parking at another
development and that they took pictures at night, when only 65% were occupied. Whom does he think he can
fool? I trust it is not the OBPA board or the City planners.
There is only one solution ... deny the request.
Thanks,
Wolfgang Becker
MPOC Home Owners Association
970-672-8836
wolfgang@mpoc-cottages.com
www.mpoc-cottages.com
1
Ryan Mounce
From: Wolfgang Becker <wolfgang@mpoc-cottages.com>
Sent: Monday, June 29, 2015 4:38 PM
To: Kristina Lorson; Ryan Mounce
Cc: dan; pat; Vlietstra, Carl
Subject: Parking for Affordable Housing
Hi Kristina and Ryan,
I have checked the parking claims for the affordable senior housing development across from MacKenzie Place
Oakridge Condominium and, unless I am mistaken, the developers claims are false and misleading.
They claim 99 parking spaces when, by the city code, close to 200 are required. However, 35 out of 99 belong
to businesses to the north of the development and most of them were occupied earlier today. This leaves only 64
parking spaces by the new development or about 32% of the required total.
Arthur McDermott admitted during the Q&A session that they had some problems with parking at another
development and that they took pictures at night, when only 65% were occupied. Whom does he think he can
fool? I trust it is not the OBPA board or the City planners.
There is only one solution ... deny the request.
Thanks,
Wolfgang Becker
MPOC Home Owners Association
970-672-8836
wolfgang@mpoc-cottages.com
www.mpoc-cottages.com
1
Ryan Mounce
From: Kristina Lorson <klorson@sitzman-mitchell.com>
Sent: Monday, June 29, 2015 10:36 AM
To: 'Wolfgang Becker'; Ryan Mounce
Cc: 'dan'; 'pat'; 'Vlietstra, Carl'; 'Wilson, Kieley'; 'Kathryn Bullington'
Subject: RE: My retirement
Hi Wolfgang,
Thank you for the email. I will forward it on to the Board.
Kristina Lorson
Property Manager
Sitzman‐Mitchell & Co.
3500 JFK Parkway, Suite 220
Fort Collins, CO 80525
Phone (970)223‐5500
Fax (970)223‐5587
Email KLorson@Sitzman‐Mitchell.com
www.Sitzman‐Mitchell.com
From: Wolfgang Becker [mailto:wolfgang@mpoc‐cottages.com]
Sent: Monday, June 29, 2015 10:17 AM
To: Kristina Lorson; Ryan Mounce (rmounce@fcgov.com)
Cc: dan; pat; Vlietstra, Carl; Wilson, Kieley; Kathryn Bullington
Subject: Re: My retirement
Hi Kristina and Ryan,
Here is an excerpt from an email I received from a MacKenzie Place Oakridge Condominium cottage owner.
Quote
June 29, 2015
Dear Wolfgang,
Before I express my feelings about this high rise apartment building, I would like to give you a little
background as to why I am so vehemently opposed to it. ... I was pleasantly surprised at just how peaceful
MacKenzie Place was, and the low amount of road traffic and noise back here on McMurray Ave.
Surprisingly, I got to enjoy the large amount of bicyclists traversing McMurray Ave. and just how many
families with young children are riding right along with them! It is sweet to see and realize these families can go
for a substantial bike ride without having to load their bikes onto the back of their vehicles and going to a park
somewhere! Fortunately, the traffic back there is pretty sparse compared to other streets; there is not parking on
both sides of the street as a rule, and the biking families have a safe amount of space to enjoy their outings. An
2
increase in traffic density back there (McMurray Ave) will increase noise,affect safety issues to both bikers and
walkers, not to mention the danger of opening your car door to get out and people are riding their bikes by at
that moment. Making turns will become more difficult and hazardous, vehicle noise will increase and
McMurray will change in character. This does not even address winter snow mitigation and the logistics of
plowing vs parked cars!
How is it that folks can come into a peaceful neighborhood and create such upheaval for their almighty dollars
without the tax paying residents having a say in protecting their "habitat" that they have been enjoying and
keeping in "peaceful tact" . They do not care about the integrity of our neighborhood, they are focused on the
bottom line and their own interests, only to leave us with the problems after they are gone!
Thanks for letting me vent on this issue....we have all worked hard in our younger days to be able to have a
peaceful environment in our retirement years and I feel strongly about us working as a team to continue this
life!
Sincerely,
....
Cottage A-7
Unquote
Thanks,
Wolfgang Becker
MPOC Home Owners Association
970-672-8836
wolfgang@mpoc-cottages.com
www.mpoc-cottages.com
1
Ryan Mounce
From: Bernie <bshafer@frii.com>
Sent: Wednesday, July 01, 2015 9:32 AM
To: KLorson@sitzman-mitchell.com
Cc: Ryan Mounce
Subject: McMurray Ave. Development Proposal
We live in the Oak Ridge 8th filing and have been here for 24 years. We are very concerned about the
proposed Senior living apartment proposal on McMurray as presently designed and in our opinion should only
go ahead with the following caveats:
1. The onsite parking requirements should remain in accord with the current city codes and not be
reduced. We have watched what happens when there is insufficient parking onsite which is what has
happened with the Columbine Rehab facility on Rule and Lemay. On many days there are literally scores of
cars parked on Wheaton because there is insufficient parking onsite. And with all the young children in the
Oak Ridge neighborhood, more on street parking poses an increased hazard.
2. We moved into our neighborhood in part because we were aware of and supported the employment
development zoning for the site where the senior apartments are now planned. We did not want to live in a
high density housing area and if we did, we would have chosen another area.
3. We don’t know what “urban style” design looks like exactly, but if it resembles the apartments on the west
side of South College that looks like a jumble of shipping containers piled on top of one another, we are
adamantly opposed. It would seriously detract from the look and feel of the Oak Ridge residential community
we now have and want to keep. A design more in keeping with the neighborhood architecture of the current
Oak Ridge community, including Mckenzie Place, should be mandatory.
Respectfully Submitted;
Bernie & Connie Shafer
1318 Red Oak Court
Fort Collins, CO 80525
1
Ryan Mounce
From: Douglas Hopton <dhopton@msn.com>
Sent: Tuesday, July 07, 2015 2:26 PM
To: Ryan Mounce
Cc: klorson@sitzman-mitchell.com; kwilson@associacolorado.com; Wolfgang Becker;
vlietstra@juno.com; pat@tritoncommunities.com; dan@tritoncommunities.com
Subject: Senior Apt. Project McMurry Ave
Hello Ryan: Thank you for holding the Neighborhood Meeting the other week at the Holiday Inn Express to
review the proposed senior affordable apartment project in the Oakridge Business Park Association. Given the
negative feedback received, the developer stated that its proposal would be redrafted and the project
redesigned. Please keep all neighboring entities informed when the next public meeting will be held. This
project is getting a lot of attention!
Although Fort Collins is in need of more affordable housing, this site and project does not seem
appropriate. For economic feasibility, at least three waivers from code would be required, as you recapped at
the meeting--height, density and parking. Without the 4th floor the developer said the project would not
work. With the 4th floor the parking is a mess and way below requirements. As submitted, the project seems
to be little more than a shoe horn into an inadequate lot which by itself is scheduled for an employment type
business, not a densely packed residential site. McMurry Ave for onstreet parking is out and the congestion at
Harmony and McMurry is not a senior friendly crossing.
It was also disturbing to hear that the project feasibility rests on receiving not only the waivers but also $1.7
million in disaster relief funds granted after the 2013 floods---which never touched Ft. Collins. Shameful to
take this amount of relief from those that really suffered and need it! The developer is obviously an
opportunist and sees a vacant property and the ability to garner several financial discounts, or subsidies, for the
project. Hopefully a more suitable site, perhaps one of the land banks of the city, can be found for affordable
housing.
Again, thank you for arranging the neighborhood meeting. I know all of us are looking forward to the next
one.
Douglas Hopton, 4751 Pleasant Oak Drive, Unit C74 Ft. Collins 80505
1
Ryan Mounce
From: rickwilsonrph@aol.com
Sent: Wednesday, July 15, 2015 1:38 PM
To: Ryan Mounce
Subject: re affordable housing proposal, McMurry Ave.
Ryan,
I believe there is a deep need in our community for all levels of quality senior housing. This project seems to be well
planned, funded and ready to proceed. Seems like a good opportunity for our community.
Thanks,
Rick
1
Ryan Mounce
From: Kristi & Tom Aberle <ktaberle@gmail.com>
Sent: Wednesday, March 23, 2016 8:07 AM
To: Ryan Mounce
Subject: Development Proposal on McMurry Avenue
Mr Mounce,
I received a forwarded email from a neighbor concerning the Development Proposal on McMurry Ave., and
would like to have my name added to your email list for that project. Please keep me informed about upcoming
meetings, etc.
The concern that I have would be the amount of parking available in the area. I don't believe street parking is
allowed along McMurry, as it has a bike lane, and is too narrow to accommodate parking also. We don't want a
situation to arise like the one at the Summit apartments by Prospect and College.
Thank you for your time.
Tom Aberle
970-225-2939
1
Ryan Mounce
From: Carl Vlietstra <carl@mpoc-cottages.com>
Sent: Wednesday, April 06, 2016 9:57 PM
To: Ryan Mounce
Subject: Re: McMurry Ave & Pleaseant Oak Dr Project Proposal Update
Dear Mr. Mounce,
Thank you for your message of March 22 last. I look forward to further details as they develop. Comments from
some of my neighbors give the gist of the proposal. Three stories in place of four is certainly a positive. Parking
space appears to still be a major problem.
A couple of items I find strange, the Developer last year indicated that the Federal funds were only available
until some date in the fall of 2015. How did these magically reappear a year later? Also, he had indicated that
four stories were needed to make the project economically feasible. Some more magic? Do we have a
credibility problem?
Sincerely,
Carl Vlietstra
On March 22, 2016 at 1:17 PM Ryan Mounce <RMounce@fcgov.com> wrote:
You are receiving this message because you attended the neighborhood meeting for the Oakridge Senior Apartments proposal
located near McMurry Avenue & Pleasant Oak Drive in June 2015, or provided written comments.
Dear Oakridge Neighbors,
A development application has been submitted to the City of Fort Collins for a mixed-use project
known as Oakridge Crossing, located at the intersection of Pleasant Oak Drive and McMurry
Avenue (across the street from MacKenzie Place). You may recall this site was the subject of a
neighborhood meeting last June at the Holiday Inn Express.
A yellow “Development Proposal Under Review” sign will be posted on the property within the
next several days indicating the City’s review of the development application. The project
applicants are planning a follow-up meeting to share information about the project in the coming
weeks. If you received a written notice for last year’s neighborhood meeting or signed-in and
provided a mailing address, you will receive another mailed notice approximately two weeks in
advance of the upcoming meeting.
2
Key changes to the development proposal from last June include the addition of office space
along McMurry Avenue and residential units above, creating a mixed-use building. The
proposed building height has also been reduced from 4-stories to 3-stories. Additional project
information will be available at the upcoming meeting.
If you have questions or comments regarding the development proposal or are looking for status
updates, I encourage you to contact me. Any written comments received are shared with the
project applicants and the decision maker for the proposal, the Planning and Zoning Board.
Regards,
Ryan Mounce
Planning Services
City of Fort Collins
970.224.6186 | rmounce@fcgov.com
1
Ryan Mounce
From: Patricia Friehauf <pfriehauf5@gmail.com>
Sent: Friday, April 08, 2016 10:44 AM
To: Ryan Mounce
Subject: Proposed Oakridge Crossing Project on McMurray
My only concern with the project on McMurray is that it be required to have sufficient parking
spaces on the property, rather than require residents or employees to park along McMurray.
The Columbine Rehabilitation Hospital built at the west end of our neighborhood was woefully
lacking in parking, requiring employees to park up and down Rule as well as along Wheaton Drive.
Thanks for taking residents' concerns into consideration.
Patricia Friehauf
1317 Red Oak Ct.
Fort Collins
1
Ryan Mounce
From: Douglas Hopton <dhopton@msn.com>
Sent: Wednesday, April 13, 2016 12:47 PM
To: Ryan Mounce
Cc: Pat Ferrier; klorson@sitzman-mitchell.com
Subject: RE: McMurry Ave & Pleaseant Oak Dr Project Proposal Update
Thanks for your heads up Ryan: I look forward to learning more about this project at the
forthcoming neighborhood
meeting. I will also alert our HOA Board of Directors, and also the management of MacKenzie Place.
At the June 2015 meeting, it was revealed that the project required waivers from City Codes regarding height,
parking, and density‐‐also, the zoning requirement for "employment" type business at this
location. Additionally, this site is squarely within the Business Park Association which has governing
documents and CCR's which need to be respected.
From information in your email and, in an article in the Coloradoan by Pat Ferrier, it is not clear how the
revised project overcomes these issues. Especially troubling was the inadequate parking slots allotted for the
number of apartments.
Questions that should be answered at the forthcoming neighborhood meeting include:
... Viability was earlier cited as requiring a 4th floor and 128 apartments‐‐and $1.7 million in disaster relief
funding granted by September, 2015‐‐not 2016. What assumptions are now made for occupancy and the split
in viability
between 1st floor commercial office space and the 110 apartments now proposed?
... Why are funds earmarked for the 2013 flood disaster still available for an unrelated project? Does this
smack
of "disaster capitalism" earlier reported in the Coloradoan"?
... What waivers are still required and what are the assumptions regarding parking‐‐not possible on McMurry
Ave. itself and with setbacks needed from this street? Is the developer still trying to shoehorn this project
into
inadequate acreage?
... What assurance is given to maintaining the affordable rents and how will the project be managed?
... What other senior, affordable housing projects has McDermott done, and where?
Has the neighborhood meeting been scheduled yet? Am sure it will be well attended. Thanks again
Douglas Hopton dhopton@msn.com
2
From: RMounce@fcgov.com
Subject: McMurry Ave & Pleaseant Oak Dr Project Proposal Update
Date: Tue, 22 Mar 2016 19:17:02 +0000
You are receiving this message because you attended the neighborhood meeting for the Oakridge Senior Apartments proposal located near
McMurry Avenue & Pleasant Oak Drive in June 2015, or provided written comments.
Dear Oakridge Neighbors,
A development application has been submitted to the City of Fort Collins for a mixed‐use project known as
Oakridge Crossing, located at the intersection of Pleasant Oak Drive and McMurry Avenue (across the street
from MacKenzie Place). You may recall this site was the subject of a neighborhood meeting last June at the
Holiday Inn Express.
A yellow “Development Proposal Under Review” sign will be posted on the property within the next several
days indicating the City’s review of the development application. The project applicants are planning a follow‐
up meeting to share information about the project in the coming weeks. If you received a written notice for
last year’s neighborhood meeting or signed‐in and provided a mailing address, you will receive another mailed
notice approximately two weeks in advance of the upcoming meeting.
Key changes to the development proposal from last June include the addition of office space along McMurry
Avenue and residential units above, creating a mixed‐use building. The proposed building height has also been
reduced from 4‐stories to 3‐stories. Additional project information will be available at the upcoming meeting.
If you have questions or comments regarding the development proposal or are looking for status updates, I
encourage you to contact me. Any written comments received are shared with the project applicants and the
decision maker for the proposal, the Planning and Zoning Board.
Regards,
Ryan Mounce
Planning Services
City of Fort Collins
970.224.6186 | rmounce@fcgov.com
1
Ryan Mounce
From: Bruce Hendee <b.hendee@comcast.net>
Sent: Thursday, April 14, 2016 12:23 PM
To: Ryan Mounce
Cc: Bob Peterson; Robert Beccard
Subject: Re: McMurry Ave & Pleaseant Oak Dr Project Proposal Update
Ryan,
Yesterday I went to the City Planning offices at 2PM for a meeting that had been placed on my calendar for
Oakridge Crossing. I must have been in error though because no one else appeared to be there waiting for the
meeting. I am therefore forwarding my comments via email on the proposed revision to Oakridge Crossing.
1. I have concerns which were the same as I mentioned the last time this project was reviewed. Specifically,
they are in regards to the proposal to build residential in an area that has long been established for business.
This particular location along the west side of McMurry has been established for business use for some time and
is surrounded on three sides by business uses. I believe the appropriate land use for this location is business
based on compatibility. Because it is has not yet been developed for business does not mean that it is an
inappropriate use. The applicant cites the importance of affordable housing in the community. I certainly agree
that affordable housing is a need however, because of the fixed urban growth boundary of the city, all uses,
whether residential or business take on added importance since the community is land locked. The City, through
the Structure Plan and Zoning Plan has established a mix of residential and business parcels for ultimate land
uses. In order for a residential use to be applicable here it is appropriate to understand the larger mix of
available land in the community for various uses.
2. The proposed mixed use plan of the applicant with 5,000SF of business use is less than the parcel would
accommodate were it to develop with even a single story office building. Even at an FAR of .2 a 7 acre site
could accommodate 60,000SF of business use.
3. The Harmony Corridor Plan specifies 75% primary employment and 25% secondary uses. MacKenzie Place,
hotels, retail and other secondary uses have become the predominant form of use in Oakridge which was
originally planned as a business park. While the Harmony Corridor Plan is admittedly out of date, the intention
of the plan which had substantial public input at the time of adoption, was to ensure adequate employment land.
My concern is the loss of this valuable infill parcel which is available for business, to yet another use which
does not preserve available land.
4. I understand the proposed requested modification to the parking standards. I take issue however with the
evidence being used to support lower parking standards. The study cited by Mr. Delich uses one case study in
Chicago as an ITE reference. This may or not be applicable based on the location and nature of the site in
Chicago. The additional references in Denver do have some merit. In doing a Google Earth review of these
properties they do appear to have fewer parking spaces than one would expect in a traditional apartment project.
However, I am not sure I agree with this particular project’s proposal for such a substantial reduction. Most
people that are 65-75 still drive and this project is located in a suburban setting in which driving is most
convenient. Granted, shopping is close by ( across Harmony) but it is dangerous for pedestrians to cross this
street and for someone concerned with safety, they are more likely to drive. I have asked the applicant if they
intend to provide a shuttle like with MacKenzie Place and at the time I asked, it was not their intention.
Regardless, if fewer parking spaces are permitted, the loss from 172 to 80 represents a reduction of 92 spaces
which seems like an excessive reduction.
5. The proposed architecture scale is better than the initial proposal. I would ask that materials be discussed. An
all EIFS style building would not fit the character of the business park. In accordance with City Standards, I
think their should be differentiation in materials rather than simply a color change.
2
Thank you for the opportunity to comment.
Bruce Hendee
b.hendee@comcast.net
(970) 227‐0834
On Mar 22, 2016, at 1:17 PM, Ryan Mounce <RMounce@fcgov.com> wrote:
You are receiving this message because you attended the neighborhood meeting for the Oakridge Senior Apartments proposal
located near McMurry Avenue & Pleasant Oak Drive in June 2015, or provided written comments.
Dear Oakridge Neighbors,
A development application has been submitted to the City of Fort Collins for a mixed‐use project known
as Oakridge Crossing, located at the intersection of Pleasant Oak Drive and McMurry Avenue (across the
street from MacKenzie Place). You may recall this site was the subject of a neighborhood meeting last
June at the Holiday Inn Express.
A yellow “Development Proposal Under Review” sign will be posted on the property within the next
several days indicating the City’s review of the development application. The project applicants are
planning a follow‐up meeting to share information about the project in the coming weeks. If you
received a written notice for last year’s neighborhood meeting or signed‐in and provided a mailing
address, you will receive another mailed notice approximately two weeks in advance of the upcoming
meeting.
Key changes to the development proposal from last June include the addition of office space along
McMurry Avenue and residential units above, creating a mixed‐use building. The proposed building
height has also been reduced from 4‐stories to 3‐stories. Additional project information will be available
at the upcoming meeting.
If you have questions or comments regarding the development proposal or are looking for status
updates, I encourage you to contact me. Any written comments received are shared with the project
applicants and the decision maker for the proposal, the Planning and Zoning Board.
Regards,
Ryan Mounce
Planning Services
City of Fort Collins
970.224.6186 | rmounce@fcgov.com
1
Ryan Mounce
From: Jason Holland
Sent: Monday, April 18, 2016 9:04 AM
To: 'Walter Hunter'
Cc: Ryan Mounce
Subject: RE: Regarding the proposed Low Income Housing at Oakwood
Walter, I have forwarded your message to Ryan Mounce.
Thanks,
Jason
Jason Holland, PLA | City Planner
City of Fort Collins
281 North College Avenue
Fort Collins, CO 80522
970.224.6126
jholland@fcgov.com
From: Walter Hunter [mailto:wehiah@gmail.com]
Sent: Friday, April 15, 2016 7:15 PM
To: Jason Holland
Subject: Regarding the proposed Low Income Housing at Oakwood
Dear Ryan:
As a neighbor - just across McMurry - we are gravely concerned with respect to the limited parking. With the
proposed retail space and the 110 senior apartments, the 88 spaces will force residents to seek street parking or
to an intrusion on the adjacent properties. Please note: The McMurry location almost demands access to an
automobile by residents in order to obtain their basic needs.
Walt and Irene Hunter, 4751 Pleasant Oak Dr. Unit A 8.
1
Ryan Mounce
From: Douglas Hopton <dhopton@msn.com>
Sent: Monday, April 18, 2016 10:44 AM
To: Ryan Mounce
Cc: klorson@sitzman-mitchell.com
Subject: FW: Oakridge Apartment Project
Attachments: Oakridge Crossing Neighborhood Meeting Letter.pdf
Morning Ryan: Thanks for the meeting notice. I have advised our HOA Board, MacKenzie Place
management, and
the Oakridge Business Park manager, Kristina Lorson. Please note the comments about the inadequate
parking
proposed by the developer‐‐below copy of email. If I misrepresent anything about the parking issue, please
let
me know. Thanks again. Douglas Hopton
From: dhopton@msn.com
To: klorson@sitzman‐mitchell.com
CC: carl@mpoc‐cottages.com; saundrabbrown@msn.com; pat@tritoncommunities.com;
sambonnell@liesurecare.com
Subject: Oakridge Apartment Project
Date: Mon, 18 Apr 2016 09:33:51 ‐0700
Morning Kristina: Here's the notice about the Neighborhood Meeting June 28. Assume you will alert the
Board of
the Oakridge Business Park Association. This project has inadequate parking (among other issues)
and apparently a waiver from parking code is being requested, with Planning's approval. As I understand it,
only 86 spaces are proposed for 110
apartment units and an unknown number of commercial offices. There is no parking on McMurry so
overflow re residents, visitors, service vehicles, etc. will park on nearest side street‐‐‐Pleasant Oak Dr‐‐in front
of
our HOA and MacKenzie Pl. This inadequate parking is in direct conflict with the Oakridge Business Park
regulations
as well as City Code. This is my biggest objection‐‐the project remains oversized for its available space.
Please make sure the Business Park Board is looking into this. Also, I assume the City knows about the
Business Parks
CC&R's. Regards Doug
From: RMounce@fcgov.com
Subject: Proposed Oakridge Crossing Project ‐ Upcoming Neighborhood Meeting
Date: Fri, 15 Apr 2016 20:21:38 +0000
2
Dear Oakridge Neighbors,
A follow‐up neighborhood meeting is planned for the Oakridge Crossing project located on the east side of
McMurry Avenue near the intersection with Pleasant Oak Drive. The meeting will take place on Thursday, April
28th from 7‐9pm at the Council Tree Covenant Church, 4825 S Lemay Ave. The meeting is an open house
format; please drop by at any time.
The project applicants will be present to discuss project details and design, and I will be in attendance to share
information on City codes and standards, the development review process, and to collect comments. A
summary of the meeting comments from the meeting will also be forwarded to the Planning & Zoning Board.
If you’re unable to attend the meeting or have comments or questions related to the project, please feel free
to contact me at the email or phone number listed below.
Additional project and meeting details can be found on the attached meeting notice, which is being mailed to
property owners near the project site. These notices should be arriving within the next day or two.
Regards,
Ryan Mounce
Planning Services
City of Fort Collins
970.224.6186 | rmounce@fcgov.com
1
Ryan Mounce
From: Carl Vlietstra <carl@mpoc-cottages.com>
Sent: Friday, April 29, 2016 3:27 PM
To: Ryan Mounce
Subject: Proposed Oakridge Crossing Project - Neighborhood Meeting of April 27
Mr. Ryan Mounce – City Planner,
Thank you for your availability at the meeting of April 27 and inviting our written comments and inputs. The
format was quite different from last year’s meeting; I sense that the developer learned from the latter and made
it a point to be more in control this time. Extensive handouts were made available, all carefully edited to
promote a positive message. Despite the questionable contents, I must admit that the proposal in general is an
improvement over last year’s.
Several aspects of the proposed construction are of major concern to the neighboring community; some of these
are already guarded against by the planning and zoning restrictions of the City of Fort Collins. It is imperative
that these be adhered to and not allowed to be circumvented. Among them:
City parking space requirements as zoned are understood to be 1.5 spaces per one bedroom apartment and
1.75 spaces per two bedroom apartments. Based on these well thought out City requirements the proposed 110
units will need 171 parking spaces plus an additional 13 for the proposed commercial space. Any deviation
from that, and especially down to the proposed 88 spaces, will incur major congestion problems on the site as
well as undesirable long term street parking on McMurry Ave. and Pleasant Oak Dr. interfering with overload
parking needs of MacKenzie Place and potentially the movement of fire fighting equipment.
Even if the car ownership averages and parking needs of other developments, as portrayed by the developer,
were taken at face value (remember that averages can be very misleading as they hide a high and a low), the
approximate 75% number cited by him would still equate to 171 x 75% = 128 plus the 13 commercial ones;
ergo 141 spaces. A long ways from 88.
As stated on the City website, ”A development should be in alignment with our Community Vision” and
“Ensure consistent and high quality projects.” The proposed structure fails to meet these requirements as the
adjacent construction is mostly one story with a few two story structures. Anything higher on the property in
question would esthetically clash. Furthermore, it will detract from the neighborhood values; especially
property values of the MacKenzie Place individual cottages. This would in turn lower property tax revenues for
the City.
While the construction of tax payer funded Affordable Housing is a noble endeavor, it should be done in such a
way that it does not detract from the values of those funding it, i.e. the tax payer. Location is a big factor in this
and the proposal in question clashes badly with the demographics of the area. The population density would
increase dramatically for the entire neighborhood, with numerous undesirable side effects such as noise, dogs
and traffic.
2
In view of each of the above, we strongly recommend that NO VARIANCES to the City zoning requirements
be given for this project.
Sincerely,
Carl Vlietstra - MacKenzie Place HOA.
4751 Pleasant Oak Dr A9, Fort Collins, 80525
1
Ryan Mounce
From: Diane Cohn <Diane.Cohn@lfsrm.org>
Sent: Monday, May 09, 2016 10:45 AM
To: Ryan Mounce
Cc: jon@atrainmarketing.com
Subject: Oakridge Crossing
Dear Mr. Mounce,
Lutheran Family Services, Older Adult & Caregiver Services (OACS) program supports wholeheartedly the construction of
Oakridge Crossing, the affordable senior housing community proposed in south Fort Collins.
OACS works directly with seniors and their families on common issues facing seniors as they age, which often includes
the need for housing transitions. Our grant‐funded care management program specifically works with low‐income
seniors to ensure they have appropriate support as their needs change.
Seniors with low incomes are more likely to rent than own their homes. OACS has seen an increase in the number of
seniors who have no retirement savings (nationally, it is over 50%, according to a recent GAO report), and are living on
fixed monthly social security incomes in the $700‐$1200/month range. As local market‐rate rents have risen
dramatically in the last year, we see more seniors who are not able to meet their basic needs of rent, food, medical
care/prescriptions, utilities, etc., as the gap between expenses and income grows. Time on waitlists for subsidized or
reduced‐rent housing has increased, and in the meantime seniors are living in less‐than‐ideal, and sometimes unsafe,
situations. Often these individuals have complicating medical issues such as diabetes, struggles with decreasing cognitive
abilities, and need for equipment such as oxygen or walkers. Those who cannot pay increases in rent can be evicted and
have very few options, and not enough time to find an alternative place to live. Additional housing options for low‐
income seniors in Fort Collins would be a tremendous relief to those of us struggling to assist these older clients.
Oakridge Crossing will assist our work by providing 110 new senior apartments with rents ranging between about $550‐
$750 per month. We know that in about 4 years, one in every five residents in Larimer County will be over the age of 65.
OACS has seen a significant increase in numbers of clients over the age of 80 in the last two years. It is crucial that we
have appropriate housing for all our local seniors, regardless of their income level.
Please help ensure this development project, and those like it, are not only supported, but encourage and
incentivized, by the city. Please let us know if you have any questions.
Warm regards,
Diane Cohn on behalf of Carri Ratazzi, Program Director
Older Adult and Caregiver Services
Lutheran Family Services Rocky Mountains
phone: 970‐232‐1180 or 303‐217‐5864
email: diane.cohn@lfsrm.org
Web: http://www.lfsrm.org/caregiver‐services
2
Providing quality and affordable Care Management and Counseling to older adults and families living in Northern and
Central Colorado
1
Ryan Mounce
From: Wolfgang Becker <wbecker@live.com>
Sent: Monday, May 16, 2016 5:22 PM
To: Ryan Mounce
Cc: cody.fullmer@bankofcolorado.com; dpalmer@palmerpropertiesco.com;
bkemp@floodpeterson.com; 'Carl Vlietstra'; 'Doug & Joan Hopton'
Subject: Oakridge Crossing
Attachments: 150620 Senior Housing.pdf; 2015 Comments.pdf
Hello Ryan,
Arthur A. Mcdermott wrote, among others, in an article published by the Colorado Real
Estate Journal about Zoning, subdivision and design controls, the following:
These controls, imposed by cities and counties, are a major deterrent to construction of more
affordable housing. Many zoning restrictions are outdated and don’t take into cosideration changes in
society. Local governments also control standards for infrastructure construction, which can be very
costly and are frequently required to be “overbuilt”.
A simple reduction in street width requirements, for example, would lower actual construction costs,
increase the supply of buildable land, reduce future maintenance costs and create a greater sense of
neighborhood. Design standards for water and sewer could be altered to lower costs. Allowing for
common trenching, smaller pipe diameters and nerrower easements would aid affordable housing.
Sidewalks could be allowed to just one side of the street.
Allowing for accessory dwelling units would also allow for more affordable housing.
These controls make Fort Collins one of the Nation’s best cities to live in, the Oakridge
Business Park a well maintained area and the MacKenzie Place neighborhood a top choice
for retirement. Please don’t change that for someone else’s profits by approving the
Oakridge Crossing (Affordable Senior Housing) project.
Changing a name from “Subsidized, Low Income Senior Housing” to “Oakridge Crossing
(Affordable Senior Housing)” does not change the facts.
However the number of stories has been reduced to three, but the parking problems still
remain. Excerpts of comments I received or were copied on after last year’s meeting are
summarized in the attached “2015 Comments.pdf”. Also attached is a copy of the letter sent
last year to the Executive Board of the Oakridge Business Park Association.
Thanks, Wolfgang
Wolfgang Becker
2
4751 Pleasant Oak Dr. C71
Fort Collins, CO 80525
970-672-8836
^^acK^nzie Tiace^ MacKenzie Place Oakridge Condominium
AittVi- N^'KU'/ t..)*f.M, II,
June 20, 2015
Messrs. Cody Fullmer, Jim Palmer, and Brett Kemp
Board of Directors
Oakridge Business Park Association
3030 S. College Ave. #200
Fort Collins, CO 80525
Ref.: Affordable Senior Apartment Housing
Gentlemen,
The Executive Board of the MacKenzie Place Condominium Inc home
owners association strongly recommends and asks you to deny the
approval of the generally known as :
"Subsidized, Low Income Senior Housing"
project, which has been suggested for the undeveloped area across
Mcmurray Ave from the MacKenzie Place neighborhood.
The developer's presentation is based on an outdated, about eight years
old aerial map. MacKenzie Place is a close to rented or built out
development with about 170 apartments and 80 cottages. Their residents'
affluent lifestyle and mandatory membership in a quality "Lifestyle
Membership Community" will be in stark contrast to the subsidized, low
income housing development for seniors.
Rent for subsidized, low income senior housing starts around $400 per
month. In contrast, low end rent at Mackenzie Place is about $4,000 per
month. These side by side communities with vastly different interests
MacKenzie Place Oakridge Condominium
4751 Pleasant Oak Drive
Fort Collins, Colorado 80525
Stephanie Freier - Community Manager
Colorado Association Services
1063 W Horsetooth Road - Suite 100
Fort Collins, Colorado 80526
Phone (970) 407-9990
^IMacK^rizie Tlacc^ MacKenzie Place Oakridge Condominium
and living arrangements will lead to dissatisfaction and frictions, property
devaluations, and a decline in present neighborhood appearance.
About 250/0 to 300/0 of MacKenzie Place's independent living residents
require walkers or wheelchairs and one should expect a similar number of
the new development's residents. Where do they go shopping? About a
mile to the shopping center across Harmony Rd? There is no other
transportation infrastructure close by.
Parking is always a problem. What appears to be ample parking space at
MacKenzie Place requires overflow parking on Oakridge Dr,
Pleasant Oak Dr and Macmurray Ave at times. This will also be the case
for the new development. Besides parking for the residents, they require
parking spaces for visiting relatives, caretakers, cleaning personnel, and
other service providers. Instead of reducing general parking requirements
... they should be increased.
Lastly, a four story structure at that location would not harmonize with
the adjacent single story structures.
Again, we respectfully ask that the new development request will not be
granted.
Sincerely,
The Executive Board
MacKenzie Place Condominium Inc
Wolfgang Becker
Secretary
MacKenzie Place Oakridge Condominium
4751 Pleasant Oak Ehive
Fort Collins, Colorado 80525
Stephanie Freier - Community Manager
Colorado Association Services
1063 W Horsetooth Road - Suite 100
Fort Collins, Colorado 80526
Phone (970) 407-9990
Relevant Comments from 2015
“Given the negative feedback received, the developer stated that its proposal would be
redrafted and the project redesigned.
Although Fort Collins is in need of more affordable housing, this site and project does not
seem appropriate. For economic feasibility, at least three waivers from code would be
required, as you recapped at the meeting--height, density and parking. Without the 4th floor
the developer said the project would not work. … the parking is a mess and way below
requirements. As submitted, the project seems to be little more than a shoe horn into an
inadequate lot which by itself is scheduled for an employment type business, not a densely
packed residential site. McMurry Ave for on street parking is out and the congestion at
Harmony and McMurry is not a senior friendly crossing.
It was also disturbing to hear that the project feasibility rests on receiving not only the
waivers but also $1.7 million in disaster relief funds granted after the 2013 floods---which
never touched Ft. Collins. Shameful to take this amount of relief from those that really
suffered and need it! The developer is obviously an opportunist and sees a vacant property
and the ability to garner several financial discounts, or subsidies, for the project.”
“I have checked the parking claims for the affordable senior housing development across
from MacKenzie Place Oakridge Condominium and, unless I am mistaken, the developers
claims are false and misleading.
They claim 99 parking spaces when, by the city code, close to 200 are required. However, 35
out of 99 belong to businesses to the north of the development and most of them were
occupied earlier today. This leaves only 64 parking spaces by the new development or about
32% of the required total.
Arthur McDermott admitted during the Q&A session that they had some problems with
parking at another development and that they took pictures at night, when only 65% were
occupied. Whom does he think he can fool? I trust it is not the OBPA board or the City
planners.
There is only one solution ... deny the request.”
“I had a nice chat with Cody Fullmer, Manager of the Bank of Colorado who, as you know,
was elected to the Business Park Board a few months ago. Cody is not adamantly opposed
to the idea of this project. His main objection is the parking--grossly inadequate by his own
experience with the Banks two properties.
Several aspects of the proposed construction are of major concern to the neighboring
community; many of them are already guarded against by the thoughtful planning and
zoning restrictions of the City of Fort Collins. It is imperative that these be adhered to and
not allowed to be circumvented. Among them:”
“The spaces that are currently being used by the neighboring business are actually on the
development site (1 full row of stalls plus ½ of the other row – See attached referencing
“existing spaces” and outline of development site). The vacant lot owner granted
permission for the 2 adjacent buildings to the North to allow for tenant parking on the
vacant lot. Along the way, they ended up installing asphalt for added convenience to their
tenants, but those spaces do belong to the development site. However, a cross-easement
agreement also exists that would allow for the businesses to park on the development site,
and the development site to park on the existing business lots (for 4700 McMurray and 1609
Oakridge). I do agree that the spaces are fully occupied on a daily basis, and should not be
counted for exclusive use of the proposed development.
There is also an access easement to grant ingress/egress through to Oakridge Drive to the
North. When considering the secondary use, I believe it would be a prudent for Ryan to
visit the properties during the day to observe the typical business activities which take place
in this industrial setting and consider the impact of residential traffic (pedestrian
foot/bicycle and vehicular) through the current business traffic from the position of the
business owners as well as from a residential use.”
“City parking space requirements as zoned are understood to be 1.5 spaces per one bedroom
apartment and 1.75 spaces per two bedroom apartments. Based on these well thought out
City requirements the proposed 126 units will need 197 parking spaces. Any deviation from
that, and especially down to the proposed 99 spaces, will incur major congestion problems
on the site as well as undesirable long term street parking on McMurry Ave. and likely on
Pleasant Oak Dr. interfering with overload parking needs of MacKenzie Place and
potentially the movement of fire fighting equipment.
As stated on the City website, ”A development should be in alignment with our
Community Vision” and “Ensure consistent and high quality projects.” The proposed
structure fails to meet these requirements as it will detract from neighborhood values,
especially property values of the MacKenzie Place individual cottages. This would in turn
lower property tax revenues for the City.
While the construction of tax payer funded Affordable Housing is a noble endeavor, it
should be done in such a way that it does not detract from the values of those funding it, i.e.
the tax payer. Location is a big factor in this and the proposal in question clashes badly with
the demographics of the area. The population density would increase dramatically for the
entire neighborhood with numerous undesirable side effects such as noise, dogs and traffic.
In view of each of the above, we strongly recommend that NO VARIANCES to the City
zoning requirements be given for this project.”
“Real property values in the area: Home values will be adversely affected by tens of
thousands of dollars per home. Thus, the accumulated wealth of the several hundred home
owners will be decreased by thousands of dollars.
Increased entropy: Adding some 150 seniors – automobiles – dogs – services - to the South
McMurry area will sharply attenuate the quality of life due to increased randomness
Architectural misfit: Both the size and the appearance of the proposed construction is a
significant misfit - not congruent with the present “park-like” size and appearance of the
existing small businesses.
Misappropriation of Federal Funds: Funds appropriated for Flood Relief should not be
diverted to other needs! Such divergence is, in my opinion, blatant malpractice on the part
of any agency – including the City of Fort Collins.
Reduced property values in area: As property values are lowered, so will the total tax
revenue collected by the taxing authorities!
Please allow a personal comment: We, like the majority of the Mackenzie Place Cottage
Owners, have invested a major portion of our fiscal resources in our home, with the
assurance at this investment would be an emergency source of dollars to fund end-of-life
expenses. Therefore, any loss in the value of our cottage reduces this vital resource. It is our
hope that City Planners will not approve this construction!”
“General Objections:
This proposed construction significantly changes the suburban character of the Oakridge
Neighborhood:
1.The moderate high rise construction and the proposed site plan, are simply not consistent
with existing construction in the Oakridge Neighborhood. [Construction would require the
change is present building codes for this area.]
2. The addition of more than 126 residents, and their vehicles and dogs, would nearly double
the present traffic and entropy of a normally quiet suburban neighborhood.
3. The proposed plan, as distributed, does not match the actual existing property sites and
may be misleading to the observers. [ie, distance from Streets, correspondence with existing
homes on the west side of McMurry.] Nor does the plan detail the architecture, or general
appearance of the proposed construction.
4. Location – Location – Location is the most significant factor in the value of real property.
The proposed construction will undoubtedly lower residential property values by millions
of dollars overall and thousands of dollars for individual owners of homes.
Specific Objections:
The writers own a home just across McMurry from the proposed development. As such, we
will be impacted more than most residents in the Oakridge Neighborhood:
1. We will be most directly impacted by the morning shade on our patio [This location was
selected at a premium cost because we cherish both flowers and outdoor access.]
2. In addition, the increased traffic and loss of privacy would present unanticipated
problems.
3. A Realtor friend has suggested that the value of our property will decrease by as much as
thirty percent if the proposed construction is allowed.”
"Subsidized Low Income Senior Housing"
“How much will this affect our property values? It will "tower" over our houses down
here!”
1
Ryan Mounce
From: pwindler@comcast.net
Sent: Monday, May 16, 2016 7:20 PM
To: Sarah Burnett; Ryan Mounce
Cc: pwindler@comcast.net
Subject: Oakridge Crossing Development Proposal
Hello,
I was recently out of town for the Oakridge Crossing Development Proposal public meeting.
However, in reading the letter describing the project,
it appears substantially similar to the last proposal a couple months ago, where I did attend the
meeting.
One of the fundamental issues with the last proposal was the lack of parking.
The new proposal does not address this serious flaw, with only 88 spaces for 110 units plus office
spaces.
I am irritated that such a similar proposal to the one which so many neighbors were against was even
under consideration.
It appears that the developer is merely trying to wear the public down through repeatedly trying nearly
identical proposals.
I strongly object to the proposal, and sincerely hope the city defends property rights of homeowners,
who will certainly see property devaluation if this development is allowed.
-Peter Windler
Adjacent homeowner
1436 Last Oak Court
970 556 5860
State Senator Member:
JOHN KEFALAS Local Government Committee
Colorado State Capitol Member:
200 E. Colfax Ave, Room 338 Capital Development Committee
Denver, CO 80203 Member:
Capitol: 303-866-4841 Health Insurance Exchange Oversight Committee
COLORADO
State Senate
State Capitol
Denver
May 25, 2016
To: Ryan Mounce, Planning Service, City of Fort Collins
Re: Letter of Support for Oakridge Crossing Senior Housing Development
Dear Ryan,
As a proponent of affordable housing, I am pleased that a new reduced-rent senior apartment community called
Oakridge Crossing has been proposed for McMurry Ave. near Oakridge Dr. in Fort Collins. This thoughtfully
planned mixed-use community would provide older adults on fixed incomes a safe, enjoyable lifestyle at a location
that gives them convenient access to services they need and community amenities they desire.
While Oakridge Crossing cannot by itself provide all of the affordable housing needed by the senior citizens in our
community, such a project helps move the dial in the right direction. In my opinion, approval of the project by the
City Council would set an example for the rest of our state and send a clear message that Fort Collins is truly
committed to social sustainability and advancing innovative solutions for meeting citizens’ needs.
I strongly support the development of much needed affordable senior housing in Fort Collins and urge you to
recommend City Council approval of Oakridge Crossing. Thank you for your consideration and for your good
works. If you have any questions, feel free to give me a call, and take care.
Sincerely,
John M. Kefalas
State Senator, Fort Collins (District 14)
720-254-7598 (c)
1
Ryan Mounce
From: Saundra B Brown <saundrabbrown@msn.com>
Sent: Thursday, May 26, 2016 8:47 PM
To: Sarah Burnett; Ryan Mounce
Cc: Saundra B Brown
Subject: Oakridge Crossing proposal
To Whom It May Concern,
I attended the Oakridge Crossing Neighborhood meeting 4/28/16. I have since done more research and would like to
share my opinion. The Oakridge Crossing should not be built on McMurray Street due to the lack of adequate parking
on the site. McMurray does not allow parking on the street even though the Developer was telling people at this
information meeting that McMurray allows parking. The street is designed with bike lanes not parking lanes. Also, the
Business Park is not a suitable area for Apartments.
Thank you for sharing this information with the Planning and Zoning Board.
Sincerely,
Saundra B Brown
1
Ryan Mounce
From: Walter Hunter <wehiah@gmail.com>
Sent: Friday, May 27, 2016 1:30 PM
To: Ryan Mounce
Subject: Re: Oakridge Crossing Project Update
Hi Ryan:
As a nearby neighbor, we are disappointed to learn that the Builder is now asking for a reduction in the number
of parking spaces at the proposed Oakridge Crossing development. As you know, most of the neighbors felt
that the original number of 88 was too few! Unless the developer has solid and objective evidence to support
the request for fewer spaces, we hope that the Planning and Zoning Board will deny the request.
Although we understand the need for senior housing, we are concerned about trying to "shoehorn" any
development inappropriately.
Walter and Irene Hunter, 4751 Pleasant Oak Drive, A 8, F.C., CO
On Fri, May 27, 2016 at 12:19 PM, Ryan Mounce <RMounce@fcgov.com> wrote:
You are receiving this message because you have attended neighborhood meetings or provided comments for the Oakridge Crossing
development proposal.
Dear Oakridge Neighbors,
I wanted to let you know the Oakridge Crossing proposal for office space and senior apartment units near the
intersection of McMurry Avenue and Pleasant Oak Drive has been scheduled for consideration by the Planning
& Zoning Board at their June hearing. The meeting will take place on Thursday, June 9th at 300 LaPorte Avenue
(City Hall), in Council Chambers, starting at 6:00p.m. If you own property within 1,000 feet of the development
site, you should also be receiving a mailed notice within the next several days. A copy of the notice is attached
to this email.
Elements of the proposal include:
Three-story building, containing ground floor office space along McMurry Avenue and 110 apartment
units for seniors age 65 and older
New site improvements for drainage areas, landscaping, parking lot, and plaza space
Installation of street trees and sidewalk along McMurry Avenue
2
Proposed vehicle parking spaces: 88
The proposal includes two requests for a Modification of Standard to the Land Use Code. The first modification
is for a reduction in the required amount of vehicle parking spaces, and the second modification requests the use
of land not accessible to the public to meet accessibility requirements for a park, central feature, or gathering
area.
At the public hearing, the Planning & Zoning Board will provide the opportunity for public comment and
testimony regarding the project. I anticipate a large number of individuals will attend the hearing and provide
comments, and the board may place time limits on the length of individual testimony. If you have a lot of
comments or information you would like to share with the board, or are unable to attend the public hearing, I
recommend providing me a letter or email prior to June 9th that I will pass directly to the board in advance for
their consideration. If you have previously sent me comments or feedback in written form, those comments
have already been included as part of the board’s information packet.
Preliminary agenda materials for the June hearing should be available this weekend on the Planning and Zoning
Board webpage. If you are unable to attend the hearing, you can also stream the meeting online from the
Cable14 webpage. If you have any questions about the project, the public hearing process, or have difficulty
accessing materials, please feel free to contact me.
Regards,
Ryan Mounce
Planning Services
City of Fort Collins
970.224.6186 | rmounce@fcgov.com
1
Ryan Mounce
From: DONALD BEARDSHEAR <donbeardshear@msn.com>
Sent: Friday, May 27, 2016 3:52 PM
To: Ryan Mounce
Cc: Don Beardshear
Subject: Re: Oakridge Business Park Covenants, Conditions & Restrictions
Ryan,
I read paragraph 2.6 of the Business Park Declaration of Covenants several times. I believe it does not support
the claim of the applicant that the detention pond is available for private gathering space. The reason I
believe this is because the Common Area described in paragraph 2.6 “shall mean those portions of the
Oakridge Business Park”. Even though the Oakridge Business Park Association owns 50% of the detention
pond (Tract A), the detention pond is not in the Oakridge Business Park. It is within the boundaries of
Oakridge Village VII PUD.
Thank you for submitting this comment to the Planning and Zoning Board for consideration.
/S/
Donald L Beardshear
President
Oakridge Village VII
Home Owners Association
From: Ryan Mounce
Sent: Friday, May 27, 2016 11:40 AM
To: donbeardshear@msn.com
Subject: Oakridge Business Park Covenants, Conditions & Restrictions
Hi Don,
Please find attached a copy of the Business Park Covenants and Restrictions document the applicants sent to me.
Thank you,
Ryan Mounce
Planning Services
City of Fort Collins
970.224.6186 | rmounce@fcgov.com
Mr. Ryan Mounce
City or Fort Collins Planning Dept.
281 N. College Ave
Fort Collins, CO 80522
Dear Mr. Mounce
I am so pleased to see that the McDermott Properties is planning to build well-planned, quality
affordable senior housing. There is a critical need in our area for this. The number of seniors in our
community is increasing rapidly, and affordable housing for those with low income has not kept pace
with the growth. Ft. Collins recently was designated an Age Friendly Community, so this development is
essential in providing housing for our older residents. The Oakridge Crossing project is ideal and meets
the criteria we want in affordable housing for seniors. It is long overdue, and it would be a disservice to
our community to deny their proposal. I am 100% in favor of it. Most of the current building is at the
expensive high end, so we need to support this kind of affordable housing. I urge planning and zoning
to approve this while the opportunity is there. We are fortunate that McDermott is willing to help with
our needs.
Marilyn Heller
4888 Glen Isle Drive
Loveland 80538
1
Ryan Mounce
From: Alice Caputo <gomollie@aol.com>
Sent: Sunday, May 29, 2016 9:16 PM
To: Ryan Mounce
Subject: Re: Oakridge Crossing Project Update
Thank you. I have to be away and will miss the hearing. I remain concerned about the project's density/ simply too large
for the space. Also, there is inadequate parking for the residents and the commercial space. I would favor reducing the
size of the project ‐ fewer apartments and less commercial space. It is simply too large for the space and it will cause
significant traffic and parking problems. Please consider scaling it back.
Thank you.
Alice and David Caputo
4751 Pleasant Oak Drive, B 38,
Fort Collins,
Co. 80525
Sent from my iPhone
On May 27, 2016, at 12:19 PM, Ryan Mounce <RMounce@fcgov.com> wrote:
You are receiving this message because you have attended neighborhood meetings or provided comments for the
Oakridge Crossing development proposal.
Dear Oakridge Neighbors,
I wanted to let you know the Oakridge Crossing proposal for office space and senior apartment units
near the intersection of McMurry Avenue and Pleasant Oak Drive has been scheduled for consideration
by the Planning & Zoning Board at their June hearing. The meeting will take place on Thursday, June 9th
at 300 LaPorte Avenue (City Hall), in Council Chambers, starting at 6:00p.m. If you own property within
1,000 feet of the development site, you should also be receiving a mailed notice within the next several
days. A copy of the notice is attached to this email.
Elements of the proposal include:
Three‐story building, containing ground floor office space along McMurry Avenue and 110
apartment units for seniors age 65 and older
New site improvements for drainage areas, landscaping, parking lot, and plaza space
Installation of street trees and sidewalk along McMurry Avenue
Proposed vehicle parking spaces: 88
The proposal includes two requests for a Modification of Standard to the Land Use Code. The first
modification is for a reduction in the required amount of vehicle parking spaces, and the second
modification requests the use of land not accessible to the public to meet accessibility requirements for
a park, central feature, or gathering area.
At the public hearing, the Planning & Zoning Board will provide the opportunity for public comment and
testimony regarding the project. I anticipate a large number of individuals will attend the hearing and
provide comments, and the board may place time limits on the length of individual testimony. If you
2
have a lot of comments or information you would like to share with the board, or are unable to attend
the public hearing, I recommend providing me a letter or email prior to June 9th that I will pass directly
to the board in advance for their consideration. If you have previously sent me comments or feedback in
written form, those comments have already been included as part of the board’s information packet.
Preliminary agenda materials for the June hearing should be available this weekend on the Planning and
Zoning Board webpage. If you are unable to attend the hearing, you can also stream the meeting online
from the Cable14 webpage. If you have any questions about the project, the public hearing process, or
have difficulty accessing materials, please feel free to contact me.
Regards,
Ryan Mounce
Planning Services
City of Fort Collins
970.224.6186 | rmounce@fcgov.com
<Oakridge Crossing P&Z Hearing Notice.pdf>
1
Ryan Mounce
From: Lynn Christy <lynn.christy@live.com>
Sent: Tuesday, May 31, 2016 12:36 PM
To: Ryan Mounce
Cc: Lynn Christy
Subject: Oakridge Crossing Public Input
Hello, Ryan,
My name is Lynn Christy, and I live in the Oakridge VII area in Fort Collins. Don Beardshear is our HOA
President, and I have been discussing the new Oakridge Crossing Low Income Senior development proposal
with him. I have a few concerns that I would like to pass on to you via email, as I will be unable to attend the
meeting on June 9th. It is my understanding that I can deliver public comment with this method.
I am concerned that the purpose for this development, a viable low income senior housing facility, contradicts
its design in a way which will be very detrimental to the future senior citizen residents. As currently designed, I
believe the developer is doing a huge disservice to the seniors that would end up living in his development. My
concerns are centered around what appears to be an urban development design that is ill-fitted for
the targeted property, a suburban Oakridge area.
To my point:
1. Required use of city transit:
Because the developer is stating that folks won't need/have their own automobiles, he is minimizing parking.
There will be 77 parking spots for 110 apartments. If we go with his logic, that means that many of the seniors
in this development will need to take the bus or walk. They are "low income" so I can't believe they will
continually be able to afford taxi or uber. The nearest bus stop is .4-.5 miles from the McMurry entrance to the
development (using google maps for all calculations to the bus stops just south of Safeway on Harmony
Road). So, in all forms of weather, rain, snow, cold, heat, the seniors will need to walk a 1/2 mile to the bus
stop for any and all services. Round trip walk = 1 mile.
2
The nearest walkable doctors' office is .7 miles away (Associates in Family Medicine), but it is unlikely they
will all be patients there, so that means the bus again when ill. Round trip=1.4 miles
The nearest grocery is Safeway. This store is .5 miles away if walking, 1 mile round trip. Shoppers from this
proposed development will need to carry groceries home for a 1/2 mile. This situation gets worse in the snow,
rain, heat, ice. Round trip = 1 mile.
This pedestrian requirement does not seem like a viable living situation for senior citizens, and certainly not for
any with physical ailments.
The safety of the walking route for these seniors to required services is also a concern. The Harmony
Road/McMurry crossing traverses a 6-lane, heavily travelled road, with a 45 mph speed limit. Are you aware
that in one of the past Poudre School District boundary changes, one of the proposed changes was to have the
children from Oakridge who were currently attending Werner Elementary (south of Harmony Road) be
switched to attend Kruse Elementary (north of Harmony Road)? The proposal was not pursued at length
because it was deemed too dangerous to have children crossing Harmony road twice/day to get to/from school.
This anecdote is to emphasize the point that the crossing at McMurry and Harmony is dangerous, as it is a 6-
lane, heavily travelled road, with a 45 mph speed limit. It will not be a safe situation for seniors any more than
it is for children, and especially those with physical issues.
2. Gathering Space and Density:
It is my understanding that to comply with city code, the developer reduced the original number of stories from
4 to 3, and included office space. In doing so, the number of apartment units was barely reduced. I believe the
numbers were 128 originally reduced to 110 unit. I also understand that the units were changed to many more
single occupancy apartments from multi-bedroom. This single-bedroom set-up is a very isolating situation for
seniors unless they have useful gathering places to socialize. I haven't seen plans, but I understand that the
private property gathering location is meant to be in a detention pond, outdoors, and not on the facility's
property. Do these seniors not have a facility/location to gather in their complex? If not, must they gather
outside at a location not even on their property? This solution is very isolating, does not address bad weather
(cold, icy, wet, heat), and does not accommodate those with difficulties in mobility.
This proposed development, Oakridge Crossing, appears poorly conceived to address the needs of those it is
being built for, senior citizens.
3
Thank you for allowing me to give input.
Sincerely,
Lynn Christy
1527 River Oak Drive
Fort Collins, Colorado 80525
June 2, 2016
Ryan Mounce
Planning Services
City of Fort Collins
I am a resident and homeowner in the Oakridge Village community. I am aware of the proposed
Oakridge Crossing proposal and attended the public open house on April 28th, 2016. I am very concerned
with the proposed development and hope the zoning change request be denied for the following
reasons:
1) The proposal is not consistent with the current zoning requirements nor is it consistent with the
Harmony Road Plan. When I moved into the neighborhood I thought the current light industrial
zoning would stay in place. Changing the zoning is inconsistent with the current businesses.
2) Parking in the proposed Oakridge Crossing is woefully under estimated. The overflow would
have to park along McMurry Street or in the MacKenzie Retirement Community.
3) Addition use of our HOA would compromise the current use. We pay some of the highest HOA
fees in Fort Collins. These new residents would add additional impact the use of our HOA. The
developer’s proposal to use the Oakridge detention pond as the development’s private
gathering space was done without asking our HOA for permission as co-owners and manager.
4) The proposal would add additional traffic on Harmony which is now extremely congested.
I certainly realize the need for affordable housing in Fort Collins, and am supportive of the City looking at
opportunities. Unfortunately this location will have negative impacts on our community and
neighborhood and I request the proposal be denied.
Sincerely,
/s/
Steve Ambrose
1
Ryan Mounce
From: Carl Smith <ftc80525@gmail.com>
Sent: Thursday, June 02, 2016 1:53 PM
To: Ryan Mounce
Subject: Oakridge Crossing proposal for office space and senior apartment units near the
intersection of McMurry Avenue and Pleasant Oak Drive
Ryan,
I live in Oakridge Filing 8 and am opposed to the two modifications to the Land Use Code.
The reduction in the required vehicle parking spaces will be a major traffic hazard on McMurry. The same
thing happened when Columbine put the senior units in at Rule and Lemay. Many days there are more than 65
cars parked on Rule and Wheaton. 88 spaces are inadequate for 110 apartments and office space. McMurry is
one of two access points from the North to the Oakridge subdivision and is used by both bicycles and cars,
parking on McMurry will be a hazard to both. Snow removal in the winter will also be hindered the same way
it is for the Columbine facility.
The modification for accessibility for a park is also inappropriate. The land not accessible to the public in
Oakridge Filing 7 is managed by that HOA but Oakridge Filing 8 pays half of the expenses for that open
area. Oakridge Crossing should not be allowed to use that property to meet their park requirement when our
filing is paying for the maintenance.
Carl Smith
970.225.8143
DOUG HUTCHINSON
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P II O X K : i) 70 482 - 1 5 I 0
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May 31,2016
Mr. Ryan Mounce
City of Fort Collins Planning Dept.
281 N. College Ave.
Fort Collins, CO 80522
Re: Oakridge Crossing
Dear Mr. Mounce:
1 am pleased to learn that an application to develop a new affordable senior housing
community called Oakridge Crossing has been submitted to the city. I plan to attend the
Hearing on June 9^'^ and will speak enthusiastically in favor of this much needed project.
During my three terms as mayor of Fort Collins, issues concerning seniors were major
concerns of mine—especially the complex challenge of affordable senior housing.
The lack of affordable housing in Fort Collins is well documented, and the problem does
pose special challenges for seniors on fixed incomes. Beyond that, safe communities
designed for seniors to live and retire are also becoming increasingly difficult to find.
Those wishing to downsize are often forced to stay in homes that are too large and
difficult to maintain, or worse, leave the area. Our aging population should not be an
afterthought. They provide countless benefits to our city through their wealth of
knowledge and experience. They mentor, advise and inspire us; and fill the ranks of
volunteers serving at schools, hospitals and non-profit organizations.
I believe that supporting our growing senior population is one of our strong community
values, and we should do everything we can to keep our senior citizens from leaving Fort
Collins. That includes building quality and affordable housing like Oakridge Crossing.
Doug Hutchinson
Mayor of Fort Collins 2005-2011
Mr. Ryan Mounce
City of Fort Collins
Planning Dept.
281 N. College Ave.
Fort Collins, CO 80522
Re: Oakridge Crossing
Dear Mr. Mounce,
I am writing in regard to Oakridge Crossing, the Mixed Use Community
containing affordable senior homes and commercial space that is proposed for
south Fort Collins. As a nonprofit organization located in the Oakridge Business
Park we welcome this project to our neighborhood.
The Oakridge Business Park is an ideal location for seniors as witnessed by
Mackenzie Place, which is just across the street from the Oakridge Crossing site.
Home prices and rents are at an all-time high, which is especially hard on aging
adults that must live on fixed incomes. Seniors are a critical and rapidly growing
component of our community and we must make sure there are places where
they can afford to live. This should not be too difficult for a city with a reputation
for finding innovative solutions to meeting citizens’ needs.
Oakridge Crossing is a senior housing community that will provide more than 100
apartments for older adults living on fixed incomes, and will include amenities
designed to provide a safe, comfortable, and affordable living environment. Most
importantly, rents will be quite a bit lower than for almost any other apartments
currently available in the city, and plans show that Oakridge Crossing is not
sacrificing quality to meet affordability.
The 5,000 square feet of commercial space included in this project is an added
benefit, and will foster job growth in the Harmony Corridor.
The Community Foundation is nonpartisan and we do not take positions on
political issues. However, speaking only for our 12-person staff who work in the
Oakridge Business Park, I can say that we would feel very comfortable
welcoming this development to the area.
Sincerely,
Ray Caraway, President
Community Foundation of Northern Colorado
June 2, 2016
Mr. Ryan Mounce
City of Fort Collins
Planning Department
281 N. College Avenue
Fort Collins, CO 80522
Re: Oakridge Crossing
Dear Mr. Mounce:
I’m writing this letter in support of the Oakridge Crossing development.
Fort Collins needs to plan for the future wave of older adults who will comprise a large
segment of our population. Everyday, for the past 4 years, 10,000 people in the United
States are turning 65. Fort Collins is not immune to this age wave. In fact, Fort Collins is
considered a highly regarded place to age – a university town, wonderful health care services,
great recreational opportunities, close to the mountains and the amenities of Denver, and a
wonderful aging services network.
I have been with Columbine Health Systems for the past 25 years. My daily work with older
adults and their families provides with me insight into the housing options needed for our
citizens as they age.
As our community is made up of diverse citizens, there is also the same diversity within older
adults. The housing options available to older adults must meet many levels of financial and
psychosocial needs. Housing options for older adults must also be available throughout all
parts of our community. Currently, our variable income senior housing is located primarily
in the north side of Fort Collins.
Oakridge Crossing location is situated near a grocery store, shopping, and restaurants. These
amenities are highly sought out for older adults when making housing choices. The Harmony
Campus and free-standing emergency room of UC Health, the Kaiser medical practice, and
the Banner Fort Collins Hospital are all located within a few miles of Oakridge Crossing. The
location is highly beneficial for older adults to age well and safely.
Fort Collins has always taken care to ensure all of its citizens have options to meet their needs.
Oakridge Crossing provides for a segment of older adults in a south location in our community.
Let’s not miss this opportunity to support the needs of older adults in Fort Collins.
Sincerely,
Yvonne D. Myers
Health Systems Director
Columbine Health Systems
802 West Drake Road, Suite 101 • Fort Collins, Colorado 80526 • Phone 970-482-0198 • Fax 970-482-9148 • www.columbinehealth.com
COLUMBINE HEALTH SYSTEMS
1
Ryan Mounce
From: Steph <smmrph@hotmail.com>
Sent: Monday, June 06, 2016 11:00 AM
To: Ryan Mounce
Subject: Concerns Regarding Oakridge Crossing Potential Development
Dear Mr. Mounce,
I am writing to you to express my concern with the potential development of Oakridge Crossing. I am a
resident of the Oakridge Village VII Neighborhood. My concerns with the development proposal as it currently
stands are;
1) The lack of off-street parking in relation to the potential number of residents.
- There is not street parking on McMurry in front of this potential development area. The curb in front of the
development is a bike lane which my family, including my young sons, use regularly to travel. The potential,
given the inadequate number of off-street parking spaces provided by the development, for illegal on-street
parking, blocking the bike lane, is significant. When cars park illegally on McMurry this forces bikers to move
into the traffic lane. This is not safe for the children in our neighborhood.
and
2) The use of our detention area as the "private gathering space" for the potential residents of this development.
- While this area is landscaped it is subject to significant flooding and cannot be regularly relied upon as a
gathering space. It also doesn't provide any shelter areas or bathroom facilities.
Please share my written concerns with the board prior to your meeting on June 9th.
Sincerely,
Stephanie M. Campbell
1620 River Oak Dr
Fort Collins, CO 80525
1
Ryan Mounce
From: Debbie Swann <debbie.swann24@gmail.com>
Sent: Monday, June 06, 2016 1:44 PM
To: Ryan Mounce
Subject: Oakridge Crossing
Dear Ryan Mounce,
I am writing in regards to the proposed development of Oakridge Crossing - Affordable Senior Housing just off
of McMurry Ave. in Fort Collins. As a resident of Oakridge, I am well aware of this location and know that
this development, as proposed, would have a severely negative impact on the current residents and businesses.
The most pressing issue, in my opinion, is parking for this complex. McDermott Properties has proposed that
this new apartment complex hold 110 units but only 88 parking spaces. Where do the other residents
go? Where do their friends and families go? What about the staff? While there may be some street parking, it
is not enough for the MINIMUM of 22 extra vehicles. Zoning rules dictate that this kind of facility offer 1.5
parking spots for each unit. McDermott is proposing only half of this. Is the overflow going to park on my
street and clutter up my neighborhood, making it unsafe for the kids to play on their own streets? Will residents
and guests be forced to park at the businesses next door? McMurry is currently a street where families go
walking and bike riding. School buses do their daily pick-ups and drop-offs on this street. I personally walk
from my home to the daycare on the corner of Oakridge and McMurry to pick up my young boys. The increase
of traffic, noise, and people will change this way of life. Zoning rules alone should be enough to prove the
parking accommodations are unacceptable, not to mention the negative impact on those of us that live in the
area.
The other troublesome item on the proposal is that of the "gathering space". It is my understanding that
McDermott Properties wants to utilize our HOA maintained green belt and park area in order to be compliant
with city rules. Will McDermott or the apartment residents chip in annually for the added maintenance
required? What kind of financial obligation will they have to maintain the park? Should they or their friends
and families misuse the area, who will hold them accountable? What is equally troubling is that McDermott
Properties is already boasting about this "Picnic Area w/Gas BBQ Grills" on their website. We do not have a
picnic area, only a couple small tables spread out along the green space. Nor do we have gas BBQ grills. To
mislead the community and prospective residents about the amenities they are supposedly providing is very
troubling. What else might they be lying about? (Their website also boasts about mountain views, which, in
my experience, are no where to be seen on McMurry.)
Believe me when I say that I understand that Fort Collins is in need of more affordable housing. I teach at CSU
and am constantly hearing students complain about the rising housing costs and know the same applies to
seniors on a fixed income. That being said, McDermott Properties cannot bend the city and zoning rules to suit
its needs and bottom line. The complex they are proposing is simply too big for the area. It does not and
cannot provide the spaces necessary for the residents without relying on other businesses' parking lots or nearby
neighborhood streets and our private, HOA park. We cannot set a precedent that a company can simply piggy-
back on established neighborhoods and private spaces in order to cram too many people into too tight of
spaces. Senior citizens deserve better. Fort Collins residents deserve better.
Thank you for taking the time to read my concerns. I hope you take them to heart as you evaluate the plans.
Sincerely,
2
Debbie Swann
1
Ryan Mounce
From: Rhys Christensen <rhys@rpcprop.com>
Sent: Monday, June 06, 2016 5:52 PM
To: Ryan Mounce
Subject: Senior housing proposal Oakridge
Ryan,
I am the owner of the Wolf Robotics building at 4600 Innovation. Having been in the real estate business for 30 years,
my opinion is that the proposed project is woefully under parked. There should be a minimum of 110 spaces for
residents and guests and at least 20 spaces for the 5100 SF office space.
Thanks,
Rhys Christensen, CCIM
2038 Vermont Drive
Fort Collins, Co. 80525.
1
Ryan Mounce
From: Eric Bloedorn <emb25@comcast.net>
Sent: Monday, June 06, 2016 7:37 PM
To: Ryan Mounce
Subject: Oakridge Crossing
This development is NOT welcomed by any of their neighbor's. It would make MCMurray extremely congested with
street parking because they don't provide enough spaces for their tenants as well as their staff. It would be an eyesore
as well as not conducive to our family neighborhood. The developers will tell you everything that you want to hear to
make it but I can tell you THEY won't be personally living next to it!
Thank you,
Abby Bloedorn
A Oakridge Family
Sent from my iPad
1
Ryan Mounce
From: Jeff Cross <j2cross1@gmail.com>
Sent: Tuesday, June 07, 2016 8:00 AM
To: Ryan Mounce
Subject: Oakridge Crossing
Good morning Ryan -
I hope to attend the hearing on the Oakridge Crossing project on Thursday evening but I thought it might be
best if I expressed my opposition to this development in an e-mail. I suspect there will more people at the
meeting who wish to speak than there will be time to hear them. My thought is that the very exceptions being
requested of the City to allow this development to go forward are the best evidence that the project is
inappropriate for this location.
Thank you for your consideration.
Best Regards,
Jeff Cross
President, Tuckaway, LLC
1101 Oak Park Drive, #101
Fort Collins, CO 80525
970-481-9410
1
Ryan Mounce
From: patrick.kimmitt@tobha.com
Sent: Tuesday, June 07, 2016 9:46 AM
To: Ryan Mounce
Subject: Feedback on proposed development Oakridge Crossing
Mr. Ryan Mounce, City Planner:
I am opposed to approving the development Oakridge Crossing because of the following reasons:
1. Cyclists along McMurray bike path face more safety risk with increased traffic and parking along McMurray,
which is now a dual‐use bike path/parking lane. Cars will block the bike lane when parked there.
2. Safety of children playing in the neighborhood with the potential increase of traffic volume
3. Safety at bus stops in the morning and afternoon with the increased traffic
4. Potential dog waste issues in the detention pond (pets allowed in this facility)
5. We will potentially see increased foot traffic in our neighborhood.
6. Wear and tear on our existing playground equipment, soccer posts, benches, etc. which is owned and
maintained by 7th filing (no financial support from 8th or Business Park for this)
7. Potential increased parking within our (7th filing) neighborhood streets when people come to use the area.
8. Potential financial impact to 7th filing (upkeep/maintenance/repair costs to amenities in the detention pond
area owned exclusively by 7th filing /insurance policy premium increase)
9. The design style does not blend in with the aesthetic/character of the homes in the neighborhood. It is in an
urban/contemporary style which does not blend with the traditional style and character of the homes in
Oakridge
I live in the neighborhood just south of this proposed development and I feel it will negatively impact the quality of life
for my family and neighbors if allowed to proceed. Please do not approve the development Oakridge Crossing.
Sincerely,
J. Patrick Kimmitt
1612 Redberry Ct
1
Ryan Mounce
From: Jason Reed <jreed@slrconsulting.com>
Sent: Tuesday, June 07, 2016 11:01 AM
To: Ryan Mounce
Cc: ksessions@gmail.com
Subject: Oakridge Crossing development
Ryan, I would like to submit the following questions and comments regarding the above‐referenced development and
meeting this Thursday, June 9, 2016. I will be unable to attend the meeting, so please consider this email as my formal
comments about the project.
I am a resident of the Oakridge Village 7th filing (1525 Redberry Ct.) and have the following questions and comments
about the two requested variances:
Variance to LUC 3.2.2(K)(1)(a):
i. The above‐referenced code would require 172 off street parking places for 110 units. The
proposal is for 80 off street parking units, or only 46% of the requirement. Is this type of
variance typical in Fort Collins? If so, examples of such development should be provided and
compared to this proposal.
b. It is unclear how a building could be built with less parking spaces than potential tenants. Will the rental
contract stipulate which tenants can have spaces and which tenants cannot?
c. Regarding the justifications of the proposed variance, the referenced study (Corcoran) is for
Chicago. The applicant also references their own studies in Denver. Neither study is applicable to the
city the size of Fort Collins, which likely has less public transport options than larger cities. Consistent
with comment (a)(i) above, local‐scale information for parking per unit should be used, or
collected. This Fort Collins‐specific information could be used to better plan for future developments
within the city.
d. As a resident of the area, the proximity to public transportation or trails will not preclude the need for
car ownership. What is the distance from the proposed site to the nearest bus stop? The use of trails
for senior population, outside of recreational use, is dubious.
e. McMurry has recently been repaved with the bike zone now adjacent to the curb/sidewalk thereby
eliminating 850’ of parallel parking space referenced in variance request.
f. In summary, the applicant seems to be relying on data from larger, metropolitan areas for the parking
per unit requirements. Most concerning is that there is no provided alternative if their assumptions are
not correct. An unplanned, overflow of vehicles will cause additional traffic, congestion and confusion
to the area. This could cause safety concerns, which is counter to LUC 3.2.2(A) which “is intended to
ensure that parking and circulation of all developments are well designed with regard to safety…” The
applicant’s reference to parking on McMurry (despite parking not being allowed or possible with the
bike lines) demonstrates the lack of planning with this regard.
Variance to LUC 4.26(D)(6):
a. The applicant should propose a variance to the 2 acre development requirement such that the on‐site
private ‘park’ (already proposed by the applicant) be sufficient to meet this LUC requirement. Access to
Tract A will thusly supplement the on‐site ‘park’ proposed by the applicant easing burden on existing
agreements and usage on Tract A. The applicant should also consider enhancing their proposed on‐site
‘park’ to better meet the needs of tenants and visitors, which will also reduce the burden on Tract
A. This effort could be less expensive than renegotiating the land‐management contracts for Tract A
(discussed below).
b. The applicant does not seem to be working fully in good‐faith with respect to the existing land‐
management contracts that exist between the three associations that hold title to the Tract
A. Currently, the Business Park Association does not have any full time tenants that would use the park
2
during non‐business hours. However, the applicant proposes to add 110 full time tenants to the
Association, thereby dramatically increasing the potential usage of the park. This additional park usage
has been proposed with no proposed changes to funding for park maintenance or recognition of liability
and insurance requirements. The significant change to the existing use of Tract A should trigger a review
of the existing contract and insurance policies held between the three parties, at the expense of the
Applicant. Please clarify the responsibilities of the Applicant to consider the impact to existing
agreements if the proposal is approved.
c. Tract A is not designed or maintained as a public park, thus access to it necessarily requires it is through
a private easement. Consistent with comment (b) above, the applicant should negotiate the terms of
the existing land‐management agreements with the existing parties.
Thank you for your consideration.
Jason Reed
Jason Reed, CCM
Senior Scientist
SLR International Corporation
Direct: 970-999-3970
Office: 970-494-0805
Email: jreed@slrconsulting.com
1612 Specht Point Road, Suite 119, Fort Collins, CO, 80525, United States
www.slrconsulting.com
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CAMBX1S
1
Ryan Mounce
From: Fred Stone <fred.stone@rocketmail.com>
Sent: Tuesday, June 07, 2016 12:05 PM
To: Ryan Mounce
Subject: Oak Ridge Crossing Development
Dear Mr. Mounce,
I am writing to express my concern about the Oak Ridge Crossing Development. After looking at the
proposal and discussing this development with my neighbors, I have several concerns.
1. The proposed parking space is inadequate for the number of tenants. I have been told that a
study has been conducted that supports the current plan, but a quick review of parking space
literature shows that no one has been able to accurately predict parking needs. As a researcher, I
have reviewed the parking literature and found not a single published study or even recommendation
with ratios of units to parking spaces that the Oak Ridge Development proposes. Most of the
recommendations are about 1.33 to 1.5 spaces per unit. My understanding is that the plan has about
.75 spaces per unit. This is significantly lower than any study I could find. A study may have been
conducted support this low ration, but one study is hardly convincing especially when it involves
estimations of the behavior of unknown tenants.
2. I have been told that the builder is assuming that the tenants will not have as many cars as other
apartment complexes. Frankly, this is unfounded, wishful thinking. The proposal is not a retirement
community, and while Fort Collins has some public transportation, it is far from being adequately for
exclusive use. Having a car in our city is essentially a necessity.
3. Anyone who goes by this property will see that the space will not be able to accommodate the
required number of cars. The space is not very big for the number of units the developer is
proposing.
In the end, my neighbors and I are worried that cars will be illegally parked on the thoroughfares and
in our housing area. This will only create more problems and animosity as we will complain about
the traffic and call the police regularly to issue citations.
I have one other concern. Zoning boards have an obligation to homeowners. I bought this house
assuming that the zoning board would enforce its own rules. If the rules can be routinely changed as
appears happens in Fort Collins, then private citizens are at the mercy of developers wishes to the
detriment of our property's value and the accompanying life style that we thought we were
purchasing.
I appreciate your consideration and hope that the zoning board will disapprove this development.
Sincerely,
Fred P. Stone
1
Ryan Mounce
From: Ells, Jason <jason.ells@cushwake.com>
Sent: Tuesday, June 07, 2016 4:30 PM
To: Ryan Mounce
Cc: Kristina Lorson (klorson@sitzman-mitchell.com)
Subject: Village Senior Cooperative Housing / 2800 Taft Hill Age Qualified Apartments
Attachments: 20160607094150465.pdf; 2800 Taft Hill.pdf
Ryan,
Attached is a neighborhood meeting notification I just received for another age restricted senior housing
development at the NE corner of Horsetooth & Stanford. As a matter of full disclosure, this is a parcel of land
that my office has listed, the seller is now under contract to sell to Real Estate Equities Development
(http://reedevelopment.com/). According to their website, REE has developed over 40 projects in a variety of
states, it would seem they would be a reliable source for information related to senior housing development.
Note the 87 parking spaces for 52 proposed units (1.67 spaces per unit). I spoke with this developer and asked
generally about the parking trend in senior housing in the various markets they have/are developing in, with
shared rides, zip cars, mass transit, etc. Their feedback was that many of their residents are coming into senior
housing projects from detached single-family houses, where the residents are used to having 2 vehicles per
household. They get many requests from residents for 2 parking spaces per unit, and have to temper their
residents to keep them happy with the ratio they build. They are able to make a <2/unit ratio work due in part to
alternative seasonal living (i.e. snowbirds going to AZ for the winter), but this is a far cry from the ratio
proposed at Oakridge Crossing.
Another project currently in the development process in the City is the site at 2800 Taft Hill Road (see
attached). This is another Age-Qualified apartment community being presented by an experienced senior
housing developer, and the parking they are proposing is 259 spaces for 170 units (1.52 spaces per unit).
I know staff has been studying parking ratios for senior housing projects, encouraged by the data presented by
the developer of the Oakridge Crossing project, which is proposing 88 parking spaces for 110 units + 5,100 SF
of commercial space (88 spaces total - 5 commercial spaces which is not sufficient, but apparently satisfies the
code = 83 residential or 0.75 spaces per unit at best).
I am curious about staff's findings and how the Oakridge Crossing project relates (or doesn't) to these other two
proposed senior housing projects with more than double the parking ratio of Oakridge Crossing. If these are not
reasonable comparisons to Oakridge Crossing please let me know, but they appear to be very similar concepts
the staff and P&Z would be considering.
Thank you.
Jason Ells, CCIM
Vice President
Direct: 970-267-7722
Mobile: 970-231-7513
Fax: 970-267-7419
2
jason.ells@cushwake.com
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1
Ryan Mounce
From: Dan Carter <dclydec@msn.com>
Sent: Tuesday, June 07, 2016 7:19 PM
To: Ryan Mounce
Subject: Oakridge Crossing development proposal
Dear Mr. Mounce,
I am writing this email to voice my opposition the the proposed Oakridge Crossing development proposal. I
am a property owner in the nearby Oakridge neighborhood and am very concerned about the impact this
development, if allowed, will have on local congestion and nearby property values. It seems apparent to me
that the developer is stretching the existing plan for this area to a point that I feel should not be allowed.
I am most concerned about the number of residences that are being proposed on this size site and the
resulting request for variance on parking. If this development is allowed I feel it will add a level of congestion
and crowding that the planning and zoning requirements are in place specifically to avoid. To allow such a
variance goes against the principle of having these requirements in the first place.
I appreciate your time to review my concerns and respectfully request that you consider them in the decision
making process.
Sincerely,
Dan Carter
1436 Silk Oak Drive
Fort Collins, CO 80525
970‐226‐0516
1
Ryan Mounce
From: T L GRIZZLE <tedlg@msn.com>
Sent: Tuesday, June 07, 2016 4:36 PM
To: Ryan Mounce
Subject: Oakridge Crossing Proposal
Dear Mr. Mounce,
This E‐Mail is to express strong opposition to the Oakridge Crossing project as currently proposed. As
proposed, the project requires major variances to Land Use Code requirements which, if allowed, would place
undue burdens on the surrounding business and residential areas.
1. Inadequate onsite parking. The developer’s plan only 88 on‐site parking spaces for 110 residential
units, plus their visitors, plus a few employees, plus service and repair contractors. This shortage of on‐
site parking will create a large overflow of vehicles onto the adjoining streets and business parking lots.
This increase in traffic and parking on neighborhood streets will:
a. Adversely impact the safety of children in the neighborhood due to increased traffic and strangers
parking in front of their homes.
b. Adversely impact the safety of children at school bus stops.
c. Violate the city parking rules regarding vehicles left on streets for multiple days without being
moved.
d. Require existing adjoining business who build adequate parking under the Land Use Code to
provide “free” parking for the new development. This seems unethical and unfair.
e. It should also be noted that McMurry, which borders the West side of the development, is now a no
parking street. Therefore, the entire overflow of vehicles will seek parking on neighborhood streets.
2. Proposed use of private land as a public park or gathering place. Currently, the detention pond/park
in Oakridge Village HOA 7th Filling is private land. We question the city’s right to declare this private
land to be a public park. Additionally, public use of the area would;
a. Increase insurance costs with the potential increased liability and land use.
b. Increase wear and tear on existing playground equipment and maintenance cost of the area with
increased foot traffic.
c. Potentially financially impact the 7th Filling (upkeep/maintenance/repair cost)
3. Other Objections:
a. The design style of the project does not blend in with the traditional aesthetic/character of the
homes in the neighborhood.
While we agree this project has a worthy objective, it should be reduced in size to fit the space
selected without the need for Land Use Code variances. Thanks for your careful consideration of these
negative impacts on the quality of the existing neighborhoods.
Sincerely,
2
Ted and Murlene Grizzle
Oakridge Village
Sent from Windows Mail
June 7, 2016
Dear Mr. Ryan Mounce and the City of Fort Collins Planning and Zoning Department,
I’m writing this letter because I support the development of Oakridge Crossing, which I view as a much needed, new kind
of senior housing.
Senior citizens are important to our community and their health and welfare should be priorities for us all.
As a city that prides itself for innovation and enjoys consistent recognition as one of the best places in the nation for
seniors to retire, Fort Collins has the opportunity to redefine how seniors live and thrive.
Oakridge Crossing’s plans offer not just housing, but also community. Including a number of lifestyle amenities such as a
library, fitness center, game room, and a community kitchen, residents will be able to enjoy gatherings that foster a sense
of community and belonging. Providing opportunities for social interaction is vital because many seniors feel become
isolated as their lives and social network change. And it is often reported that loneliness is linked to physical and mental
health problems like high blood pressure, long-term illness, and depression.
As a provider of the Program of All-Inclusive Care for the Elderly (PACE), we at InnovAge are committed to giving seniors
the chance to “age in place” – remaining active contributors to our community in late adulthood. Health care is one of the
most important components to making this vision a reality; yet without stable, affordable and quality housing, health care
can only go so far. Oakridge Crossing is essential to ensure that our “Choice City” offers a sustainable choice for
affordable housing to our community’s seniors.
It is our entire community’s responsibility to do more to help our seniors live happy, healthy lives. I feel that Oakridge
Crossing and more community’s like it are a great next step to building the infrastructure we need.
Sincerely,
Emily Dawson Petersen
Center Director
InnovAge Greater Colorado PACE - North
1
Ryan Mounce
From: Brad Bischoff <Brad@bdbischoff.com>
Sent: Wednesday, June 08, 2016 10:45 AM
To: Ryan Mounce
Cc: Marty Thomas; Lorson, Kristina; Eric Markley; Lowell Volk; Brad Bischoff
Subject: Oakridge Crossing
Dear Mr Mounce,
I am the owner of 1/2 of the building at 1300 Oakridge Drive as a condominium in the name of Riverdance LLC. I am
writing to express my concern about the modification of parking for the above referenced development. This project is
no different than any other in that the City required number of parking spaces must be provided in order to prevent
overflow parking on neighboring residential streets and in neighboring commercial private property. This is not a transit
oriented development and we certainly don’t need a replay of the issues surrounding the Summit. Please reject the
modifications requested and require that the developer meet the standards established by current City and
neighborhood association guidelines.
Thank you.
Brad Bischoff
Brad Bischoff
7901 Eagle Ranch Rd
Fort Collins, Co 80528
cell 970‐227‐9400
office 970‐223‐9400
home 970‐226‐0444
1
Ryan Mounce
From: RICHARD D SEIFERT <richard_seifert@msn.com>
Sent: Wednesday, June 08, 2016 12:44 PM
To: Ryan Mounce
Subject: Oakridge Business Park - Proposed Development
My name is Richard Seifert. I am a resident of MacKenzie Place.
My major issue is the available parking. From everything I have heard there will not be enough parking. If cars are parked
on McMurry I feel that it will cause problems. The residents are also worried that people will park in and around the
MacKensie property.
Regards: Richard Seifert
1
Ryan Mounce
From: Margieann Seifert <margeseifert@msn.com>
Sent: Wednesday, June 08, 2016 5:13 PM
To: Ryan Mounce
Cc: klorson@sitzman-mitchell.com
Subject: Oakridge Crossing
To whom it may concern,
I would like to voice my opposition to the proposed building of Oakridge Crossing. They are asking for several exceptions
to current zoning regulations that I feel would hurt our current neighborhood. My main concern is the parking. 88
parking spaces is not even close to the number of spaces that would be needed. With not enough available spaces
people will be parking in the surrounding areas and creating hazzards to everyone. With 110 apartments and 5,100 sq ft
of commercial space propsed, nothing less than the current parking guidelines should be considered. We already have a
Senior complex and adding another would be saturating the area. The area is currently zoned for commercial use and
should stay that way.
Thank you for listening to my concerns,
Marge Seifert
1
Ryan Mounce
From: RICHARD SAUNDRA BROWN <RICHSB@msn.com>
Sent: Wednesday, June 08, 2016 5:28 PM
To: Ryan Mounce
Subject: Oakridge Development on McMurray
I find it hard to believe the City would even consider the development with the current proposed number of
parking spaces. Surely problems such as snow removal, pedestrians, bicyclists and overflow parking into
other facilities waves a red flag in front of those who will be making the decision regarding the proposed
development.
Please defend the current quality of office/industrial/private home entities by disallowing this development.
Richard Brown
4751 Pleasant Oak Drive, #C‐64
Fort Collins, CO 80525
1
Ryan Mounce
From: tw <tw@wohlersassociates.com>
Sent: Thursday, June 09, 2016 6:51 AM
To: Ryan Mounce
Cc: Diane Wohlers
Subject: OakRidge Crossing Development
Hi Ryan,
We are writing to express our strong opposition to the proposed OakRidge Crossing Development. Our primary concerns
are that 1) the space is not zoned for this type of building, 2) it will increase traffic and parking on McMurry, 3) our
OakRidge Village 7th Filing insurance policy costs could rise due to increased use and liability of our detention pond
space, and 4) it could increase dog waste, smoking, littering, and wear and tear on our 7th Filing playground equipment
in the detention pond space and neighborhood.
Sincerely,
Terry and Diane Wohlers
1511 River Oak Drive
Fort Collins, CO 80525
1
Ryan Mounce
From: Bernie <bshafer@frii.com>
Sent: Thursday, June 09, 2016 11:54 AM
To: Ryan Mounce
Subject: Oak Ridge Crossing Development Proposal
My name is Bernard Shafer and I live at 1318 Red Oak Ct. in the Oak Ridge subdivision. I don’t know whether I
will be able to make the next public forum on this proposed development so I wanted to share with you some
concerns my wife and I have.
Our major concern is the amount of traffic and congestion the new facility will bring to our neighborhood, and
specifically the lack of off street parking being proposed by the developer. We are strongly opposed to a
waiver for Oak Ridge Crossing reducing the amount off street parking below city codes and policies. Our
neighborhood is already congested with excessive on street parking due to the Colorado Early Colleges school
and Columbine Rehab facility. What was once a quiet predominantly residential community is clogged with
traffic and parked cars on the street. This represents an increasing danger to young children (we have many in
our area) as they cross the street. The city, it seems to us, continually underestimates the need to have
adequate off street parking when considering development proposals, to the detriment of neighboring
residents and their quality of life.
Sincerely,
Bernie and Connie Shafer
970‐225‐2482
1
Ryan Mounce
From: Mary Jane Bartley <bartleymj64@gmail.com>
Sent: Friday, June 10, 2016 3:27 PM
To: Ryan Mounce
Subject: Proposed development on McMurray
To whom it may concern,
I am opposed to the development on McMurray primarily due to parking issues & increased use of the park
for the Oakridge neighborhood. The developers have not provided enough designated parking spaces for the
number of units proposed thereby increasing the possibility of tenants parking in our neighborhood. Also,
considering there will be commercial stores, what parking is provided for that.
I am also concerned about our park wear & tear. The 7th filing(of which we are members) is monetarily
responsible for the park maintenance. I'm not in favor of tenants in that development being able to use the park
for functions with no financial responsibility on their part.
I am not opposed to affordable senior housing but the proposal should enhance our neighborhood not burden
it. I understand that the exterior of the units is also not in keeping with the natural look of its neighboring
buildings. Paint colors should complement the area.
Thank you for considering this. MJ & Gary Bartley Homeowners in Oakridge 7th filing
1
Ryan Mounce
From: Michelle Glisan <m.glisan12@gmail.com>
Sent: Monday, June 20, 2016 4:34 PM
To: Ryan Mounce
Subject: Oakridge Crossing Development
Dear Sir,
I am writing this e‐mail as a concerned neighbor. My family and I purchased our home on the cul‐de‐sac of Redberry
court in the summer of 1997. We chose this neighborhood because it had the feel of a safe, small town community.
Our concern with the new development comes with several points:
Increased insurance rates to cover increased liability on our park
Increased foot traffic on our street (on our cul‐de‐sac we have 12 children under the age of 12 who play in and
on the street daily) I am concerned about their safety!
Increased parking on our street to reach the park (same safety concerns for the children as mentioned above)
Increased parking on McMurray could cause safety concerns for the kids who catch the bus to school
Concerns about the wear and tear of the playground equipment and benches on soccer field and playground
Potential increase of dog waste in the park area
The number of parking spaces being allocated to the square footage of this building does not add up and we are
concerned about how the lack of parking will affect our neighborhood.
Please take into consideration the whole neighborhood when planning and approving this site.
Thank you for the consideration.
Billy and Michelle Glisan and family
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A subsidiary of Mile High Community Loan Fund
June 22, 2016
Ryan Mounce
Development Services
City of Fort Collins, Colorado
Via email: rmounce@fcgov.com
Mr. Mounce:
Due to a schedule conflict I will be unable to participate in the re-scheduled hearing
before the Planning & Zoning Board of the Oakwood Crossing Apartments application.
In lieu thereof, please accept this letter in support of the proposed project within the
public testimony file.
As a matter of full disclosure, Funding Partners, through its parent entity, Mile High
Community Loan Fund, recently extended acquisition financing for the subject parcel.
Collectively we hold a mission to promote the creation and preservation of safe, decent
housing that is affordable to low and moderate income households across Colorado.
Furthermore, the two entities have a well-established business relationship with
McDermott Properties and its affiliates as a premier owner-operator of multifamily rental
properties along the Front Range. We are very proud of this association. Mr. McDermott
and his team of professionals exhibit a high degree of personal integrity and collective
empathy for a segment of our community that is unaccustomed to the dignity his
residents enjoy.
The matter before the Board concerns the merits of the project relative to compatibility
with City zoning requirements. The Board must further consider the allowance of
modification of standards regarding minimum parking requirements and access to
minimum parkland space within the project site. It must be noted the purview of the
scheduled hearing does not include consideration of extraneous issues that often
predominate public testimony surrounding subsidized housing developments.
Compatibility with zoning requirements
Located within an Employment Zone district, the applicant has proposed a mixed-use
property that incorporates street front office/retail space that will complement a
residential component that targets senior households. Given the direction provided by
Funding Partners
330 S. College Avenue, Suite 400
Fort Collins, CO 80524
(970) 494.2021 (970) 494.2022 Fax
www.fundingpartners.org
A subsidiary of Mile High Community Loan Fund
City staff as to an acceptable ratio of commercial and residential uses, the applicant is in
compliance with standards established for this district.
Fort Collins has experienced significant population growth without a corresponding
increase in housing inventory. Consequently, the cost of all housing has ballooned well
out of proportion to prevailing wages. This dynamic is attributable to numerous and
complicating factors, not least of which is the cost of meeting local code and zoning
requirements. To further apply ill-defined or subjective standards beyond already
stringent requirements exacerbates these difficult conditions. As the proposed project
achieves the definitions provided within City code, it must be found compliant.
Minimum Parking Requirements
As proposed, the project will provide 0.80 spaces per residential unit. Staff
recommendation to permit the modification is well justified given the nature of the
proposed use. With several local examples and numerous statewide, the population
served by this project exhibit a very low dependency on personal-use vehicles. Not only
is it an expense that is difficult to justify while relying a fixed income, residents will
enjoy convenient access to public transit, abundant amenities within close proximity, and
supplemental programming offered through property management.
Noting commercial tenants will be carefully screened for compatibility with the
residential component, low trip generation businesses will be of high priority.
Furthermore, a land use restriction agreement will be recorded to maintain the proposed
use and resident demographic for a minimum of 40 years. There is abundant evidence to
suggest parking demand will be well below that of other residential properties and
decrease over time.
Minimum Parkland Access
Although it is not clear to me at this point whether a modification of standard is necessary
regarding access to a park or gathering area, it appears the standard has been met through
site design and common parkland space. The site plan under consideration clearly
demonstrates compliance, though I understand statements to the contrary have been
raised. Such assertion appears limited to a technical, perhaps defective, interpretation as
functional access is clearly achieved.
Thank you for your consideration and appreciate your support of this vital addition to our
community!
Respectfully,
Joe Rowan
Joe Rowan
Director of Programs and Development
1
Ryan Mounce
From: Gmail <ajkrech@gmail.com>
Sent: Friday, July 01, 2016 5:36 PM
To: Ryan Mounce
Subject: Re: Oakridge Crossing Project Update - Public Hearing July 14
Hi Ryan, thank you for the update. My question is: if the developer is adding seating and tables on site, why is there a
further need offsite for gathering? What kinds of gatherings are proposed to be held in our common detention area?
For parking, has the developer considered the multistory parking racks commonly found in crowded places like New
York City? Or could he build an underground parking garage?
Has the city created any traffic management plans if this variance goes forward? The intersection of Harmony and
McMurry is very crowded already at particular times of day.
Thanks,
Janet
Thanks,
Janet Krech
Sent from my iPad
On Jul 1, 2016, at 12:39 PM, Ryan Mounce <RMounce@fcgov.com> wrote:
You are receiving this message because you have attended neighborhood meetings or provided comments for the
Oakridge Crossing development proposal.
Dear Oakridge Neighbors,
I wanted to provide a quick update for all of you on the Oakridge Crossing development proposal. The
rescheduled public hearing for the project is still scheduled to occur on July 14th, beginning at 6:00pm at
300 Laporte Avenue (City Hall) in Council Chambers. If you own property within approximately 1,000
feet of the development site, you should also be receiving a mailed notice of the public hearing within
the next several days. A copy of the notice is attached to this email.
Since the last update in June, elements of the project remain largely the same, with one difference being
additional amenity spaces (e.g. seating areas, picnic tables, patio areas) that have been added to the
development site, but the applicant’s modification for both off‐site and on‐site park/gathering space
remains. The modification for project parking also remains.
At the public hearing, the Planning & Zoning Board will provide the opportunity for public comment and
testimony regarding the project. I anticipate a large number of individuals will attend the hearing and
provide comments, and the board may place time limits on the length of individual testimony. If you
have a lot of comments or information you would like to share with the board, or are unable to attend
the public hearing, I recommend providing me a letter or email prior to July 14th that I will pass directly
to the board in advance for their consideration. If you have previously sent me comments or feedback in
written form, those comments have already been included as part of the board’s information packet.
2
Preliminary agenda materials for the June hearing should be available this weekend on the Planning and
Zoning Board webpage. If you are unable to attend the hearing, you can also stream the meeting online
from the Cable14 webpage. If you have any questions about the project, the public hearing process, or
have difficulty accessing materials, please feel free to contact me.
Regards,
Ryan Mounce
Planning Services
City of Fort Collins
970.224.6186 | rmounce@fcgov.com
<Oakridge Crossing_PZ Hearing Notice 07-14-16.pdf>
1
Ryan Mounce
From: Paul Carlton <paul.carlton.1@gmail.com>
Sent: Saturday, July 02, 2016 2:52 PM
To: Ryan Mounce
Subject: OakRidge Crossing Development Opposition
Hello Ryan.
My wife Lisa and I are are contacting you to express our full and complete opposition to the proposed OakRidge Crossing Development. We
have several concerns. The primary ones being:
1) The combination of office space and senior living in the same building / complex is very odd and is not an appropriate mix for our
neighborhood. We wonder if our neighborhood is even zoned for such a combination.
2) We are concerned about the increased traffic in the neighborhood and the parking situation. More cars parking on McMurray will increase
the safety risk for bicyclists and walkers (children and adults).
3) Such a development would increase usage and wear and tear of the park that our OakRidge Village 7th Filing currently pays for
(insurance, watering, landscaping, etc.).
Bottom line is we don't agree with Oakridge Crossing Development plan and would like to see it rejected.
Regards,
Paul and Lisa Carlton
5106 Saffron Ct
Fort Collins, CO 80525
1
Ryan Mounce
From: Dan Carter <dclydec@msn.com>
Sent: Monday, July 04, 2016 9:12 AM
To: Ryan Mounce
Subject: Re: Oakridge Crossing Project Update - Public Hearing July 14
Hello Ryan,
I have already commented on this proposal but wanted to add a few additional inputs.
I am sure this is recognized but wanted to reiterate to you and the Board that the large majority of residents
most impacted by this proposal are senior citizens. For this reason, I hope the board will take special
consideration of the comments and concerns raised regarding this proposal. I live in the nearby Oakridge
neighborhood and my parents reside in the MacKenzie Place development. My parents recently purchased a
home in the community and are very concerned about how this plan will impact the traffic, congestion and
property values in their neighborhood.
The Board needs to understand that it is not reasonable to expect senior citizens to attend public hearings at
the same rate as other citizens, nor expect them to take advantage of other means of communication to input
on these type of issues. For this reason I think it is especially important for the Board and its advisors to do
their job and uphold standing zoning and development requirements to preserve the investment value and
quality of life of their senior constituents.
Especially in the case where a large community of senior citizens is involved, the Board should do its best to
uphold standing zoning and development requirements and prevent developers from taking advantage
them. The senior community more than any other group relies on and expects the city and its elected and
commissioned professionals to act in a manner that protects their property values and quality of life and does
not give in to pressure from developers or special interests.
For these reasons, I strongly encourage the Board to reject any waivers requested by the developer on this
project and to uphold all standing zoning and development requirements for this site.
Thank you for considering my comments,
With best regards,
Dan Carter
From: Ryan Mounce <RMounce@fcgov.com>
Sent: Friday, July 1, 2016 12:39 PM
Subject: Oakridge Crossing Project Update ‐ Public Hearing July 14
You are receiving this message because you have attended neighborhood meetings or provided comments for the Oakridge Crossing
development proposal.
Dear Oakridge Neighbors,
2
I wanted to provide a quick update for all of you on the Oakridge Crossing development proposal. The rescheduled
public hearing for the project is still scheduled to occur on July 14th, beginning at 6:00pm at 300 Laporte Avenue (City
Hall) in Council Chambers. If you own property within approximately 1,000 feet of the development site, you should also
be receiving a mailed notice of the public hearing within the next several days. A copy of the notice is attached to this
email.
Since the last update in June, elements of the project remain largely the same, with one difference being additional
amenity spaces (e.g. seating areas, picnic tables, patio areas) that have been added to the development site, but the
applicant’s modification for both off‐site and on‐site park/gathering space remains. The modification for project parking
also remains.
At the public hearing, the Planning & Zoning Board will provide the opportunity for public comment and testimony
regarding the project. I anticipate a large number of individuals will attend the hearing and provide comments, and the
board may place time limits on the length of individual testimony. If you have a lot of comments or information you
would like to share with the board, or are unable to attend the public hearing, I recommend providing me a letter or
email prior to July 14th that I will pass directly to the board in advance for their consideration. If you have previously
sent me comments or feedback in written form, those comments have already been included as part of the board’s
information packet.
Preliminary agenda materials for the June hearing should be available this weekend on the Planning and Zoning Board
webpage. If you are unable to attend the hearing, you can also stream the meeting online from the Cable14 webpage. If
you have any questions about the project, the public hearing process, or have difficulty accessing materials, please feel
free to contact me.
Regards,
Ryan Mounce
Planning Services
City of Fort Collins
970.224.6186 | rmounce@fcgov.com
1
Ryan Mounce
From: Carl Vlietstra <carl@mpoc-cottages.com>
Sent: Tuesday, July 05, 2016 1:32 PM
To: Ryan Mounce
Subject: Notice of Public Hearing - Oakridge Crossing
July 5, 2016
Ryan Mounce, City Planner
Ref. Oakridge Crossing
Hello Ryan,
Thank you for the June 30 updated notice of public hearing. I see that there are actually three modifications
requested rather than the two mentioned in previous correspondence. It seems that, as before, little by little
added “worms come out of the woodwork.”
I cannot emphasize enough that the City must stick to its requirements and grant NO DEVIATIONS. The
requirements are there for good reason, they make Fort Collins what it is: a well planned community.
The parking issue alone is enough to dismiss any further discussion. By present standards,the proposed
apartments would require 171 parking spaces plus another 13 for the commercial space. Even if only 75% of the
renters own a car, this would require 128 spaces plus the 13 commercial ones. The proposed 88 spaces simply
preclude serious consideration.
Furthermore, the Oakridge Crossing proposal does not fit in with the local development plans of the Business
Park, nor with the residential demographics of the area (further highlighted by the other two requested
modifications). Significant parking and traffic congestion problems will develop, not only on McMurry but also
on Oakridge and Pleasant Oak Drive. Undesirable traffic and parking will encroach on the privacy of the
MacKenzie apartments and cottages area. Increased noise from service vehicles will further detract from
property values of the MacKenzie cottages development.
As for the stated “easy access to public transportation and other amenities,” that seems imaginary at best. The
elderly resident renter, often handicapped, would have to walk to Harmony Road, then cross the eight lanes of
traffic, then cross the four lanes of McMurry and walk several hundred yards to the nearest bus stop and even
farther to the nearest supermarket. Surely there are far better locations in the city for a development of this
nature.
Once again, this is not the right location for the proposed development. Approval MUST BE DENIED.
Sincerely,
Carl Vlietstra
MacKenzie HOA Board.
1
Ryan Mounce
From: Joyce DeVaney <JDeVaney6@Comcast.net>
Sent: Wednesday, July 06, 2016 9:45 PM
To: Ryan Mounce
Cc: jon@atrainmarketing.com
Subject: Enthusiastic support for Oakridge Crossing
I have attended several of the meetings held by McDermott & Company about their proposed office space and senior
apartment units near the intersection of McMurry Avenue & Pleasant Oak Drive ‐ Oakridge Crossing. I have been very
impressed with the credibility of the organization in terms of the developments they are already managing and their
commitment to providing similar affordable housing options for seniors in Fort Collins. They have reached out to
neighbors and community groups, soliciting concerns ‐ and have demonstrated willingness to resolve issues. They have
years of experience and expertise in offering these services, and it seems clear they have been successful.
Senior housing is a critical need. I have attended many discussion session at the Senior Center on issues of concern to
seniors, and affordable housing always is a priority. Given the "Silver Tsunami" that has been referenced, it is estimated
that the population over age 65 in Larimer county is estimated to grow 140% over the next 20 years. There are only 11
lower‐rent housing properties for seniors currently in Fort Collins, with a total of 23 in Larimer County. We seniors can't
find housing now that we can afford ‐ what will happen to us in the future? The City does recognize this need, as the
2015 Affordable Housing Strategic Plan indicated that the highest priority and need in our community is for affordable
senior housing. The Planning and Zoning Board has an opportunity to accommodate these critical needs and respond
accordingly. Oakridge Crossing is a win‐win project for seniors and the City.
I am sorry I will be out of town for the Planning and Zoning Board meeting, because I would definitely want to express
my enthusiastic support for the Oakridge Crossing proposal. To me, this is a no‐brainer. We have an opportunity to
make Fort Collins an even more desirable place to live with increased housing options for our parents and
grandparents. People like myself ‐ retired nurses, teachers, policemen, firemen, office staff, business owners, etc. ‐
need quality, affordable housing opportunities. We need Oakridge Crossing in Fort Collins!
Thank you for the opportunity to offer input.
Joyce DeVaney
2842 McKeag Drive
Fort Collins, CO
970‐223‐0692
(c) 303‐570‐9295
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Ryan Mounce
From: Douglas Hopton <dhopton@msn.com>
Sent: Thursday, July 07, 2016 3:56 PM
To: Ryan Mounce
Cc: klorson@sitzman-mitchell.com
Subject: Oakridge Crossing Project
Good Day Ryan: I'll miss the July 14 presentation of this project but
thanks for the info that written comments will be shared and considered.
As previously communicated, the neighbors at MacKenzie Place
Cottages (across the street from the Crossing Project) have a primary
objection about the limited on site parking and the request
to waive code requirements. Elaboration about this follows:
For the 110 units planned, the Land Use Code requires 172 parking spaces:
85 1 bedroom units on site parking required is 128 spaces
25 2 bedroom units " " " 44 spaces
TOTAL REQUIRED 172 spaces
TOTAL PROPOSED 80 spaces
Given the apartment mix proposed, there will likely be 135 adults in living
residence, and many will have automobiles. The limited parking is
woefully short, even for seniors with low incomes. Old autos require
minimum acquisition, registration and liability insurance costs. The AMI
doesn't account for what many residents have in savings, and certainly
not for gifts from family. SO, many can and will afford an auto.
Exacerbating the issue is the need for visitor
parking (family & friends), handicap parking, service vehicles and
day caregivers. The 8 additional spaces reserved for the 5 commercial
offices will probably also be inadequate. And the developer hasn't
said how many employees will be on site to manage the apartment
complex.
And has the age limit of seniors been reduced from 65, as initially stated,
to 62, as your latest circular states? This will make a difference in car ownership
numbers.
Regardless what the developer cites for senior housing elsewhere, there is no precedent
for Fort Collins. If the parking waiver is granted, we should expect
numerous autos to be street parked on McMurray and Pleasant Oak Dr.
and many permanently, notwithstanding the street parking code. This
will pose a safety, administrative, and nuisance issue. It will be
disruptive to senior MacKenzie Pl. neighbors-- and perhaps a liability risk for
the city having granted a waiver.
Certainly the City needs more affordable housing--for students, workers, and low
income seniors. It doesn't need the parking issues which the underserved student
apartment building on College Ave created--most every student has a car--and no parking lot!
Just because this McMurray site is vacant, and several forms of financial assistance
2
to the developer are on hand and encourage this project, ,doesn't mean it
should be shoe horned into an inadequate land size for its scope.
80 parking spaces for 135 or more senior residents is grossly inadequate. The project
also violates the CC&Rs of the Oakridge Business Park Association, as I'm sure you
know. Many thanks for keeping us posted for this Citizens Review process.
Douglas Hopton Pleasant Oak Dr. Unit C 74
1
Ryan Mounce
From: Chris Otto <COtto@EKSH.com>
Sent: Thursday, July 07, 2016 5:20 PM
To: Ryan Mounce
Subject: Comments in Support of the Oakridge Crossing Project - as a Oakridge Business Park
member
Ryan –
I am an owner of EKS&H and we own our building at 1321 Oakridge Drive as such we are a member of the Oakridge
Business Park Association. I have been told that our association is not supportive of this development and it really makes
me scratch my head. As a member of the association, I told recall being asked to vote or give any feedback on our
association’s position.
As an owner of EKS&H, I want to make sure you hear from me directly that we are in support of this project and we
think it will help address a need in our community and allow our business park to be at the forefront of addressing that
need. We are nestled into a residential community already so I don’t understand those that question adding this
residential project to an office park. We own our building and we do not have concerns about this development
impacting the value of our property.
From my conversations with the developer’s, it appears they are working hard to address concerns that are being
presented and are working in a very good faith approach.
If you have any questions, please do not hesitate to call.
Thanks,
Christopher M. Otto, CPA, CFE
Partner
1321 Oakridge Drive
Fort Collins, Colorado 80525
970-282-5403
cotto@eksh.com
1
Ryan Mounce
From: Ells, Jason <jason.ells@cushwake.com>
Sent: Friday, July 08, 2016 1:38 PM
To: Ryan Mounce
Cc: Janet Perlstein
Subject: RE: Oakridge Crossing Project Update - Public Hearing July 14
Attachments: Opposition to Proposed Oakridge Crossing Senior Housing Ltr 060716.pdf
Good afternoon Ryan,
In response to the upcoming hearing on July 14, please see the attached as a resubmittal of the position of opposition
from the property owner directly adjacent to the north of the Oakridge Crossing property, Duncan Oakridge, LLC. This is
the same letter submitted in advance of the previously scheduled June Planning & Zoning meeting.
Please confirm this will be routed to the P&Z Board members, and that by submittal of this position letter Duncan
Oakridge, LLC will be a party of record qualified to appeal any decisions of the Planning & Zoning Board as may be
deemed appropriate. Janet Perlstein (copied here) is the attorney for Duncan Oakridge, LLC and she plans to attend the
Planning & Zoning meeting next week, however, her ability to enter a public comment of opposition on behalf of Duncan
Oakridge may be limited in the event the public comment period is overcrowded.
Thank you.
Jason Ells, CCIM
Vice President
Direct: 970-267-7722
Mobile: 970-231-7513
Fax: 970-267-7419
jason.ells@cushwake.com
772 Whalers Way, Suite 200
Fort Collins, CO 80525 | USA
From: Ryan Mounce [mailto:RMounce@fcgov.com]
Sent: Friday, July 01, 2016 12:40 PM
Subject: Oakridge Crossing Project Update - Public Hearing July 14
You are receiving this message because you have attended neighborhood meetings or provided comments for the Oakridge Crossing
development proposal.
Dear Oakridge Neighbors,
I wanted to provide a quick update for all of you on the Oakridge Crossing development proposal. The rescheduled
public hearing for the project is still scheduled to occur on July 14th, beginning at 6:00pm at 300 Laporte Avenue (City
Hall) in Council Chambers. If you own property within approximately 1,000 feet of the development site, you should also
be receiving a mailed notice of the public hearing within the next several days. A copy of the notice is attached to this
email.
Since the last update in June, elements of the project remain largely the same, with one difference being additional
amenity spaces (e.g. seating areas, picnic tables, patio areas) that have been added to the development site, but the
applicant’s modification for both off‐site and on‐site park/gathering space remains. The modification for project parking
also remains.
2
At the public hearing, the Planning & Zoning Board will provide the opportunity for public comment and testimony
regarding the project. I anticipate a large number of individuals will attend the hearing and provide comments, and the
board may place time limits on the length of individual testimony. If you have a lot of comments or information you
would like to share with the board, or are unable to attend the public hearing, I recommend providing me a letter or
email prior to July 14th that I will pass directly to the board in advance for their consideration. If you have previously
sent me comments or feedback in written form, those comments have already been included as part of the board’s
information packet.
Preliminary agenda materials for the June hearing should be available this weekend on the Planning and Zoning Board
webpage. If you are unable to attend the hearing, you can also stream the meeting online from the Cable14 webpage. If
you have any questions about the project, the public hearing process, or have difficulty accessing materials, please feel
free to contact me.
Regards,
Ryan Mounce
Planning Services
City of Fort Collins
970.224.6186 | rmounce@fcgov.com
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1
Ryan Mounce
From: Pete Penoyer <petegeopen@aol.com>
Sent: Friday, July 08, 2016 8:58 AM
To: Ryan Mounce
Subject: Re: Oakridge Crossing Project Update - Public Hearing July 14
Hi Ryan,
I live in the Oakridge development (1601 Redberry Ct.; VII
Filing). I would like to bring to your attention one aspect of the
proposed Oakridge Crossing development that appears not to have
been considered and I would like it addressed as I hope to be
present July 14 at the board meeting or will follow the live online
streaming should an earlier meeting I have in Loveland delay
me. My major concern is that "Primary access to the site occurs
using a shared driveway entrance located on the east side of
McMurry Avenue near the intersection with Pleasant Oak
Drive.” Given the size and scope of the project (#’s of units and
senior resident population, plans for businesses at the site, scale of
proposed parking accommodations, it is unclear that the city has
evaluated the risk posed to bicyclists from this facility. The
primary driveway for ingress and egress for this high-density
residential unit must necessarily cross a City identified and
established bicycle “trail" (i.e. the short Power Trail segment on
McMurry Ave.) not just a bike path or bike route. I have ridden
the entire Power Trail, Spring Creek Trail, Mason Trail and
Poudre River Trail segments that serves similarly as city-
designated bike “trail" connections and am aware of no other
similar situation where a driveway for a high occupancy/high
density living situation (residence and businesses) exits
across/intersects such a designated bike “trail”(recreational trail
system). The uniqueness of this particular situation for
established recreational bike “trails” in Fort Collins is very likely
to lead both to surprises for cyclists and resident seniors of the
facility with increased risk of accidents and possibly fatalities for
2
individual sport cyclists and/or members of families that
increasingly and regularly use this Trail system, often at
significantly different speeds. Add to that an elderly population of
drivers necessarily crossing this designated bike “Trail” often with
increased sight and/or hearing or other attention challenges and
reduced abilities to judge speed, this does not bode well for
safety. In addition, the McMurry corridor has seen increasing use
from both cars (taking shortcuts via Keeneland Ave. connecting to
McMurry to avoid the LEMAY Ave. - Harmony Rd
intersection.
Other lower density facility recent build-outs (day care, new construction at
Mackensie Place etc. and various other expansions on McMurry & Oakridge
Aves. have also taken place with moderate affects on traffic congestion. It
seems the Oakridge Crossing facility is an effort to shoe-horn in a high-
density living facility with significant additional traffic loads into a
neighborhood/business park never meant/designed for such a facility. Also,
at certain times of day one must currently wait for several light changes to
both enter and leave the neighborhood at the Harmony Rd. - McMurry Ave.
intersection and light timing is unlikely to address this when traffic is heavy
in all four directions, as it increasingly is located only one block from the
busiest intersection in Ft. Collins (at Harmony & Timberline).
Finally, I would be interested to know if you or the board could provide
other designated city bike “trails” (primarily designated for recreational use)
that are crossed by driveways for high density living facilities in the city and
if any exist, do the dedicated parking facilities (surface lot) have the primary
driveway serving a combination of high density senior residences and small
businesses? I am not aware of such a situation where the primary driveway
accommodating both a senior living facility and small businesses requires
crossing a recreational bike trail for ingress and egress. With the increased
use of the Power Trail and its recent connections/extensions southward both
beyond Trilby (to south) and along Trilby (East-West), bike traffic on this
3
major north-south bike corridor past the project site and driveway
intersection is only likely to significantly increase in coming years. It seems
to me the Oakridge Crossing Project has not considered this additional safety
risk for bicyclists.
Thank you,
Pete Penoyer
On Jul 1, 2016, at 12:39 PM, Ryan Mounce <RMounce@fcgov.com> wrote:
You are receiving this message because you have attended neighborhood meetings or provided comments for the
Oakridge Crossing development proposal.
Dear Oakridge Neighbors,
I wanted to provide a quick update for all of you on the Oakridge Crossing development proposal. The
rescheduled public hearing for the project is still scheduled to occur on July 14th, beginning at 6:00pm at
300 Laporte Avenue (City Hall) in Council Chambers. If you own property within approximately 1,000
feet of the development site, you should also be receiving a mailed notice of the public hearing within
the next several days. A copy of the notice is attached to this email.
Since the last update in June, elements of the project remain largely the same, with one difference being
additional amenity spaces (e.g. seating areas, picnic tables, patio areas) that have been added to the
development site, but the applicant’s modification for both off‐site and on‐site park/gathering space
remains. The modification for project parking also remains.
At the public hearing, the Planning & Zoning Board will provide the opportunity for public comment and
testimony regarding the project. I anticipate a large number of individuals will attend the hearing and
provide comments, and the board may place time limits on the length of individual testimony. If you
have a lot of comments or information you would like to share with the board, or are unable to attend
the public hearing, I recommend providing me a letter or email prior to July 14th that I will pass directly
to the board in advance for their consideration. If you have previously sent me comments or feedback in
written form, those comments have already been included as part of the board’s information packet.
Preliminary agenda materials for the June hearing should be available this weekend on the Planning and
Zoning Board webpage. If you are unable to attend the hearing, you can also stream the meeting online
from the Cable14 webpage. If you have any questions about the project, the public hearing process, or
have difficulty accessing materials, please feel free to contact me.
Regards,
Ryan Mounce
Planning Services
City of Fort Collins
970.224.6186 | rmounce@fcgov.com
<Oakridge Crossing_PZ Hearing Notice 07-14-16.pdf>
1
Ryan Mounce
From: pkm316@gmail.com on behalf of Kevin McGinley <pk316@comcast.net>
Sent: Friday, July 08, 2016 5:35 PM
To: Ryan Mounce
Cc: pwilkins@comcapmgmt.com
Subject: Affordable Housing for Seniors
Dear Ryan,
As a pastor in our community, I see how critical a need affordable housing is in our city. This is especially true
for seniors on a fixed income. This growing segment of our population needs a safe and economical place
they can call home. I have an 87-year old mother who lives in Fort Collins, and I am very thankful she has a
home she can call her own.
We have recently been made aware of the proposed senior affordable housing project near Harmony and
McMurray under consideration for approval by you and the Fort Collins Planning & Zoning Board. Being very
aware of the desperate need for affordable housing and looking at the information about this project, it looks
to be a great addition to the city.
We would have to believe that the only way this would get turned down would be some very serious zoning
violations or construction issues. Such issues would put its validity in question. If reasons for not approving it
are anything less, how could the great need for affordable housing be refused?
Respectfully,
Kevin McGinley
Senior Pastor
SouthGate Church
--
K. McGinley
pkm316@gmail.com
1
Ryan Mounce
From: ColleenandGeorge Zorb <zorbfamily@gmail.com>
Sent: Sunday, July 10, 2016 10:49 AM
To: Ryan Mounce
Subject: Oakridge Crossing Business Park
Problems with this proposal:
This site's primary use is intended for industrial/commercial use yet the majority of the building is scheduled to
be residential.
Lowering the parking stalls from 171 to 80 for 110 units plus office space is completely inadequate.
The proposal does not meet the requirement to provide adequate off street parking for tenant and guest
parking. The people already living on McMurrey Ave will loose most of their tenant and guest parking.
Please do not let this proposal go through as designed. Thank you
Colleen & George Zorb
4751 Pleasant Oak Dr C-66
Fort Collins, CO 80525
cc:klorson@sitzman-mitchell.com
1
Ryan Mounce
From: David Caputo <cd30@aol.com>
Sent: Sunday, July 10, 2016 12:22 PM
To: Ryan Mounce
Cc: Kristina Lorson
Subject: PDP 160009
Dear Mr. Mounce:
I am writing regarding PDP 160009‐ project on South McMurray. I plan to be at the 7/14 public hearing but wanted to be
sure I submitted my comments in writing in case I do not have the opportunity to speak. It is my understanding you will
communicate all written ( including e‐mail )submissions to the review panel.
My concerns are as follows:
1. Access and egress to the site for emergency vehicles seem to be quite limited and could result in delays.
2. 110 units seem to be very dense for this site size. If a variance is needed it should not be granted as the density is too
high. The number of units should be reduced.
3. The number of parking units do not, I believe, meet the requirements for the number of units and businesses. This will
lead to safety and environmental issues as the parking spills over onto McMurray and other streets.
By reducing the number of units and businesses more parking on site is possible.
4. The proposed development unless substantial changes are made will negatively impact the residents of MacKenzie
Place. Current residential quality of life should not be sacrificed for the new development. Reasonable changes in the
number of units, businesses and parking could result in a plan endorsed by all. I am not aware of any attempts by the
city or the developer to meet and discuss these and other concerns. I would like to request such a meeting take place
and that it be open to all who have concerns.
5. The City of Fort Collins should not continue the approval process till there are reasonable attempts to hear and
respond to these and other concerns.
Thank you for the opportunity to submit these concerns.
Sincerely,
David A.
Caputo
4751 Pleasant Oak Drive B‐ 38
Fort Collins,CO. 80525
Sent from my iPhone
1
Ryan Mounce
From: Jon Little <jon@atrainmarketing.com>
Sent: Monday, July 11, 2016 4:11 PM
To: Ryan Mounce
Subject: Petition for the approval of Oakridge Crossing
Attachments: Oakridge Crossing_petition_July-11-2016.pdf
Good afternoon Ryan.
I'm submitting the attached petition, signed by 131 people, calling on the Planning and Zoning Board to approve
Oakridge Crossing.
The petition was conducted via the webpage https://www.gopetition.com/petitions/tell-the-planning-and-
zoning-board-our-seniors-need-affordable-housing.html.
FYI, signers were required by GoPetition to submit their email address for verification and quality control
purposes. However, I have not included email addresses in the attached document with the intent of protecting
the privacy of signers (street addresses are included).
Please let me know if you have any questions about the petition.
Thank you.
Jon
Right-click here to download pictures. To help p ro tect your privacy, Outlook prevented automatic download of this picture from the Internet.
JON LITTLE
// outreach coordinator
970.413.4112
jon@atrainmarketing.com
125 S. Howes St., Ste 502
Fort Collins, CO 80521
www.atrainmarketing.com
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Tell the Planning and Zoning Board Our Seniors Need Affordable Housing!
Petition published by Oakridge Crossing on Jun 20, 2016
The lack of affordable housing in Fort Collins is well documented, and poses special problems for seniors on fixed
incomes. Beyond that, safe communities designed for seniors to live and thrive in are becoming increasingly
difficult to find.
Oakridge Crossing is an innovative senior housing community that will provide residents a safe, comfortable and
enjoyable living environment at reduced rents.
Seniors provide many benefits to our city through their wealth of knowledge and experience. Without developments like
Oakridge Crossing, many seniors will be priced out of the housing market and have to leave Fort Collins to find
affordable places to live.
We, the undersigned, call on the City of Fort Collins Planning and Zoning Board to approve Oakridge Crossing.
Total signatures 131 (Signature comments can be viewed in the Appendix of this document)
# FirstName Surname Address Town/City Question 1 Comment Date
131 Christopher Wood 4224 Table
Mountain Place
Fort Collins N/G N/G Jun 22,
2016
130 Jane Crumley 7200 E Hwy 14
#8
Fort Collins A Safe Harbor
Therapeutics
N/G Jun 22,
2016
129 Doug Peterson 1425 high st Fort Collins N/G View Jun 22,
2016
128 Paula Adamczewski 4412 E Mulberry
St # 12
Fort Collins N/G N/G Jun 22,
2016
127 Pam Leach 4412 E Mulberry
St Lot #8
Fort Collins N/G N/G Jun 22,
2016
126 kerry wicks 2626 Red Fox
Court
Fort Collins N/G N/G Jun 23,
2016
125 Julie Sutter 414 1/2 N
Sherwood
Fort Collins N/G N/G Jun 23,
2016
PETITION: Tell the Planning and Zoning Board Our Seniors Need Affordable Housing! Page 1
Powered by GoPetition
# FirstName Surname Address Town/City Question 1 Comment Date
124 Madison Tingey 2220 Mainsail Dr Fort Collins N/G N/G Jun 23,
2016
123 Matt Sattler 407 Wayne Street Fort Collins N/G N/G Jun 23,
2016
122 Kathy Bauer 2015 niagara
court #48
Fort Collins N/G N/G Jun 23,
2016
121 Ryan Keiffer 506 S.
Washington Ave.
Fort Collins N/G View Jun 23,
2016
120 Carley Gaede 2014 Falcon
Ridge Dr.
Fort Collins N/G N/G Jun 23,
2016
119 Judy Scherpelz 2519 S. Shields
St. #115
Fort Collins Rocky Mountain Raptor
Program
N/G Jun 23,
2016
118 Maria Gregori 1510 Redberry Ct Fort Collins N/G View Jun 23,
2016
117 Simone Cordery-Cotter 832 Sycamore
Street
Fort Collins N/G N/G Jun 23,
2016
116 Deanna McCrery 5607 Willow
Springs Ct
Fort Collins N/G N/G Jun 23,
2016
115 Peggy Reeves 1931 Sandalwood
Lane
Fort Collins N/G N/G Jun 23,
2016
114 Deirdre Sullivan 2234 Iroquois
Drive
Fort Collins N/G N/G Jun 23,
2016
113 Charlie Mueller 3921 Scotsmoore
Drive
Fort Collins N/G N/G Jun 23,
2016
112 SJ Meyer 214 Garfield
Street
Fort Collins N/G N/G Jun 23,
2016
111 Gale McGaha Miller 837 Columbia
Road
Fort Collins N/G N/G Jun 23,
2016
110 Linda Maher 4516 Inlet Court Fort Collins N/G View Jun 23,
2016
109 Jake Wood 2002 Battlecreek
Drive
Fort Collins N/G N/G Jun 24,
2016
108 adam nowak 3725 Mead St Fort Collins N/G N/G Jun 24,
# FirstName Surname Address Town/City Question 1 Comment Date
98 Phyllis Jachowski 3620 Shore Rd Fort Collins N/G View Jun 24,
2016
97 Barbara Rutstein 924 Sandy Cove
Lane
Fort Collins N/G View Jun 24,
2016
96 Heather Haaland 1710 Remington
st
Fort Collins N/G N/G Jun 24,
2016
95 Sonia ImMasche 730 Cottonwood
Drive
Fort Collins N/G N/G Jun 24,
2016
94 Judy Filusch 3722 Windom St. Fort Collins LWV View Jun 25,
2016
93 Mark Williams 2430 Newport Ct Fort Collins N/G N/G Jun 27,
2016
92 Kimberly Mary 4045 Stoney
Creek Drive
Fort Collins Caring Transitions of
Fort Collins
N/G Jun 27,
2016
91 Robert Larson 2502 Timberwood
Drive, Unit T-108
Fort Collins N/G View Jun 27,
2016
90 Josh Zaffos 316 W. Mountain
Avenue
Fort Collins N/G View Jun 27,
2016
89 Ruth Long 1321 Yount Street Fort Collins N/G View Jun 27,
2016
88 Liesl Hargrave 220 Pascal st Fort Collins N/G N/G Jun 28,
2016
87 Kirsten Hartman 2627 Pasquinel
Dr
Fort Collins Seniors in Transition,
LLC
N/G Jun 28,
2016
86 Lynette McGowan 2601 Midpoint
Drive
Fort Collins Larimer County Office
on Aging
View Jun 28,
2016
85 Marigaye Barnes 515 Louise Lane Fort Collins 1953 N/G Jun 28,
2016
84 Cynthia Baca 2045 Custer drive Fort Collins N/G N/G Jun 28,
2016
83 Riley Little 1637 Westbridge
Drive
Fort Collins N/G N/G Jun 28,
2016
82 Liz Sutherland 2725 Farview Dr Fort Collins N/G N/G Jun 28,
2016
81 Randy Mergler 1028 Frisian Fort Collins N/G N/G Jun 29,
# FirstName Surname Address Town/City Question 1 Comment Date
72 janet seeley 5402 old mill rd Fort Collins N/G View Jul 05,
2016
71 Mimi Wahlfeldt 508 W. Trilby
Road
Fort Collins Good Samaritan Society
Fort Collins Village
View Jul 05,
2016
70 Bonnie Shetler 649 Remington Fort Collins N/G View Jul 05,
2016
69 Laura Lane 128 Sunset St. Fort Collins N/G View Jul 05,
2016
68 Curt Lyons 117 S. Taft Hill
Road
Fort Collins N/G N/G Jul 06,
2016
67 Dianne McMahill #902, 421 So
Howes St
Fort Collins N/G View Jul 06,
2016
66 Marjorie Gruber 415 S. Howes St. Fort Collins N/G View Jul 06,
2016
65 Tim Thompson 845 Sunchase Dr Fort Collins N/G N/G Jul 06,
2016
64 Sharon Parrott 4487 Quest Dr. Fort Collins N/G N/G Jul 06,
2016
63 Philip Siefken 421 S. Howes St.
#602
Fort Collins N/G View Jul 06,
2016
62 Scott Beethe 228 Camino Del
Mundo Dr
Fort Collins Foundation on Aging for
Larimer County
View Jul 06,
2016
61 Carri Ratazzi 2732 Canby Way Fort Collins N/G View Jul 06,
2016
60 Marna Morales 901 Sunchase Dr Fort Collins N/G View Jul 06,
2016
59 LuAnn Smith 2627 Luther Lane Fort Collins My Elder Care
Consultant L.L.C.
View Jul 07,
2016
58 Todd Turney 2619 Newgate ct Fort Collins N/G N/G Jul 07,
2016
57 Peggy Budai 603 Keenesburg
Court
Fort Collins Sharing the Care
Campaign of Northern
Colorad
N/G Jul 07,
2016
56 Jacob Hallauer 3665 John F.
Kennedy Pkwy,
Bldg 2, Ste 202
Fort Collins N/G N/G Jul 07,
2016
55 Wilda Laughlin 1508 W.
# FirstName Surname Address Town/City Question 1 Comment Date
48 Katie Zellner 511 Garfield St Fort Collins N/G N/G Jul 08,
2016
47 Kyle Flippen 326 E Elizabeth Fort Collins N/G N/G Jul 08,
2016
46 Erin Decker 3528 Precision
Dr.
Fort Collins N/G N/G Jul 08,
2016
45 Charissa Roepka 3528 PRECISION
DRIVE
Fort Collins N/G N/G Jul 08,
2016
44 Gary Miano 1508 W Elizabeth
St
Fort Collins Woodbridge Senior
Apartment
View Jul 08,
2016
43 Sam Noblett 3528 Precision
Drive
Fort Collins N/G N/G Jul 08,
2016
42 Natilie Cramer 3528 Precision
Drive
Fort Collins N/G N/G Jul 08,
2016
41 Michael Rice 1500 La Reatta
CT
Fort Collins N/G N/G Jul 08,
2016
40 Barb New 3212 Norwood
Court
Fort Collins N/G View Jul 08,
2016
39 April Albat 1615 Cederwood
Drive
Fort Collins N/G N/G Jul 08,
2016
38 Tori Cervi 325 S. Sherwood Fort Collins Master of Social Work
student
View Jul 08,
2016
37 Andy Burch 3003 East
Harmony Rd
Suite 300
Fort Collins N/G N/G Jul 08,
2016
36 Rahn Richards 38842 CR 19 Fort Collins N/G N/G Jul 08,
2016
35 Mark Christensen 1685
Shenandoah
Fort Collins N/G N/G Jul 08,
2016
34 Ken Anderson 1509 Arrowhead
Lane
Fort Collins N/G N/G Jul 08,
2016
33 Kenny McMillan 3926 Waterglen
place
# FirstName Surname Address Town/City Question 1 Comment Date
23 Reflections Senior 321 E Troutman
Pkwy
Fort Collins N/G View Jul 08,
2016
22 Kevin McGinley 1406 Winfield
Drive
Fort Collins SouthGate Church View Jul 08,
2016
21 Lynda Martinez 728 Sycamore
Street
Fort Collins N/G N/G Jul 08,
2016
20 Lynda Martinez 125 S Howes
Street
Fort Collins N/G N/G Jul 08,
2016
19 Alicia Key 5026 Brookfield
Dr
Fort Collins N/G N/G Jul 10,
2016
18 Tim Johnson 3618 Mariner
Lane
Fort Collins N/G N/G Jul 10,
2016
17 Abe Theiss 630 Rocky
Mountain Way
Fort Collins N/G N/G Jul 11,
2016
16 Scott Siekmeier 530 Lupine Drive Fort Collins N/G N/G Jul 11,
2016
15 Jay Hardy 304 Habitat Cove Fort Collins N/G View Jul 11,
2016
14 Wade Corliss 2704
Breckenridge
Place
Loveland N/G N/G Jun 23,
2016
13 Marilyn Heller 4888 Glen Isle
Drive
Loveland N/G N/G Jun 24,
2016
12 Lisa G. Fox 8501 Pfitzer Road Loveland N/G View Jun 25,
2016
11 Denise Martinez 1986 East 18th
Street
Loveland N/G N/G Jun 27,
2016
10 William GOODWIN 1630 N Garfield
Ave
Loveland N/G N/G Jul 08,
2016
9 Justin Davis 319 Gaylord Drive Loveland N/G N/G Jul 08,
2016
8 Erin Andre 3013 north
franklin avenue
Loveland N/G N/G Jul 08,
2016
7 Sean Branson 5462 Brookline
Dr.
Appendix: All signatures comments
129 Doug Peterson Back to signature list
We need senior housing
121 Ryan Keiffer Back to signature list
This is a much-needed project for Fort Collins, in an area that already successfully integrates residential and specifically
senior living. This project should be approved.
118 Maria Gregori Back to signature list
I strongly support Oakridge Crossing.
110 Linda Maher Back to signature list
Thank you for raising the awareness of this need for our community.
102 Lisa Winta Back to signature list
We need affordable housing for seniors. It isn't easy surviving on a fixed income. Please make this available.
98 Phyllis Jachowski Back to signature list
Please support affordable housing for seniors.
Thanks,
Phyllis
97 Barbara Rutstein Back to signature list
I think this is a very appropriate place for Senior housing. Just as appropriate as McKenzie Place. I can't imagine why
anyone would object.
94 Judy Filusch Back to signature list
We desperately need affordable housing for seniors in Fort Collins
91 Robert Larson Back to signature list
I'm hearing about the shortages on affordable housing with two year waiting lists and reports per Larimer County's Office
on Aging! Is the City not keeping up with the times?
90 Josh Zaffos Back to signature list
The need for this and other affordable housing projects is clear, and such diversity and options are critical to maintaining
the city's livability and great reputation. Please support and take the lead on accomplishing this.
89 Ruth Long Back to signature list
By 2030, over 20% of Larimer County residents will be 60 or over. Many of these seniors will not be able to afford
today's rents, much less the rents of the future. We need to build now to meet the needs of this burgeoning population.
PETITION: Tell the Planning and Zoning Board Our Seniors Need Affordable Housing! Page 8
Powered by GoPetition
86 Lynette McGowan Back to signature list
Our office gets calls on a weekly, if not daily basis, from older adults and their family members desperate to locate
affordable housing. Please support this new senior affordable housing. Older adults contribute to our city in so many
ways. We need this new housing to continue to make us an 'Age-Friendly Community'.
80 Deborah Bobowski Back to signature list
As a (retired) real estate market analyst when living/working in Michigan, I spent time analyzing market needs for
affordable housing. Since retiring to FC in 2007 and living as a "renter by choice", my husband and I are personally very
aware of the high costs in/lack of availability in our rental housing market. While we are fortunate enough to be able to
afford the increasingly high rents in our own apartment community, many in town in our age range cannot. And it is for
them - and for those who come after them - that I am joining this petition to P&Z and City Council for approval of this the
McDermott Properties affordable senior rental complex. We need more of this type of age-specific housing - as well as
more housing both affordable and suitable to all age groups. These 110 units are just a drop in the bucket of need, but
after many drops, the bucket WILL fill.
79 Mary Greenberg Back to signature list
We need this and more affordable housing - we don't want to become a Boulder
78 mary wiezik Back to signature list
This is necessary for us seniors to have a safe and affordable housing. Please give your approval for this housing
project. Thank you.
77 judy ohs Back to signature list
I really want to be able to stay here where my life is active, and not have to move elsewhere.
75 Chris Goes Back to signature list
Here is my two-cents about the need for Oakridge Crossing: Not only do we need more affordable housing for older
adults, I'm concerned we might fall further behind in meeting the need. Please allow Oakridge Crossing to be built.
74 Donna Forrest Back to signature list
Seniors living on a fixed income deserve equal opportunities for affordable housing here in Fort Collins. As a native of
Northern Colorado I've observed the influx of people moving here because Fort Collins is such a desirable place to live.
This has impacted housing availability and unfortunately pushes out numerous people of moderate financial means.
Many people who have lived here for years can neither find nor afford appropriate housing in our city. Please approve
Oakridge Crossings and keep our city a desirable place to live with affordable housing opportunities for all seniors.
73 Virginia Henke Back to signature list
I would also urge you to take another look at the maximum qualifying income and assets to qualify for such housing. I
know many fixed-income residents who are just over the maximums. The rising cost of rents and home ownership have
left many senior Fort Collins residents without a safety net for shelter.
72 janet seeley Back to signature list
In addition to the points outlined on the petition and all the other comments,this is an important economic issue. If
seniors are unable to afford their housing, they are less likely to be able to afford medical expenses, forcing them onto
PETITION: Tell the Planning and Zoning Board Our Seniors Need Affordable Housing! Page 9
Powered by GoPetition
Medicaid, which we all pay for.
Seniors make good neighbors, too.
Please support this housing community for the sake of our greater community!
71 Mimi Wahlfeldt Back to signature list
As the Marketing Director at a senior living community in Fort Collins, I receive an AVERAGE of 1 call a week from
people who are seeking affordable senior housing...but I have to refer them to the Larimer County Office on Aging,
knowing full well that every affordable option for seniors in Fort Collins has a 1-3 year wait list! We need more options for
seniors in our community, sooner than later. I WELCOME the new construction on McMurry & Harmony Road - and any
other builders planning to bring this kind of housing to Larimer County in the near future.
70 Bonnie Shetler Back to signature list
Affordable housing has become a critical issue for all residents in Fort Collins, but for seniors whose incomes cannot
keep up with rising rents it is becoming impossible for them to remain in their communities. Approval of this project
should be a no-brainer.
69 Laura Lane Back to signature list
I created an organization called, Senior Housing Fund, for my CSU Writing Arguments class. We raised over $600 for
HPI to provide housing grants to seniors in need. Doing this project, I learned what a terrible predicament our local
seniors are facing and I believe that we should not let rising housing costs price our seniors out of the city they love. We
need more affordable housing options!!!!
67 Dianne McMahill Back to signature list
need low income housing for seniors.
I live on $1800 a month after taxes.
66 Marjorie Gruber Back to signature list
Long waiting lists at all affordable housing
63 Philip Siefken Back to signature list
In my view affordable senior housing would be a very appropriate use of the land on McMurry. Mackenzie Place is
directly across the street and provides numerous living options for seniors who are economically privileged. I ask the
P&Z board members to consider all citizens of our community, including vulnerable segments of our population such as
low income seniors, many of whom have contributed to what makes Fort Collins what it is for decades. I honestly can't
imagine what kind of development would be more suitable for that site with so much senior housing across the street
and existing multi-family housing a half block to the South. Regarding traffic, there will be an increase in traffic and a
need for parking no matter what is eventually developed on the site. I urge the board to support this project.
62 Scott Beethe Back to signature list
This kind of housing is desperately needed in this community. Our housing prices are increasing and there are
residents and non-residents desiring to live here who just can't afford to do so if it were not for such housing. Please
support Oakridge Crossing and similar type projects.
61 Carri Ratazzi Back to signature list
PETITION: Tell the Planning and Zoning Board Our Seniors Need Affordable Housing! Page 10
Powered by GoPetition
I support Oakridge Crossing. We need more housing that is affordable to middle-income seniors that is also close to
public transportation and shopping. Please count my name in support of this project.
60 Marna Morales Back to signature list
Much needed for seniors
59 LuAnn Smith Back to signature list
It saddens me to think that older adults who have lived, worked and served in this community are at risk of being pushed
out due to the price of housing. Do the right thing Fort Collins!
55 Wilda Laughlin Back to signature list
Fort Collins needs affordable housing period. Please help the seniors in Fort Collins by allowing Oakridge Crossing to be
a reality.
44 Gary Miano Back to signature list
As I manage 2 Senior facilities here in Fort Collins, I can say unequivocally that The city of Fort Collins needs this and
many more facilities serving our Low Income population.
40 Barb New Back to signature list
I support this issue
38 Tori Cervi Back to signature list
My work experience has been primarily with homeless and nearly homeless individuals in our community. The need for
affordable senior housing is absolutely necessary for the health of these individuals and our community
30 Jane Everhart Back to signature list
Need this for my parents!
25 Michelle Curtis Back to signature list
Why would be want to potentially increase the homeless population and show no regard to our senior citizens? Our
seniors have paved the way for us and lack of housing for them is greatly disturbing. This has to be passed, especially
with how rapidly Fort Collins is growing. Why are these companies opposing housing that could bring them more
revenue? Maybe we as a community should think about petition against their business since they don't want to bring
more housing and income to Fort Collins...
23 Reflections Senior Back to signature list
There is a desperate need for affordable housing in Fort Collins, especially for senior citizens. We continuously have
waiting lists (sometimes more than a year in length) for seniors in need of housing.
22 Kevin McGinley Back to signature list
Affordable housing is a critical need for our community, especially for seniors on a fixed income. I wholeheartedly
endorse this effort to provide seniors a safe and economical place to call home.
PETITION: Tell the Planning and Zoning Board Our Seniors Need Affordable Housing! Page 11
Powered by GoPetition
15 Jay Hardy Back to signature list
This is very important project for our city and region. Please look upon this favorably!
12 Lisa G. Fox Back to signature list
One day everyone will need this. Would it not be wonderful to be proactive instead of reactive? Seniors are wonderful
and amazing individuals who have a lifetime of knowledge to share.
5 Gail Wagner Back to signature list
I work with many seniors in Ft. Collins who have lived here their whole lives & after having down-sized, can find no place
in Ft. Collins to live. This is a shame as these and many more like them have poured their sweat & blood into this
community! Our responsibility to them is to help provide for them as they have provided and helped so many in their
lifetime. These seniors have worked hard! Let's work hard for them!
3 Leslie Gunter Back to signature list
My mother-in-law I would've loved to move here but could not find affordable housing. This is needed desperately.
PETITION: Tell the Planning and Zoning Board Our Seniors Need Affordable Housing! Page 12
Powered by GoPetition
To: Ryan Mounce
From: Alex Chapman 4750 Pleasant Oak Dr. Apt 339 Fort Collins, CO 80525
Subject: Oakridge Crossing Project Development Plan PDP 160009
Date: July 8, 2016
In-fill development by definition calls for development on vacant parcels of land surrounded by
developed land. Because there is limited adjacent vacant property for future expansion, in-fill
projects must be self-sufficient within the confines of the vacant parcel to be developed.
Fort Collins has had a very painful and embarrassing lesson about planning for parking spaces at
apartment complexes. The Summit on College student housing project was built without
adequate parking. Now, after two years of wrangling with neighbors, planners, and City Council
the developer is building a parking garage that only half way addresses the problem. There is
plenty of anger to go around for all parties involved in this project. The original developer has
tried to sell the property and the students who were to be served hate it.
Move forward to Oakridge Crossing affordable housing for seniors. The developer proposes to
develop a vacant parcel at 4706 McMurry Ave. by building a three story building with 110
apartments and 5,000 square feet of ground floor commercial space. Fort Collins off-street
parking standards call for 172 resident parking spaces, and the developer proposes allowing 8
parking spaces for commercial parking. In order to shoehorn this project into the limited lot
space available, the developer is requesting a modification of the parking standards to provide
only 80 parking spaces for residents. P&Z approval of this modification would raise a number of
questions:
1. How many vehicles would be forced to park on the street, or at adjacent businesses?
2. How would seniors cope with groceries and all of their daily needs from off-site parking?
3. How would snow be removed from a fire lane and parking lot covered with autos?
4. If a parking garage is required in the future, would adjacent business property be
condemned and taken by right of eminent domain? How would that affect the economics
of the project?
The developer states that grocery shopping and public transportation is within walking distance.
This true, but it is half a mile away. Oakridge crossing is on the South side of Harmony.
Grocery shopping and West-bound public transit is on the North side of Harmony which is a
major arterial street and State Highway 68 with three traffic lanes and a bike lane in each
direction, and a divider island in the middle. McMurry Ave would be the pedestrian crossing
point where there are both left and right hand turn lanes on all four corners of the intersection. It
is scary to think about seniors trudging across Harmony with groceries in hand at this
complicated and busy intersection.
Although affordable senior housing is desirable, it should also be livable. Low-income seniors
deserve better than what is offered at 4706 McMurry Ave. P & Z should not approve this
project.
July 12, 2016
To Whom It May Concern:
I wish to register my support for the construction of Oakridge Crossing, the affordable senior
housing community, which has been proposed in south Fort Collins.
Home prices and rents are at an all-time high in Fort Collins, which is especially hard on our
aging adults who in many cases must live on fixed incomes. Seniors are a critical, and rapidly
growing, component of our community and we must make sure there are places where they
can afford to live to ensure a healthy and diverse community now and in the future. This
should be an extremely high priority for a city with a reputation for finding innovative solutions
to meeting citizens’ needs.
Oakridge Crossing is a senior housing community that has been proposed for south Fort Collins.
It will provide more than 100 apartments for older adults, and will include amenities designed
to provide residents with a safe, comfortable, and affordable living environment. Most
importantly, rents will be quite a bit lower than for almost any other apartments currently
available in the city, and their plans show that they are not sacrificing quality to meet
affordability. Residents of the Oakridge crossing community will likely include retired teachers,
healthcare professionals, public servants and other retirees who chose to serve others, while
potentially sacrificing income over their careers.
We have a tremendous and dire need more affordable senior housing in Fort Collins. That is
why I support the high quality project proposed at Oakridge Crossing.
Sincerely,
Jake Hallauer, Vice President
DocuSign Envelope ID: 4F5C175F-E8E6-4770-9715-2359590B5ACA
1
Ryan Mounce
From: Mason Carter <masoncarter@comcast.net>
Sent: Tuesday, July 12, 2016 12:24 PM
To: Ryan Mounce
Subject: Oakridge Crossing pdp 160009
July 12, 2016
Ryan Mounce
City Planner Community Planning and Development
281 North College Avenue
Fort Collins Colorado 80524
Dear Mr. Mounce:
We are residents and owners of one of the Cottages at MacKenzie Place and we wish to express our opposition to the
proposed Oakridge Crossing Project (pdp 160009). The principal reasons for our opposition are as follows:
1. We purchased our home in Cottages at MacKenzie Place with the understanding that there would be no additional residential
units in the Oak Ridge Business Park since the small amount of remaining undeveloped space was zoned for commercial use
such as currently exists along the east side of McMurray Drive opposite our homes. Allowing additional high density housing
in variance to existing zoning would be a clear violation of the trust we placed in the city administration and the developers
of our community.
2. In addition to violating existing zoning, the Oakridge Crossing project proposes to provide only half the parking spaces
required for such a development.
3. According to Oakridge Senior Apartments Conceptual Review, the Oakridge Crossing project does not provide the required
10,000 ft2 of additional park and leisure space proposing instead to add the impact of the residents of 110 apartments and
several offices to the existing open spaces.
4. The project does not provide adequate trash enclosures (according to the Review).
The Oak Ridge Crossing Senior Housing Project would significantly increase noise, traffic, and congestion in the surrounding
neighborhood and would fail to provide the quality of life city codes are intended to insure. Inadequate parking and open space
would be as frustrating for the new residents as to their neighbors. While we recognize the need for additional affordable senior
housing, we do not believe it should be built to less than the currently specified standards or lower the quality of life of the current
residents in the area.
We regret that we will be unable to attend the public hearings on this project. We are both octogenarians and our ability to
effectively participate in lengthy public discussions is limited by various impediments common to our age group. We hope you will
accept this correspondence in lieu of personal appearances.
2
Mason and Ruth Carter
4751 Pleasant Oak Drive, Unit: B-36
Fort Collins, CO 80525
E-Mail: masoncarter@comcast.net
1
Ryan Mounce
From: Miriam Wahlfeldt <mwahlfel@good-sam.com>
Sent: Tuesday, July 12, 2016 2:58 PM
To: Ryan Mounce
Subject: Letter of support for Oakridge Crossing
Attachments: Support Letter - FoCo Affordable Senior Housing 2016.docx
Dear Mr. Mounce,
Please find my letter of support for the Oakridge Crossing project attached.
Thank you for your work on the Planning & Zoning Board. I hope the town meeting on Thursday
provides your team with enough support to move forward on construction of this much-needed
housing option for our seniors.
Best,
Mimi
Mimi Wahlfeldt
Director of Marketing
Good Samaritan Society Fort Collins Village
Independent & Assisted Living | Skilled Nursing | Post-Acute Rehabilitation | Therapy Services
508 W. Trilby Road | Fort Collins, CO 80525
Direct: 970.658.4284
Main: 970.226.4909
mwahlfel@good-sam.com
The Good Samaritan Way: Compassion * Honesty * Love * Acceptance * Humility * Courage * Joy *
Perseverance
This email transmission and any documents, files or previous email messages attached to it may contain
information that is confidential or legally privileged. If you are not the intended recipient, you are hereby
notified that any disclosure, copying, printing, distributing or use of this transmission is strictly prohibited. If
you have received this transmission in error, please immediately notify the sender by telephone or return email
and delete the original transmission and its attachments without reading or saving in any manner. The
Evangelical Lutheran Good Samaritan Society.
Mr. Ryan Mounce
City Planner, City of Fort Collins
281 N. College Avenue
Fort Collins, CO 80524
July 12, 2016
Dear Mr. Mounce and the Planning & Zoning Board,
I write this letter in support of the senior citizens in Fort Collins who are in need of affordable housing
options.
As the Marketing Director for a senior living community that offers Independent Living and Assisted Living
apartments, as well as Skilled Nursing and Rehabilitation care, I am in a unique position to testify that
there is a serious gap in housing for people “55 and better” in Fort Collins. Every single week I receive
telephone calls and/or email inquiries from individuals seeking an apartment with a rent price-point that
can work within their restricted budgets. Many of these people have been hard-working members of our
community who are now trying to live on their social security or other modest incomes, usually in the
$1,600-$2,000/month range. Community living options like ours (and we are one of the most reasonable
in town!) are simply out of their reach, since our monthly fee starts at $2,109/mo. While it’s true that
senior living communities usually include utilities and other support services, the math still doesn’t add up
for most people living on the budget restrictions mentioned above.
The few affordable senior apartments in town have wait lists of up to 3 years, essentially forcing many
people to move out of Fort Collins altogether. This is just not right! Not only are we doing these citizens
a disservice by not making room for them, we are also hurting the diversity of our community by not doing
what we can to welcome them. Many of these people are still active and giving back to churches and non-
profits in our city…do we really want them to move to Loveland or Berthoud or Longmont? Most have
called Fort Collins home for decades.
We need to welcome builders like McDermott Properties that are offering creative housing alternatives
that make sense. I stand in support of welcoming the Oakridge Crossing project to our city, and I hope
that the Planning & Zoning Board see its way to allowing this (and future similar) construction. Fort
Collins is The Choice City…let’s give its citizens some actual choices!
Very sincerely,
Mimi Wahlfeldt
Mimi Wahlfeldt
Director of Marketing
Good Samaritan Society – Fort Collins Village
508 W. Trilby Road, Fort Collins, CO 80525
Direct: 970-658-4284 | mwahlfel@good-sam.com
1
Ryan Mounce
From: Saundra B Brown <saundrabbrown@msn.com>
Sent: Thursday, May 26, 2016 8:47 PM
To: Sarah Burnett; Ryan Mounce
Cc: Saundra B Brown
Subject: Oakridge Crossing proposal
To Whom It May Concern,
I attended the Oakridge Crossing Neighborhood meeting 4/28/16. I have since done more research and would like to
share my opinion. The Oakridge Crossing should not be built on McMurray Street due to the lack of adequate parking
on the site. McMurray does not allow parking on the street even though the Developer was telling people at this
information meeting that McMurray allows parking. The street is designed with bike lanes not parking lanes. Also, the
Business Park is not a suitable area for Apartments.
Thank you for sharing this information with the Planning and Zoning Board.
Sincerely,
Saundra B Brown
1
Ryan Mounce
From: Walter Hunter <wehiah@gmail.com>
Sent: Friday, May 27, 2016 1:30 PM
To: Ryan Mounce
Subject: Re: Oakridge Crossing Project Update
Hi Ryan:
As a nearby neighbor, we are disappointed to learn that the Builder is now asking for a reduction in the number
of parking spaces at the proposed Oakridge Crossing development. As you know, most of the neighbors felt
that the original number of 88 was too few! Unless the developer has solid and objective evidence to support
the request for fewer spaces, we hope that the Planning and Zoning Board will deny the request.
Although we understand the need for senior housing, we are concerned about trying to "shoehorn" any
development inappropriately.
Walter and Irene Hunter, 4751 Pleasant Oak Drive, A 8, F.C., CO
On Fri, May 27, 2016 at 12:19 PM, Ryan Mounce <RMounce@fcgov.com> wrote:
You are receiving this message because you have attended neighborhood meetings or provided comments for the Oakridge Crossing
development proposal.
Dear Oakridge Neighbors,
I wanted to let you know the Oakridge Crossing proposal for office space and senior apartment units near the
intersection of McMurry Avenue and Pleasant Oak Drive has been scheduled for consideration by the Planning
& Zoning Board at their June hearing. The meeting will take place on Thursday, June 9th at 300 LaPorte Avenue
(City Hall), in Council Chambers, starting at 6:00p.m. If you own property within 1,000 feet of the development
site, you should also be receiving a mailed notice within the next several days. A copy of the notice is attached
to this email.
Elements of the proposal include:
Three-story building, containing ground floor office space along McMurry Avenue and 110 apartment
units for seniors age 65 and older
New site improvements for drainage areas, landscaping, parking lot, and plaza space
Installation of street trees and sidewalk along McMurry Avenue
2
Proposed vehicle parking spaces: 88
The proposal includes two requests for a Modification of Standard to the Land Use Code. The first modification
is for a reduction in the required amount of vehicle parking spaces, and the second modification requests the use
of land not accessible to the public to meet accessibility requirements for a park, central feature, or gathering
area.
At the public hearing, the Planning & Zoning Board will provide the opportunity for public comment and
testimony regarding the project. I anticipate a large number of individuals will attend the hearing and provide
comments, and the board may place time limits on the length of individual testimony. If you have a lot of
comments or information you would like to share with the board, or are unable to attend the public hearing, I
recommend providing me a letter or email prior to June 9th that I will pass directly to the board in advance for
their consideration. If you have previously sent me comments or feedback in written form, those comments
have already been included as part of the board’s information packet.
Preliminary agenda materials for the June hearing should be available this weekend on the Planning and Zoning
Board webpage. If you are unable to attend the hearing, you can also stream the meeting online from the
Cable14 webpage. If you have any questions about the project, the public hearing process, or have difficulty
accessing materials, please feel free to contact me.
Regards,
Ryan Mounce
Planning Services
City of Fort Collins
970.224.6186 | rmounce@fcgov.com
1
Ryan Mounce
From: DONALD BEARDSHEAR <donbeardshear@msn.com>
Sent: Friday, May 27, 2016 3:52 PM
To: Ryan Mounce
Cc: Don Beardshear
Subject: Re: Oakridge Business Park Covenants, Conditions & Restrictions
Ryan,
I read paragraph 2.6 of the Business Park Declaration of Covenants several times. I believe it does not support
the claim of the applicant that the detention pond is available for private gathering space. The reason I
believe this is because the Common Area described in paragraph 2.6 “shall mean those portions of the
Oakridge Business Park”. Even though the Oakridge Business Park Association owns 50% of the detention
pond (Tract A), the detention pond is not in the Oakridge Business Park. It is within the boundaries of
Oakridge Village VII PUD.
Thank you for submitting this comment to the Planning and Zoning Board for consideration.
/S/
Donald L Beardshear
President
Oakridge Village VII
Home Owners Association
From: Ryan Mounce
Sent: Friday, May 27, 2016 11:40 AM
To: donbeardshear@msn.com
Subject: Oakridge Business Park Covenants, Conditions & Restrictions
Hi Don,
Please find attached a copy of the Business Park Covenants and Restrictions document the applicants sent to me.
Thank you,
Ryan Mounce
Planning Services
City of Fort Collins
970.224.6186 | rmounce@fcgov.com
Mr. Ryan Mounce
City or Fort Collins Planning Dept.
281 N. College Ave
Fort Collins, CO 80522
Dear Mr. Mounce
I am so pleased to see that the McDermott Properties is planning to build well-planned, quality
affordable senior housing. There is a critical need in our area for this. The number of seniors in our
community is increasing rapidly, and affordable housing for those with low income has not kept pace
with the growth. Ft. Collins recently was designated an Age Friendly Community, so this development is
essential in providing housing for our older residents. The Oakridge Crossing project is ideal and meets
the criteria we want in affordable housing for seniors. It is long overdue, and it would be a disservice to
our community to deny their proposal. I am 100% in favor of it. Most of the current building is at the
expensive high end, so we need to support this kind of affordable housing. I urge planning and zoning
to approve this while the opportunity is there. We are fortunate that McDermott is willing to help with
our needs.
Marilyn Heller
4888 Glen Isle Drive
Loveland 80538
1
Ryan Mounce
From: Alice Caputo <gomollie@aol.com>
Sent: Sunday, May 29, 2016 9:16 PM
To: Ryan Mounce
Subject: Re: Oakridge Crossing Project Update
Thank you. I have to be away and will miss the hearing. I remain concerned about the project's density/ simply too large
for the space. Also, there is inadequate parking for the residents and the commercial space. I would favor reducing the
size of the project ‐ fewer apartments and less commercial space. It is simply too large for the space and it will cause
significant traffic and parking problems. Please consider scaling it back.
Thank you.
Alice and David Caputo
4751 Pleasant Oak Drive, B 38,
Fort Collins,
Co. 80525
Sent from my iPhone
On May 27, 2016, at 12:19 PM, Ryan Mounce <RMounce@fcgov.com> wrote:
You are receiving this message because you have attended neighborhood meetings or provided comments for the
Oakridge Crossing development proposal.
Dear Oakridge Neighbors,
I wanted to let you know the Oakridge Crossing proposal for office space and senior apartment units
near the intersection of McMurry Avenue and Pleasant Oak Drive has been scheduled for consideration
by the Planning & Zoning Board at their June hearing. The meeting will take place on Thursday, June 9th
at 300 LaPorte Avenue (City Hall), in Council Chambers, starting at 6:00p.m. If you own property within
1,000 feet of the development site, you should also be receiving a mailed notice within the next several
days. A copy of the notice is attached to this email.
Elements of the proposal include:
Three‐story building, containing ground floor office space along McMurry Avenue and 110
apartment units for seniors age 65 and older
New site improvements for drainage areas, landscaping, parking lot, and plaza space
Installation of street trees and sidewalk along McMurry Avenue
Proposed vehicle parking spaces: 88
The proposal includes two requests for a Modification of Standard to the Land Use Code. The first
modification is for a reduction in the required amount of vehicle parking spaces, and the second
modification requests the use of land not accessible to the public to meet accessibility requirements for
a park, central feature, or gathering area.
At the public hearing, the Planning & Zoning Board will provide the opportunity for public comment and
testimony regarding the project. I anticipate a large number of individuals will attend the hearing and
provide comments, and the board may place time limits on the length of individual testimony. If you
2
have a lot of comments or information you would like to share with the board, or are unable to attend
the public hearing, I recommend providing me a letter or email prior to June 9th that I will pass directly
to the board in advance for their consideration. If you have previously sent me comments or feedback in
written form, those comments have already been included as part of the board’s information packet.
Preliminary agenda materials for the June hearing should be available this weekend on the Planning and
Zoning Board webpage. If you are unable to attend the hearing, you can also stream the meeting online
from the Cable14 webpage. If you have any questions about the project, the public hearing process, or
have difficulty accessing materials, please feel free to contact me.
Regards,
Ryan Mounce
Planning Services
City of Fort Collins
970.224.6186 | rmounce@fcgov.com
<Oakridge Crossing P&Z Hearing Notice.pdf>
1
Ryan Mounce
From: Lynn Christy <lynn.christy@live.com>
Sent: Tuesday, May 31, 2016 12:36 PM
To: Ryan Mounce
Cc: Lynn Christy
Subject: Oakridge Crossing Public Input
Hello, Ryan,
My name is Lynn Christy, and I live in the Oakridge VII area in Fort Collins. Don Beardshear is our HOA
President, and I have been discussing the new Oakridge Crossing Low Income Senior development proposal
with him. I have a few concerns that I would like to pass on to you via email, as I will be unable to attend the
meeting on June 9th. It is my understanding that I can deliver public comment with this method.
I am concerned that the purpose for this development, a viable low income senior housing facility, contradicts
its design in a way which will be very detrimental to the future senior citizen residents. As currently designed, I
believe the developer is doing a huge disservice to the seniors that would end up living in his development. My
concerns are centered around what appears to be an urban development design that is ill-fitted for
the targeted property, a suburban Oakridge area.
To my point:
1. Required use of city transit:
Because the developer is stating that folks won't need/have their own automobiles, he is minimizing parking.
There will be 77 parking spots for 110 apartments. If we go with his logic, that means that many of the seniors
in this development will need to take the bus or walk. They are "low income" so I can't believe they will
continually be able to afford taxi or uber. The nearest bus stop is .4-.5 miles from the McMurry entrance to the
development (using google maps for all calculations to the bus stops just south of Safeway on Harmony
Road). So, in all forms of weather, rain, snow, cold, heat, the seniors will need to walk a 1/2 mile to the bus
stop for any and all services. Round trip walk = 1 mile.
2
The nearest walkable doctors' office is .7 miles away (Associates in Family Medicine), but it is unlikely they
will all be patients there, so that means the bus again when ill. Round trip=1.4 miles
The nearest grocery is Safeway. This store is .5 miles away if walking, 1 mile round trip. Shoppers from this
proposed development will need to carry groceries home for a 1/2 mile. This situation gets worse in the snow,
rain, heat, ice. Round trip = 1 mile.
This pedestrian requirement does not seem like a viable living situation for senior citizens, and certainly not for
any with physical ailments.
The safety of the walking route for these seniors to required services is also a concern. The Harmony
Road/McMurry crossing traverses a 6-lane, heavily travelled road, with a 45 mph speed limit. Are you aware
that in one of the past Poudre School District boundary changes, one of the proposed changes was to have the
children from Oakridge who were currently attending Werner Elementary (south of Harmony Road) be
switched to attend Kruse Elementary (north of Harmony Road)? The proposal was not pursued at length
because it was deemed too dangerous to have children crossing Harmony road twice/day to get to/from school.
This anecdote is to emphasize the point that the crossing at McMurry and Harmony is dangerous, as it is a 6-
lane, heavily travelled road, with a 45 mph speed limit. It will not be a safe situation for seniors any more than
it is for children, and especially those with physical issues.
2. Gathering Space and Density:
It is my understanding that to comply with city code, the developer reduced the original number of stories from
4 to 3, and included office space. In doing so, the number of apartment units was barely reduced. I believe the
numbers were 128 originally reduced to 110 unit. I also understand that the units were changed to many more
single occupancy apartments from multi-bedroom. This single-bedroom set-up is a very isolating situation for
seniors unless they have useful gathering places to socialize. I haven't seen plans, but I understand that the
private property gathering location is meant to be in a detention pond, outdoors, and not on the facility's
property. Do these seniors not have a facility/location to gather in their complex? If not, must they gather
outside at a location not even on their property? This solution is very isolating, does not address bad weather
(cold, icy, wet, heat), and does not accommodate those with difficulties in mobility.
This proposed development, Oakridge Crossing, appears poorly conceived to address the needs of those it is
being built for, senior citizens.
3
Thank you for allowing me to give input.
Sincerely,
Lynn Christy
1527 River Oak Drive
Fort Collins, Colorado 80525
June 2, 2016
Ryan Mounce
Planning Services
City of Fort Collins
I am a resident and homeowner in the Oakridge Village community. I am aware of the proposed
Oakridge Crossing proposal and attended the public open house on April 28th, 2016. I am very concerned
with the proposed development and hope the zoning change request be denied for the following
reasons:
1) The proposal is not consistent with the current zoning requirements nor is it consistent with the
Harmony Road Plan. When I moved into the neighborhood I thought the current light industrial
zoning would stay in place. Changing the zoning is inconsistent with the current businesses.
2) Parking in the proposed Oakridge Crossing is woefully under estimated. The overflow would
have to park along McMurry Street or in the MacKenzie Retirement Community.
3) Addition use of our HOA would compromise the current use. We pay some of the highest HOA
fees in Fort Collins. These new residents would add additional impact the use of our HOA. The
developer’s proposal to use the Oakridge detention pond as the development’s private
gathering space was done without asking our HOA for permission as co-owners and manager.
4) The proposal would add additional traffic on Harmony which is now extremely congested.
I certainly realize the need for affordable housing in Fort Collins, and am supportive of the City looking at
opportunities. Unfortunately this location will have negative impacts on our community and
neighborhood and I request the proposal be denied.
Sincerely,
/s/
Steve Ambrose
1
Ryan Mounce
From: Carl Smith <ftc80525@gmail.com>
Sent: Thursday, June 02, 2016 1:53 PM
To: Ryan Mounce
Subject: Oakridge Crossing proposal for office space and senior apartment units near the
intersection of McMurry Avenue and Pleasant Oak Drive
Ryan,
I live in Oakridge Filing 8 and am opposed to the two modifications to the Land Use Code.
The reduction in the required vehicle parking spaces will be a major traffic hazard on McMurry. The same
thing happened when Columbine put the senior units in at Rule and Lemay. Many days there are more than 65
cars parked on Rule and Wheaton. 88 spaces are inadequate for 110 apartments and office space. McMurry is
one of two access points from the North to the Oakridge subdivision and is used by both bicycles and cars,
parking on McMurry will be a hazard to both. Snow removal in the winter will also be hindered the same way
it is for the Columbine facility.
The modification for accessibility for a park is also inappropriate. The land not accessible to the public in
Oakridge Filing 7 is managed by that HOA but Oakridge Filing 8 pays half of the expenses for that open
area. Oakridge Crossing should not be allowed to use that property to meet their park requirement when our
filing is paying for the maintenance.
Carl Smith
970.225.8143
DOUG HUTCHINSON
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P II O X K : i) 70 482 - 1 5 I 0
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May 31,2016
Mr. Ryan Mounce
City of Fort Collins Planning Dept.
281 N. College Ave.
Fort Collins, CO 80522
Re: Oakridge Crossing
Dear Mr. Mounce:
1 am pleased to learn that an application to develop a new affordable senior housing
community called Oakridge Crossing has been submitted to the city. I plan to attend the
Hearing on June 9^'^ and will speak enthusiastically in favor of this much needed project.
During my three terms as mayor of Fort Collins, issues concerning seniors were major
concerns of mine—especially the complex challenge of affordable senior housing.
The lack of affordable housing in Fort Collins is well documented, and the problem does
pose special challenges for seniors on fixed incomes. Beyond that, safe communities
designed for seniors to live and retire are also becoming increasingly difficult to find.
Those wishing to downsize are often forced to stay in homes that are too large and
difficult to maintain, or worse, leave the area. Our aging population should not be an
afterthought. They provide countless benefits to our city through their wealth of
knowledge and experience. They mentor, advise and inspire us; and fill the ranks of
volunteers serving at schools, hospitals and non-profit organizations.
I believe that supporting our growing senior population is one of our strong community
values, and we should do everything we can to keep our senior citizens from leaving Fort
Collins. That includes building quality and affordable housing like Oakridge Crossing.
Doug Hutchinson
Mayor of Fort Collins 2005-2011
Mr. Ryan Mounce
City of Fort Collins
Planning Dept.
281 N. College Ave.
Fort Collins, CO 80522
Re: Oakridge Crossing
Dear Mr. Mounce,
I am writing in regard to Oakridge Crossing, the Mixed Use Community
containing affordable senior homes and commercial space that is proposed for
south Fort Collins. As a nonprofit organization located in the Oakridge Business
Park we welcome this project to our neighborhood.
The Oakridge Business Park is an ideal location for seniors as witnessed by
Mackenzie Place, which is just across the street from the Oakridge Crossing site.
Home prices and rents are at an all-time high, which is especially hard on aging
adults that must live on fixed incomes. Seniors are a critical and rapidly growing
component of our community and we must make sure there are places where
they can afford to live. This should not be too difficult for a city with a reputation
for finding innovative solutions to meeting citizens’ needs.
Oakridge Crossing is a senior housing community that will provide more than 100
apartments for older adults living on fixed incomes, and will include amenities
designed to provide a safe, comfortable, and affordable living environment. Most
importantly, rents will be quite a bit lower than for almost any other apartments
currently available in the city, and plans show that Oakridge Crossing is not
sacrificing quality to meet affordability.
The 5,000 square feet of commercial space included in this project is an added
benefit, and will foster job growth in the Harmony Corridor.
The Community Foundation is nonpartisan and we do not take positions on
political issues. However, speaking only for our 12-person staff who work in the
Oakridge Business Park, I can say that we would feel very comfortable
welcoming this development to the area.
Sincerely,
Ray Caraway, President
Community Foundation of Northern Colorado
June 2, 2016
Mr. Ryan Mounce
City of Fort Collins
Planning Department
281 N. College Avenue
Fort Collins, CO 80522
Re: Oakridge Crossing
Dear Mr. Mounce:
I’m writing this letter in support of the Oakridge Crossing development.
Fort Collins needs to plan for the future wave of older adults who will comprise a large
segment of our population. Everyday, for the past 4 years, 10,000 people in the United
States are turning 65. Fort Collins is not immune to this age wave. In fact, Fort Collins is
considered a highly regarded place to age – a university town, wonderful health care services,
great recreational opportunities, close to the mountains and the amenities of Denver, and a
wonderful aging services network.
I have been with Columbine Health Systems for the past 25 years. My daily work with older
adults and their families provides with me insight into the housing options needed for our
citizens as they age.
As our community is made up of diverse citizens, there is also the same diversity within older
adults. The housing options available to older adults must meet many levels of financial and
psychosocial needs. Housing options for older adults must also be available throughout all
parts of our community. Currently, our variable income senior housing is located primarily
in the north side of Fort Collins.
Oakridge Crossing location is situated near a grocery store, shopping, and restaurants. These
amenities are highly sought out for older adults when making housing choices. The Harmony
Campus and free-standing emergency room of UC Health, the Kaiser medical practice, and
the Banner Fort Collins Hospital are all located within a few miles of Oakridge Crossing. The
location is highly beneficial for older adults to age well and safely.
Fort Collins has always taken care to ensure all of its citizens have options to meet their needs.
Oakridge Crossing provides for a segment of older adults in a south location in our community.
Let’s not miss this opportunity to support the needs of older adults in Fort Collins.
Sincerely,
Yvonne D. Myers
Health Systems Director
Columbine Health Systems
802 West Drake Road, Suite 101 • Fort Collins, Colorado 80526 • Phone 970-482-0198 • Fax 970-482-9148 • www.columbinehealth.com
COLUMBINE HEALTH SYSTEMS
1
Ryan Mounce
From: Steph <smmrph@hotmail.com>
Sent: Monday, June 06, 2016 11:00 AM
To: Ryan Mounce
Subject: Concerns Regarding Oakridge Crossing Potential Development
Dear Mr. Mounce,
I am writing to you to express my concern with the potential development of Oakridge Crossing. I am a
resident of the Oakridge Village VII Neighborhood. My concerns with the development proposal as it currently
stands are;
1) The lack of off-street parking in relation to the potential number of residents.
- There is not street parking on McMurry in front of this potential development area. The curb in front of the
development is a bike lane which my family, including my young sons, use regularly to travel. The potential,
given the inadequate number of off-street parking spaces provided by the development, for illegal on-street
parking, blocking the bike lane, is significant. When cars park illegally on McMurry this forces bikers to move
into the traffic lane. This is not safe for the children in our neighborhood.
and
2) The use of our detention area as the "private gathering space" for the potential residents of this development.
- While this area is landscaped it is subject to significant flooding and cannot be regularly relied upon as a
gathering space. It also doesn't provide any shelter areas or bathroom facilities.
Please share my written concerns with the board prior to your meeting on June 9th.
Sincerely,
Stephanie M. Campbell
1620 River Oak Dr
Fort Collins, CO 80525
1
Ryan Mounce
From: Debbie Swann <debbie.swann24@gmail.com>
Sent: Monday, June 06, 2016 1:44 PM
To: Ryan Mounce
Subject: Oakridge Crossing
Dear Ryan Mounce,
I am writing in regards to the proposed development of Oakridge Crossing - Affordable Senior Housing just off
of McMurry Ave. in Fort Collins. As a resident of Oakridge, I am well aware of this location and know that
this development, as proposed, would have a severely negative impact on the current residents and businesses.
The most pressing issue, in my opinion, is parking for this complex. McDermott Properties has proposed that
this new apartment complex hold 110 units but only 88 parking spaces. Where do the other residents
go? Where do their friends and families go? What about the staff? While there may be some street parking, it
is not enough for the MINIMUM of 22 extra vehicles. Zoning rules dictate that this kind of facility offer 1.5
parking spots for each unit. McDermott is proposing only half of this. Is the overflow going to park on my
street and clutter up my neighborhood, making it unsafe for the kids to play on their own streets? Will residents
and guests be forced to park at the businesses next door? McMurry is currently a street where families go
walking and bike riding. School buses do their daily pick-ups and drop-offs on this street. I personally walk
from my home to the daycare on the corner of Oakridge and McMurry to pick up my young boys. The increase
of traffic, noise, and people will change this way of life. Zoning rules alone should be enough to prove the
parking accommodations are unacceptable, not to mention the negative impact on those of us that live in the
area.
The other troublesome item on the proposal is that of the "gathering space". It is my understanding that
McDermott Properties wants to utilize our HOA maintained green belt and park area in order to be compliant
with city rules. Will McDermott or the apartment residents chip in annually for the added maintenance
required? What kind of financial obligation will they have to maintain the park? Should they or their friends
and families misuse the area, who will hold them accountable? What is equally troubling is that McDermott
Properties is already boasting about this "Picnic Area w/Gas BBQ Grills" on their website. We do not have a
picnic area, only a couple small tables spread out along the green space. Nor do we have gas BBQ grills. To
mislead the community and prospective residents about the amenities they are supposedly providing is very
troubling. What else might they be lying about? (Their website also boasts about mountain views, which, in
my experience, are no where to be seen on McMurry.)
Believe me when I say that I understand that Fort Collins is in need of more affordable housing. I teach at CSU
and am constantly hearing students complain about the rising housing costs and know the same applies to
seniors on a fixed income. That being said, McDermott Properties cannot bend the city and zoning rules to suit
its needs and bottom line. The complex they are proposing is simply too big for the area. It does not and
cannot provide the spaces necessary for the residents without relying on other businesses' parking lots or nearby
neighborhood streets and our private, HOA park. We cannot set a precedent that a company can simply piggy-
back on established neighborhoods and private spaces in order to cram too many people into too tight of
spaces. Senior citizens deserve better. Fort Collins residents deserve better.
Thank you for taking the time to read my concerns. I hope you take them to heart as you evaluate the plans.
Sincerely,
2
Debbie Swann
1
Ryan Mounce
From: Rhys Christensen <rhys@rpcprop.com>
Sent: Monday, June 06, 2016 5:52 PM
To: Ryan Mounce
Subject: Senior housing proposal Oakridge
Ryan,
I am the owner of the Wolf Robotics building at 4600 Innovation. Having been in the real estate business for 30 years,
my opinion is that the proposed project is woefully under parked. There should be a minimum of 110 spaces for
residents and guests and at least 20 spaces for the 5100 SF office space.
Thanks,
Rhys Christensen, CCIM
2038 Vermont Drive
Fort Collins, Co. 80525.
1
Ryan Mounce
From: Eric Bloedorn <emb25@comcast.net>
Sent: Monday, June 06, 2016 7:37 PM
To: Ryan Mounce
Subject: Oakridge Crossing
This development is NOT welcomed by any of their neighbor's. It would make MCMurray extremely congested with
street parking because they don't provide enough spaces for their tenants as well as their staff. It would be an eyesore
as well as not conducive to our family neighborhood. The developers will tell you everything that you want to hear to
make it but I can tell you THEY won't be personally living next to it!
Thank you,
Abby Bloedorn
A Oakridge Family
Sent from my iPad
1
Ryan Mounce
From: Jeff Cross <j2cross1@gmail.com>
Sent: Tuesday, June 07, 2016 8:00 AM
To: Ryan Mounce
Subject: Oakridge Crossing
Good morning Ryan -
I hope to attend the hearing on the Oakridge Crossing project on Thursday evening but I thought it might be
best if I expressed my opposition to this development in an e-mail. I suspect there will more people at the
meeting who wish to speak than there will be time to hear them. My thought is that the very exceptions being
requested of the City to allow this development to go forward are the best evidence that the project is
inappropriate for this location.
Thank you for your consideration.
Best Regards,
Jeff Cross
President, Tuckaway, LLC
1101 Oak Park Drive, #101
Fort Collins, CO 80525
970-481-9410
1
Ryan Mounce
From: patrick.kimmitt@tobha.com
Sent: Tuesday, June 07, 2016 9:46 AM
To: Ryan Mounce
Subject: Feedback on proposed development Oakridge Crossing
Mr. Ryan Mounce, City Planner:
I am opposed to approving the development Oakridge Crossing because of the following reasons:
1. Cyclists along McMurray bike path face more safety risk with increased traffic and parking along McMurray,
which is now a dual‐use bike path/parking lane. Cars will block the bike lane when parked there.
2. Safety of children playing in the neighborhood with the potential increase of traffic volume
3. Safety at bus stops in the morning and afternoon with the increased traffic
4. Potential dog waste issues in the detention pond (pets allowed in this facility)
5. We will potentially see increased foot traffic in our neighborhood.
6. Wear and tear on our existing playground equipment, soccer posts, benches, etc. which is owned and
maintained by 7th filing (no financial support from 8th or Business Park for this)
7. Potential increased parking within our (7th filing) neighborhood streets when people come to use the area.
8. Potential financial impact to 7th filing (upkeep/maintenance/repair costs to amenities in the detention pond
area owned exclusively by 7th filing /insurance policy premium increase)
9. The design style does not blend in with the aesthetic/character of the homes in the neighborhood. It is in an
urban/contemporary style which does not blend with the traditional style and character of the homes in
Oakridge
I live in the neighborhood just south of this proposed development and I feel it will negatively impact the quality of life
for my family and neighbors if allowed to proceed. Please do not approve the development Oakridge Crossing.
Sincerely,
J. Patrick Kimmitt
1612 Redberry Ct
1
Ryan Mounce
From: Jason Reed <jreed@slrconsulting.com>
Sent: Tuesday, June 07, 2016 11:01 AM
To: Ryan Mounce
Cc: ksessions@gmail.com
Subject: Oakridge Crossing development
Ryan, I would like to submit the following questions and comments regarding the above‐referenced development and
meeting this Thursday, June 9, 2016. I will be unable to attend the meeting, so please consider this email as my formal
comments about the project.
I am a resident of the Oakridge Village 7th filing (1525 Redberry Ct.) and have the following questions and comments
about the two requested variances:
Variance to LUC 3.2.2(K)(1)(a):
i. The above‐referenced code would require 172 off street parking places for 110 units. The
proposal is for 80 off street parking units, or only 46% of the requirement. Is this type of
variance typical in Fort Collins? If so, examples of such development should be provided and
compared to this proposal.
b. It is unclear how a building could be built with less parking spaces than potential tenants. Will the rental
contract stipulate which tenants can have spaces and which tenants cannot?
c. Regarding the justifications of the proposed variance, the referenced study (Corcoran) is for
Chicago. The applicant also references their own studies in Denver. Neither study is applicable to the
city the size of Fort Collins, which likely has less public transport options than larger cities. Consistent
with comment (a)(i) above, local‐scale information for parking per unit should be used, or
collected. This Fort Collins‐specific information could be used to better plan for future developments
within the city.
d. As a resident of the area, the proximity to public transportation or trails will not preclude the need for
car ownership. What is the distance from the proposed site to the nearest bus stop? The use of trails
for senior population, outside of recreational use, is dubious.
e. McMurry has recently been repaved with the bike zone now adjacent to the curb/sidewalk thereby
eliminating 850’ of parallel parking space referenced in variance request.
f. In summary, the applicant seems to be relying on data from larger, metropolitan areas for the parking
per unit requirements. Most concerning is that there is no provided alternative if their assumptions are
not correct. An unplanned, overflow of vehicles will cause additional traffic, congestion and confusion
to the area. This could cause safety concerns, which is counter to LUC 3.2.2(A) which “is intended to
ensure that parking and circulation of all developments are well designed with regard to safety…” The
applicant’s reference to parking on McMurry (despite parking not being allowed or possible with the
bike lines) demonstrates the lack of planning with this regard.
Variance to LUC 4.26(D)(6):
a. The applicant should propose a variance to the 2 acre development requirement such that the on‐site
private ‘park’ (already proposed by the applicant) be sufficient to meet this LUC requirement. Access to
Tract A will thusly supplement the on‐site ‘park’ proposed by the applicant easing burden on existing
agreements and usage on Tract A. The applicant should also consider enhancing their proposed on‐site
‘park’ to better meet the needs of tenants and visitors, which will also reduce the burden on Tract
A. This effort could be less expensive than renegotiating the land‐management contracts for Tract A
(discussed below).
b. The applicant does not seem to be working fully in good‐faith with respect to the existing land‐
management contracts that exist between the three associations that hold title to the Tract
A. Currently, the Business Park Association does not have any full time tenants that would use the park
2
during non‐business hours. However, the applicant proposes to add 110 full time tenants to the
Association, thereby dramatically increasing the potential usage of the park. This additional park usage
has been proposed with no proposed changes to funding for park maintenance or recognition of liability
and insurance requirements. The significant change to the existing use of Tract A should trigger a review
of the existing contract and insurance policies held between the three parties, at the expense of the
Applicant. Please clarify the responsibilities of the Applicant to consider the impact to existing
agreements if the proposal is approved.
c. Tract A is not designed or maintained as a public park, thus access to it necessarily requires it is through
a private easement. Consistent with comment (b) above, the applicant should negotiate the terms of
the existing land‐management agreements with the existing parties.
Thank you for your consideration.
Jason Reed
Jason Reed, CCM
Senior Scientist
SLR International Corporation
Direct: 970-999-3970
Office: 970-494-0805
Email: jreed@slrconsulting.com
1612 Specht Point Road, Suite 119, Fort Collins, CO, 80525, United States
www.slrconsulting.com
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CAMBX1S
1
Ryan Mounce
From: Fred Stone <fred.stone@rocketmail.com>
Sent: Tuesday, June 07, 2016 12:05 PM
To: Ryan Mounce
Subject: Oak Ridge Crossing Development
Dear Mr. Mounce,
I am writing to express my concern about the Oak Ridge Crossing Development. After looking at the
proposal and discussing this development with my neighbors, I have several concerns.
1. The proposed parking space is inadequate for the number of tenants. I have been told that a
study has been conducted that supports the current plan, but a quick review of parking space
literature shows that no one has been able to accurately predict parking needs. As a researcher, I
have reviewed the parking literature and found not a single published study or even recommendation
with ratios of units to parking spaces that the Oak Ridge Development proposes. Most of the
recommendations are about 1.33 to 1.5 spaces per unit. My understanding is that the plan has about
.75 spaces per unit. This is significantly lower than any study I could find. A study may have been
conducted support this low ration, but one study is hardly convincing especially when it involves
estimations of the behavior of unknown tenants.
2. I have been told that the builder is assuming that the tenants will not have as many cars as other
apartment complexes. Frankly, this is unfounded, wishful thinking. The proposal is not a retirement
community, and while Fort Collins has some public transportation, it is far from being adequately for
exclusive use. Having a car in our city is essentially a necessity.
3. Anyone who goes by this property will see that the space will not be able to accommodate the
required number of cars. The space is not very big for the number of units the developer is
proposing.
In the end, my neighbors and I are worried that cars will be illegally parked on the thoroughfares and
in our housing area. This will only create more problems and animosity as we will complain about
the traffic and call the police regularly to issue citations.
I have one other concern. Zoning boards have an obligation to homeowners. I bought this house
assuming that the zoning board would enforce its own rules. If the rules can be routinely changed as
appears happens in Fort Collins, then private citizens are at the mercy of developers wishes to the
detriment of our property's value and the accompanying life style that we thought we were
purchasing.
I appreciate your consideration and hope that the zoning board will disapprove this development.
Sincerely,
Fred P. Stone
1
Ryan Mounce
From: Ells, Jason <jason.ells@cushwake.com>
Sent: Tuesday, June 07, 2016 4:30 PM
To: Ryan Mounce
Cc: Kristina Lorson (klorson@sitzman-mitchell.com)
Subject: Village Senior Cooperative Housing / 2800 Taft Hill Age Qualified Apartments
Attachments: 20160607094150465.pdf; 2800 Taft Hill.pdf
Ryan,
Attached is a neighborhood meeting notification I just received for another age restricted senior housing
development at the NE corner of Horsetooth & Stanford. As a matter of full disclosure, this is a parcel of land
that my office has listed, the seller is now under contract to sell to Real Estate Equities Development
(http://reedevelopment.com/). According to their website, REE has developed over 40 projects in a variety of
states, it would seem they would be a reliable source for information related to senior housing development.
Note the 87 parking spaces for 52 proposed units (1.67 spaces per unit). I spoke with this developer and asked
generally about the parking trend in senior housing in the various markets they have/are developing in, with
shared rides, zip cars, mass transit, etc. Their feedback was that many of their residents are coming into senior
housing projects from detached single-family houses, where the residents are used to having 2 vehicles per
household. They get many requests from residents for 2 parking spaces per unit, and have to temper their
residents to keep them happy with the ratio they build. They are able to make a <2/unit ratio work due in part to
alternative seasonal living (i.e. snowbirds going to AZ for the winter), but this is a far cry from the ratio
proposed at Oakridge Crossing.
Another project currently in the development process in the City is the site at 2800 Taft Hill Road (see
attached). This is another Age-Qualified apartment community being presented by an experienced senior
housing developer, and the parking they are proposing is 259 spaces for 170 units (1.52 spaces per unit).
I know staff has been studying parking ratios for senior housing projects, encouraged by the data presented by
the developer of the Oakridge Crossing project, which is proposing 88 parking spaces for 110 units + 5,100 SF
of commercial space (88 spaces total - 5 commercial spaces which is not sufficient, but apparently satisfies the
code = 83 residential or 0.75 spaces per unit at best).
I am curious about staff's findings and how the Oakridge Crossing project relates (or doesn't) to these other two
proposed senior housing projects with more than double the parking ratio of Oakridge Crossing. If these are not
reasonable comparisons to Oakridge Crossing please let me know, but they appear to be very similar concepts
the staff and P&Z would be considering.
Thank you.
Jason Ells, CCIM
Vice President
Direct: 970-267-7722
Mobile: 970-231-7513
Fax: 970-267-7419
2
jason.ells@cushwake.com
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1
Ryan Mounce
From: Dan Carter <dclydec@msn.com>
Sent: Tuesday, June 07, 2016 7:19 PM
To: Ryan Mounce
Subject: Oakridge Crossing development proposal
Dear Mr. Mounce,
I am writing this email to voice my opposition the the proposed Oakridge Crossing development proposal. I
am a property owner in the nearby Oakridge neighborhood and am very concerned about the impact this
development, if allowed, will have on local congestion and nearby property values. It seems apparent to me
that the developer is stretching the existing plan for this area to a point that I feel should not be allowed.
I am most concerned about the number of residences that are being proposed on this size site and the
resulting request for variance on parking. If this development is allowed I feel it will add a level of congestion
and crowding that the planning and zoning requirements are in place specifically to avoid. To allow such a
variance goes against the principle of having these requirements in the first place.
I appreciate your time to review my concerns and respectfully request that you consider them in the decision
making process.
Sincerely,
Dan Carter
1436 Silk Oak Drive
Fort Collins, CO 80525
970‐226‐0516
1
Ryan Mounce
From: T L GRIZZLE <tedlg@msn.com>
Sent: Tuesday, June 07, 2016 4:36 PM
To: Ryan Mounce
Subject: Oakridge Crossing Proposal
Dear Mr. Mounce,
This E‐Mail is to express strong opposition to the Oakridge Crossing project as currently proposed. As
proposed, the project requires major variances to Land Use Code requirements which, if allowed, would place
undue burdens on the surrounding business and residential areas.
1. Inadequate onsite parking. The developer’s plan only 88 on‐site parking spaces for 110 residential
units, plus their visitors, plus a few employees, plus service and repair contractors. This shortage of on‐
site parking will create a large overflow of vehicles onto the adjoining streets and business parking lots.
This increase in traffic and parking on neighborhood streets will:
a. Adversely impact the safety of children in the neighborhood due to increased traffic and strangers
parking in front of their homes.
b. Adversely impact the safety of children at school bus stops.
c. Violate the city parking rules regarding vehicles left on streets for multiple days without being
moved.
d. Require existing adjoining business who build adequate parking under the Land Use Code to
provide “free” parking for the new development. This seems unethical and unfair.
e. It should also be noted that McMurry, which borders the West side of the development, is now a no
parking street. Therefore, the entire overflow of vehicles will seek parking on neighborhood streets.
2. Proposed use of private land as a public park or gathering place. Currently, the detention pond/park
in Oakridge Village HOA 7th Filling is private land. We question the city’s right to declare this private
land to be a public park. Additionally, public use of the area would;
a. Increase insurance costs with the potential increased liability and land use.
b. Increase wear and tear on existing playground equipment and maintenance cost of the area with
increased foot traffic.
c. Potentially financially impact the 7th Filling (upkeep/maintenance/repair cost)
3. Other Objections:
a. The design style of the project does not blend in with the traditional aesthetic/character of the
homes in the neighborhood.
While we agree this project has a worthy objective, it should be reduced in size to fit the space
selected without the need for Land Use Code variances. Thanks for your careful consideration of these
negative impacts on the quality of the existing neighborhoods.
Sincerely,
2
Ted and Murlene Grizzle
Oakridge Village
Sent from Windows Mail
June 7, 2016
Dear Mr. Ryan Mounce and the City of Fort Collins Planning and Zoning Department,
I’m writing this letter because I support the development of Oakridge Crossing, which I view as a much needed, new kind
of senior housing.
Senior citizens are important to our community and their health and welfare should be priorities for us all.
As a city that prides itself for innovation and enjoys consistent recognition as one of the best places in the nation for
seniors to retire, Fort Collins has the opportunity to redefine how seniors live and thrive.
Oakridge Crossing’s plans offer not just housing, but also community. Including a number of lifestyle amenities such as a
library, fitness center, game room, and a community kitchen, residents will be able to enjoy gatherings that foster a sense
of community and belonging. Providing opportunities for social interaction is vital because many seniors feel become
isolated as their lives and social network change. And it is often reported that loneliness is linked to physical and mental
health problems like high blood pressure, long-term illness, and depression.
As a provider of the Program of All-Inclusive Care for the Elderly (PACE), we at InnovAge are committed to giving seniors
the chance to “age in place” – remaining active contributors to our community in late adulthood. Health care is one of the
most important components to making this vision a reality; yet without stable, affordable and quality housing, health care
can only go so far. Oakridge Crossing is essential to ensure that our “Choice City” offers a sustainable choice for
affordable housing to our community’s seniors.
It is our entire community’s responsibility to do more to help our seniors live happy, healthy lives. I feel that Oakridge
Crossing and more community’s like it are a great next step to building the infrastructure we need.
Sincerely,
Emily Dawson Petersen
Center Director
InnovAge Greater Colorado PACE - North
1
Ryan Mounce
From: Brad Bischoff <Brad@bdbischoff.com>
Sent: Wednesday, June 08, 2016 10:45 AM
To: Ryan Mounce
Cc: Marty Thomas; Lorson, Kristina; Eric Markley; Lowell Volk; Brad Bischoff
Subject: Oakridge Crossing
Dear Mr Mounce,
I am the owner of 1/2 of the building at 1300 Oakridge Drive as a condominium in the name of Riverdance LLC. I am
writing to express my concern about the modification of parking for the above referenced development. This project is
no different than any other in that the City required number of parking spaces must be provided in order to prevent
overflow parking on neighboring residential streets and in neighboring commercial private property. This is not a transit
oriented development and we certainly don’t need a replay of the issues surrounding the Summit. Please reject the
modifications requested and require that the developer meet the standards established by current City and
neighborhood association guidelines.
Thank you.
Brad Bischoff
Brad Bischoff
7901 Eagle Ranch Rd
Fort Collins, Co 80528
cell 970‐227‐9400
office 970‐223‐9400
home 970‐226‐0444
1
Ryan Mounce
From: RICHARD D SEIFERT <richard_seifert@msn.com>
Sent: Wednesday, June 08, 2016 12:44 PM
To: Ryan Mounce
Subject: Oakridge Business Park - Proposed Development
My name is Richard Seifert. I am a resident of MacKenzie Place.
My major issue is the available parking. From everything I have heard there will not be enough parking. If cars are parked
on McMurry I feel that it will cause problems. The residents are also worried that people will park in and around the
MacKensie property.
Regards: Richard Seifert
1
Ryan Mounce
From: Margieann Seifert <margeseifert@msn.com>
Sent: Wednesday, June 08, 2016 5:13 PM
To: Ryan Mounce
Cc: klorson@sitzman-mitchell.com
Subject: Oakridge Crossing
To whom it may concern,
I would like to voice my opposition to the proposed building of Oakridge Crossing. They are asking for several exceptions
to current zoning regulations that I feel would hurt our current neighborhood. My main concern is the parking. 88
parking spaces is not even close to the number of spaces that would be needed. With not enough available spaces
people will be parking in the surrounding areas and creating hazzards to everyone. With 110 apartments and 5,100 sq ft
of commercial space propsed, nothing less than the current parking guidelines should be considered. We already have a
Senior complex and adding another would be saturating the area. The area is currently zoned for commercial use and
should stay that way.
Thank you for listening to my concerns,
Marge Seifert
1
Ryan Mounce
From: RICHARD SAUNDRA BROWN <RICHSB@msn.com>
Sent: Wednesday, June 08, 2016 5:28 PM
To: Ryan Mounce
Subject: Oakridge Development on McMurray
I find it hard to believe the City would even consider the development with the current proposed number of
parking spaces. Surely problems such as snow removal, pedestrians, bicyclists and overflow parking into
other facilities waves a red flag in front of those who will be making the decision regarding the proposed
development.
Please defend the current quality of office/industrial/private home entities by disallowing this development.
Richard Brown
4751 Pleasant Oak Drive, #C‐64
Fort Collins, CO 80525
1
Ryan Mounce
From: tw <tw@wohlersassociates.com>
Sent: Thursday, June 09, 2016 6:51 AM
To: Ryan Mounce
Cc: Diane Wohlers
Subject: OakRidge Crossing Development
Hi Ryan,
We are writing to express our strong opposition to the proposed OakRidge Crossing Development. Our primary concerns
are that 1) the space is not zoned for this type of building, 2) it will increase traffic and parking on McMurry, 3) our
OakRidge Village 7th Filing insurance policy costs could rise due to increased use and liability of our detention pond
space, and 4) it could increase dog waste, smoking, littering, and wear and tear on our 7th Filing playground equipment
in the detention pond space and neighborhood.
Sincerely,
Terry and Diane Wohlers
1511 River Oak Drive
Fort Collins, CO 80525
1
Ryan Mounce
From: Bernie <bshafer@frii.com>
Sent: Thursday, June 09, 2016 11:54 AM
To: Ryan Mounce
Subject: Oak Ridge Crossing Development Proposal
My name is Bernard Shafer and I live at 1318 Red Oak Ct. in the Oak Ridge subdivision. I don’t know whether I
will be able to make the next public forum on this proposed development so I wanted to share with you some
concerns my wife and I have.
Our major concern is the amount of traffic and congestion the new facility will bring to our neighborhood, and
specifically the lack of off street parking being proposed by the developer. We are strongly opposed to a
waiver for Oak Ridge Crossing reducing the amount off street parking below city codes and policies. Our
neighborhood is already congested with excessive on street parking due to the Colorado Early Colleges school
and Columbine Rehab facility. What was once a quiet predominantly residential community is clogged with
traffic and parked cars on the street. This represents an increasing danger to young children (we have many in
our area) as they cross the street. The city, it seems to us, continually underestimates the need to have
adequate off street parking when considering development proposals, to the detriment of neighboring
residents and their quality of life.
Sincerely,
Bernie and Connie Shafer
970‐225‐2482
1
Ryan Mounce
From: Mary Jane Bartley <bartleymj64@gmail.com>
Sent: Friday, June 10, 2016 3:27 PM
To: Ryan Mounce
Subject: Proposed development on McMurray
To whom it may concern,
I am opposed to the development on McMurray primarily due to parking issues & increased use of the park
for the Oakridge neighborhood. The developers have not provided enough designated parking spaces for the
number of units proposed thereby increasing the possibility of tenants parking in our neighborhood. Also,
considering there will be commercial stores, what parking is provided for that.
I am also concerned about our park wear & tear. The 7th filing(of which we are members) is monetarily
responsible for the park maintenance. I'm not in favor of tenants in that development being able to use the park
for functions with no financial responsibility on their part.
I am not opposed to affordable senior housing but the proposal should enhance our neighborhood not burden
it. I understand that the exterior of the units is also not in keeping with the natural look of its neighboring
buildings. Paint colors should complement the area.
Thank you for considering this. MJ & Gary Bartley Homeowners in Oakridge 7th filing
1
Ryan Mounce
From: Michelle Glisan <m.glisan12@gmail.com>
Sent: Monday, June 20, 2016 4:34 PM
To: Ryan Mounce
Subject: Oakridge Crossing Development
Dear Sir,
I am writing this e‐mail as a concerned neighbor. My family and I purchased our home on the cul‐de‐sac of Redberry
court in the summer of 1997. We chose this neighborhood because it had the feel of a safe, small town community.
Our concern with the new development comes with several points:
Increased insurance rates to cover increased liability on our park
Increased foot traffic on our street (on our cul‐de‐sac we have 12 children under the age of 12 who play in and
on the street daily) I am concerned about their safety!
Increased parking on our street to reach the park (same safety concerns for the children as mentioned above)
Increased parking on McMurray could cause safety concerns for the kids who catch the bus to school
Concerns about the wear and tear of the playground equipment and benches on soccer field and playground
Potential increase of dog waste in the park area
The number of parking spaces being allocated to the square footage of this building does not add up and we are
concerned about how the lack of parking will affect our neighborhood.
Please take into consideration the whole neighborhood when planning and approving this site.
Thank you for the consideration.
Billy and Michelle Glisan and family
Right-click here to download pictures. To help p ro tect your privacy,
Outlook prevented automatic download of this picture from the
Internet.
Virus-free. www.avast.com
A subsidiary of Mile High Community Loan Fund
June 22, 2016
Ryan Mounce
Development Services
City of Fort Collins, Colorado
Via email: rmounce@fcgov.com
Mr. Mounce:
Due to a schedule conflict I will be unable to participate in the re-scheduled hearing
before the Planning & Zoning Board of the Oakwood Crossing Apartments application.
In lieu thereof, please accept this letter in support of the proposed project within the
public testimony file.
As a matter of full disclosure, Funding Partners, through its parent entity, Mile High
Community Loan Fund, recently extended acquisition financing for the subject parcel.
Collectively we hold a mission to promote the creation and preservation of safe, decent
housing that is affordable to low and moderate income households across Colorado.
Furthermore, the two entities have a well-established business relationship with
McDermott Properties and its affiliates as a premier owner-operator of multifamily rental
properties along the Front Range. We are very proud of this association. Mr. McDermott
and his team of professionals exhibit a high degree of personal integrity and collective
empathy for a segment of our community that is unaccustomed to the dignity his
residents enjoy.
The matter before the Board concerns the merits of the project relative to compatibility
with City zoning requirements. The Board must further consider the allowance of
modification of standards regarding minimum parking requirements and access to
minimum parkland space within the project site. It must be noted the purview of the
scheduled hearing does not include consideration of extraneous issues that often
predominate public testimony surrounding subsidized housing developments.
Compatibility with zoning requirements
Located within an Employment Zone district, the applicant has proposed a mixed-use
property that incorporates street front office/retail space that will complement a
residential component that targets senior households. Given the direction provided by
Funding Partners
330 S. College Avenue, Suite 400
Fort Collins, CO 80524
(970) 494.2021 (970) 494.2022 Fax
www.fundingpartners.org
A subsidiary of Mile High Community Loan Fund
City staff as to an acceptable ratio of commercial and residential uses, the applicant is in
compliance with standards established for this district.
Fort Collins has experienced significant population growth without a corresponding
increase in housing inventory. Consequently, the cost of all housing has ballooned well
out of proportion to prevailing wages. This dynamic is attributable to numerous and
complicating factors, not least of which is the cost of meeting local code and zoning
requirements. To further apply ill-defined or subjective standards beyond already
stringent requirements exacerbates these difficult conditions. As the proposed project
achieves the definitions provided within City code, it must be found compliant.
Minimum Parking Requirements
As proposed, the project will provide 0.80 spaces per residential unit. Staff
recommendation to permit the modification is well justified given the nature of the
proposed use. With several local examples and numerous statewide, the population
served by this project exhibit a very low dependency on personal-use vehicles. Not only
is it an expense that is difficult to justify while relying a fixed income, residents will
enjoy convenient access to public transit, abundant amenities within close proximity, and
supplemental programming offered through property management.
Noting commercial tenants will be carefully screened for compatibility with the
residential component, low trip generation businesses will be of high priority.
Furthermore, a land use restriction agreement will be recorded to maintain the proposed
use and resident demographic for a minimum of 40 years. There is abundant evidence to
suggest parking demand will be well below that of other residential properties and
decrease over time.
Minimum Parkland Access
Although it is not clear to me at this point whether a modification of standard is necessary
regarding access to a park or gathering area, it appears the standard has been met through
site design and common parkland space. The site plan under consideration clearly
demonstrates compliance, though I understand statements to the contrary have been
raised. Such assertion appears limited to a technical, perhaps defective, interpretation as
functional access is clearly achieved.
Thank you for your consideration and appreciate your support of this vital addition to our
community!
Respectfully,
Joe Rowan
Joe Rowan
Director of Programs and Development
1
Ryan Mounce
From: Chris Helt <chrishelt@comcast.net>
Sent: Wednesday, July 13, 2016 1:29 PM
To: Ryan Mounce
Cc: 'Chris Helt'
Subject: RE: Opposition to Oakridge Crossing modification to the Land Use Code
To Ryan Mounce and the Fort Collins Planning and Zoning Board,
I am writing in opposition to granting Oakridge Crossing variance (modification) to the Land Use Code and the Harmony
Corridor plan for their proposed development on the East side of McMurry Ave and across from Pleasant Oak Dr. I feel
the land use codes and the Harmony corridor plan are well thought out and provide for an overall balanced and
harmonious use of the properties in a mixed business and residential area. I have two major objections to the requested
modification;
Reducing the number of required on‐site parking spaces will lead to overflow parking in the adjacent business parking
lots, surrounding streets and along McMurry Ave., where on street parking is now prohibited.
The proposed off‐site park/gathering area is in fact an existing neighborhood park. This park is shared by multiple
residential neighborhoods and the Oakridge Business, which the proposed development is part of. It is adequate for the
existing use. However, adding 110 additional units will increase the usage of the park. I have three primary concerns
about the impact on the park and the residential neighborhoods;
‐ Increased cost to existing homes. This cost would be from additional wear and tear, maintenance, clean up
(trash collection), and insurance.
o The current financial agreement with the business park provides the Oakridge Village neighborhoods
with partial reimbursement for costs associated with uses of the area (park) as a water retention
(detention?) area, but no sharing of costs for use as a recreational area. Gathering/meeting/recreation
would be the sole use by the Oakridge Crossing apartments and the entire additional cost would be
borne by the residents in the existing neighborhoods.
o The current insurance carrier for the Oakridge Village VII neighborhood (where the park is located) has
indicated that including the apartments usage of the park may increase the premium costs (born by the
Oakridge Village VII residents) or they my chose to no longer insure the park.
‐ Parking. There is only a small amount of on street parking along Keenland. Alternately, I foresee park users
parking on residential streets in front of existing houses. Increasing vehicular traffic in a residential area (a safety
concern).
‐ Distance. While the near corner of the “park” to the nearest corner of the proposed development may be
within (or at) the ¼ miles maximum distance, in practice this is to the drainage area of the green belt, and not
the park itself. The recreation area of the park is closer to ½ mile from the development property using existing
sidewalks or would require walking through business and/or private property to meet the ¼ mile requirement.
Again, I am opposed to granting Oakridge Crossing variance (modification) to the Land Use Code and the Harmony
Corridor plan for their proposed development.
Thank you for your time and consideration
2
Chris Helt
1524 Redberry Ct.
Fort Collins, CO 80525
1
Ryan Mounce
From: Stacey Money <smoneyski@outlook.com>
Sent: Thursday, July 14, 2016 10:51 AM
To: Ryan Mounce
Subject: Oakridge crossing development
Mr. Mounce, I am writing you as a concerned occupant and family of 5 in the 7th filing for the
Oakridge Village neighborhood. I would like to say first thank you for taking the time to listen
and or read our concerns. I believe all relationships, business or personal need to be based on
trust and respect. I feel very comfortable with my neighbors and where we sit on managing our
common interest in the 7th filing for Oakridge Village. I am not comfortable with McDermott
Properties. I do not find the way in which they have conducted there interest for the property
and the proposed developing at 4780 McMurry Blvd., Fort Collins, CO 80525 at all honest. To
that end I do not support there development proposal.
There are items the developer feels comfortable with being dishonest to the city and future
residents about. Such as taking advantage of and advertising use of our privately owned and
HOA run park and open space. How can they advertise the use of this space when the developer
has not purchased, or offered to pay dues to help with the upkeep of the additional hundred
people and animals using the area? In addition I do not feel that skimping on the required
parking area needed to support the assisted living is in good faith either.
We currently have plenty of outside traffic in that particular location. With no improvements to parking and
traffic flow I do not feel comfortable having this project approved and built. The road on which the residents
will have to park is a WELL traveled connection between 2 popular bike paths. Where will the pedestrians go?
It is my opinion that the increase in use we see now from the growing developments that have
been approved in the neighborhood, to our park and open spaces is already more than we should
be asked to shoulder and support with no help from the outside user/ non-residents. Adding
another organization or group to the neighborhood that would specifically be using both the park
and the open spaces paid for and maintained by oakridge villiage is unacceptable. Mcdermott
properties wants to profit on the backs and support of a neighborhood they are not willing to be a
part of or honest with. So, if we can not find simple honest solutions to these easy problems,
where will be when something major comes up. The neighborhood will suffer and fall apart and
Mcdermott properties will be long gone and not have a concern for us. Fort Collins and
particular our neighborhood is a place of community and participation. I am not afraid of growth
or change. I oppose liars cheats. When you work to knowingly to mislead or understate
something such as the true volume of use and traffic for Oakridge Crossing I will not support
them and to bring them into our community with only one mission and that is self-serving goes
against all that is Fort Collins and Oakridge village. I have lived here since 1994 and when it
came time to find a place for my family Oakridge villiage was an easy decsision. Having been
spent a lot of time with friends and family here I knew what I was we would be buying into a
community that care for more than just themselves. Which in turn means my kids are safe
walking around the neighborhood. If Oakridge crossing is approved I do not believe this will be
the same as when I first visioned my family living here. So, for all of the above reasons I DO
NOT SUPPORT the Oakridge crossing being approved.
2
Sincerely,
Larry Money
Superintendent Roosevelt Hotshots
2150 Centre Ave Blde E
Ft. Collins, CO 80526
O- 970-419-4433
C- 970-420-2609
email - llmoney@fs.fed.us
26 I am May writing 2016 to support the plan to build Oakridge Crossing, a reduced-rent financially
sustainable As an elder community healthcare for service older professional adults in Fort in Collins, this community CO. I want to present the
following home/place encompasses housing factors environment that health, highlight wellness, is essential my support connection for of successful Oakridge to local aging Crossing. resources,
in place. 1) and Having 2) the Successful ability a stable to aging in
physically larger among surrounding the navigate residents city in of the Oakridge community surrounding Crossing. is access community. There to a “sense are 3) many Just of as community”
research important studies that as access will that develop show to the a
“sense health and of community” well-being. as a key factor for quality of life as well as physical and emotional
affordable to The be development a welcoming housing city of for Oakridge older to a wide adults Crossing variety here of in is individuals a Fort very Collins. positive moving Fort
step Collins here forward from has to always other providing areas. been known As a
native financially It will keep of Northern sustainable our community Colorado, housing well-I feel opportunities balanced it is vitally and important for remind local citizens each
that of Fort us of to all Collins welcome income support levels others and into ages.
this city that we all call “home.”
Sincerely, Donna Forrest
Life 970-Changes 999-5169 Care Management
Dawn Marie Duncan
817 E. Elizabeth
Fort Collins, CO 80524
May 24, 2016
Attention: Mr. Ryan Mounce
Planning Services, City of Fort Collins
Dear Mr. Mounce.
I have been pleased to learn that an application to develop a new affordable senior housing community
called Oakridge Crossing has been submitted to the city.
Lately, one cannot avoid news regarding the lack of affordable housing in Fort Collins, and the problem
poses special challenges for seniors on limited incomes. I live in an older neighborhood, and many of my
neighbors have been forced to leave the Fort Collins community because they cannot find anything that
meets their budget needs and they cannot stay in their home because they need to downsize. This is a
tragedy, and should not be a reality in a town like Fort Collins. Seeing my friends and neighbors
separated from their families and grandchildren, after having lived here all of their lives, is heartbreaking.
I have heard that there is some opposition to this project, which I find hard believe. It seems ludicrous to
me that people oppose something that is so desperately needed. I have been fortunate to speak with some
of the people working on this project, and I can’t see anything about the project that isn’t good for Fort
Collins.
I believe we need to do everything we can to keep our senior citizens from leaving the community they
have always called home. This includes building quality, affordable housing like Oakridge Crossing.
Sincerely,
Dawn M. Duncan
970.980.6399
1
Ryan Mounce
From: Janet Krech <ajkrech@gmail.com>
Sent: Thursday, July 14, 2016 11:46 AM
To: Ryan Mounce
Subject: Re: Oakridge Crossing Project Update - Public Hearing July 14
Hi Ryan,
I will attend the meeting tonight, and I think I should request to speak at the meeting, unless there are others on
the agenda who will remind the city of the fiasco that has been created by not having enough parking at the
Summit apartments on College. In that case, a parking garage has been able to be created after the fact to
alleviate the problem, but I do not know where we would put one in our neighborhood if it is not onsite. If this
lot is not suitable for building affordable senior housing that has ample parking to meet the city's own codes, the
Planning and Zoning board should deny the application. We need more affordable senior housing in our town,
so maybe if the city feels we need to use this lot, tax dollars could be used to build the structured parking under
this facility that would make it functional and not create more friction over parking in this town.
I personally am not opposed to seniors using our common detention area, but would like to see the developer
help us install dog waste stations, repair heaving picnic tables and upgrade playground equipment to make this
area nice for these new neighbors.
Janet Krech, 1518 Redberry Court
On Tue, Jul 5, 2016 at 8:21 AM, Ryan Mounce <RMounce@fcgov.com> wrote:
Good Morning Janet,
The Land Use Code’s standards for park or gathering space was originally intended to apply towards larger
multi-building, multi-block multifamily projects, such as garden apartments where there are multiple buildings
on a 5-20 acre site, and are somewhat difficult to apply to an infill location with one building. Nonetheless, the
requirements call for certain visibility/accessibility criteria, such as for the these gathering spaces to be easily
visible from public streets. That is one reason why they still need a modification for their planned on-site
amenities, as some of them will not meet these sub-criteria. For the common detention area, I don’t believe the
applicants are planning any formal gatherings, rather the applicants would like the residents of the potential
development to be able to use the space as a walking trail. In the land use code the specific section these
standards are tied to is called “Access to a park, central feature, or gathering space,” so that is why you’re
seeing the phrase gathering space used frequently.
Regarding parking, the applicant has tried to look into alternative parking, such as tuck-under or structured, but
has said the site’s “L-shape” makes the width/depth to get the necessary ramps for structured parking difficult,
and would be too expensive as an affordable senior apartment project. The project has completed a traffic study
2
that was reviewed by the City’s traffic engineers and the overall level of traffic estimated to be generated by the
proposal does not materially change the operation of the nearby streets/intersections.
Thank you,
Ryan Mounce
Planning Services
City of Fort Collins
970.224.6186 | rmounce@fcgov.com
From: Gmail [mailto:ajkrech@gmail.com]
Sent: Friday, July 01, 2016 5:36 PM
To: Ryan Mounce
Subject: Re: Oakridge Crossing Project Update - Public Hearing July 14
Hi Ryan, thank you for the update. My question is: if the developer is adding seating and tables on site, why is
there a further need offsite for gathering? What kinds of gatherings are proposed to be held in our common
detention area?
For parking, has the developer considered the multistory parking racks commonly found in crowded places like
New York City? Or could he build an underground parking garage?
Has the city created any traffic management plans if this variance goes forward? The intersection of Harmony
and McMurry is very crowded already at particular times of day.
Thanks,
Janet
Thanks,
3
Janet Krech
Sent from my iPad
On Jul 1, 2016, at 12:39 PM, Ryan Mounce <RMounce@fcgov.com> wrote:
You are receiving this message because you have attended neighborhood meetings or provided comments for the
Oakridge Crossing development proposal.
Dear Oakridge Neighbors,
I wanted to provide a quick update for all of you on the Oakridge Crossing development
proposal. The rescheduled public hearing for the project is still scheduled to occur on July 14th,
beginning at 6:00pm at 300 Laporte Avenue (City Hall) in Council Chambers. If you own
property within approximately 1,000 feet of the development site, you should also be receiving a
mailed notice of the public hearing within the next several days. A copy of the notice is attached
to this email.
Since the last update in June, elements of the project remain largely the same, with one
difference being additional amenity spaces (e.g. seating areas, picnic tables, patio areas) that
have been added to the development site, but the applicant’s modification for both off-site and
on-site park/gathering space remains. The modification for project parking also remains.
At the public hearing, the Planning & Zoning Board will provide the opportunity for public
comment and testimony regarding the project. I anticipate a large number of individuals will
attend the hearing and provide comments, and the board may place time limits on the length of
individual testimony. If you have a lot of comments or information you would like to share with
the board, or are unable to attend the public hearing, I recommend providing me a letter or email
prior to July 14th that I will pass directly to the board in advance for their consideration. If you
have previously sent me comments or feedback in written form, those comments have already
been included as part of the board’s information packet.
Preliminary agenda materials for the June hearing should be available this weekend on the
Planning and Zoning Board webpage. If you are unable to attend the hearing, you can also
stream the meeting online from the Cable14 webpage. If you have any questions about the
project, the public hearing process, or have difficulty accessing materials, please feel free to
contact me.
4
Regards,
Ryan Mounce
Planning Services
City of Fort Collins
970.224.6186 | rmounce@fcgov.com
<Oakridge Crossing_PZ Hearing Notice 07-14-16.pdf>
1
Ryan Mounce
From: Perlstein, Janet <jperlstein@foxrothschild.com>
Sent: Thursday, July 14, 2016 1:51 PM
To: Ryan Mounce
Cc: Nicholas Duncan; Dennis Dan; 'Ells, Jason'
Subject: Supplemental letter regarding Oakridge Crossing Project Development Plan,
PDP160009
Attachments: 41281173_1_DECLARATION-C2.PDF; 41280809_1_LETTER RE PROPOSED OAKRIDGE
PROJECT DEVELOPMENT PLAN - PDP160009-C2.PDF
Ryan, attached is the supplemental letter regarding the above‐referenced development project. Please note that the
Declaration is attached separately, as it was too large to incorporate into the letter, but it is Exhibit A to the letter.
Please let me know if you have any questions or comments. I do intend to be at the meeting tonight. I look forward to
meeting you in person.
Janet Perlstein
Partner
Fox Rothschild LLP
1225 17th Street, Suite 2200
Denver, CO 80202
(303) 383‐7623 ‐ direct
(303) 292‐1300‐ fax
jperlstein@foxrothschild.com
www.foxrothschild.com
This e-mail contains PRIVILEGED AND CONFIDENTIAL INFORMATION intended only for the use of the
Individual(s) named above. If you are not the intended recipient of this e-mail, or the employee or agent
responsible for delivering this to the intended recipient, you are hereby notified that any dissemination or
copying of this e-mail is strictly prohibited. If you have received this e-mail in error, please immediately notify
us by telephone at (215)-299-2167 or notify us by e-mail at helpdesk@foxrothschild.com. Also, please mail a
hardcopy of the e-mail to Fox Rothschild LLP, 2000 Market Street, Philadelphia PA 19103-3222 via the U.S.
Postal Service. We will reimburse you for all expenses incurred. Thank you.
1
Ryan Mounce
From: Fred and Shirley Stone <fsstone@hotmail.com>
Sent: Thursday, July 14, 2016 2:01 PM
To: Ryan Mounce
Subject: Fw: Photos
Attachments: DSC_0094 2.jpg; DSC_0097 2.JPG; DSC_0111 2.JPG; DSC_0109 2.JPG
Mr. Mounce,
I was reading the agenda that was posted online concerning the Oakridge Development Proposal meeting
scheduled for tonight. I noticed there were some lovely pictures of our detention area. I have attached some
photos of the detention area after a rain storm.
Also, in the past year it was decided as a neighborhood to remove a grate that was on the northeast corner of
the park. Because of the excessive algae and other items that were being brought into our detention area by
the ponds to the west of us, there were numerous times this part of our detention area flooded and this was
many times after a light rain. Neighbors that live in that part of our subdivision even complained about a smell
that was due to the chronic dampness. I attended the HOA meetings where this was discussed and it is well
documented. After those discussions we decided to remove the grate to hopefully help with the persistent
flooding and smell.
I also have concerns with tract A being used by residents of Oakridge Crossing, and the effects it will have
with our HOA's ability to keep the area insured. This is a very vague area for us, but it is a possibility that our
rates will drastically increase or we will not be able to have insurance for the detention area.
I do see where there are also studies about parking, but I do not have a lot of confidence in the findings that
were presented in the agenda. Fort Collins is a car‐reliant community. I have followed for some time the
parking woes that have plagued Fort Collins. I am sure that you are very aware of the disaster called The
Summit on College. My understanding is that there was a projection that the students who lived there would
not bring cars and rely on the Max Transit System. I guess that didn't happen. We know this personally as my
daughter was visiting friends and got towed. To the tune of $300 to get her car out of impound.
Mr. Mounce, I am very concerned that the City of Fort Collins is giving our seniors a hope that they will have a
wonderful place to call home, only to have them move in and find out the promises that were made to them
were lies. I have looked at the Oakridge Crossing website and it truly looks lovely, but the park that they were
are being told is park is really a detention area with the potential for frequent flooding, and that there will be a
financial burden placed on them due to their vehicles being parked illegally and subsequently towed. I know
the need for affordable housing in Fort Collins is a hot topic but let's do this right and not create a problem for
our seniors.
I apologize for this being late. I was just made aware of the agenda posted to the website.
Thank you for listening to our concerns,
Best wishes,
Shirley Stone
5037 Saffron Court (Oakridge 7th filing)
Timnath N/G N/G Jul 08,
2016
6 Lynda Martinez 4190 White Deer
Ln
Wellington N/G N/G Jun 30,
2016
5 Gail Wagner PO Box 1257 Wellington N/G View Jul 07,
2016
4 Audrey Ketchum 8899 Longs Peak
Cir
Windsor N/G N/G Jun 24,
2016
3 Leslie Gunter 8244 Sand Dollar
Drive
Windsor N/G View Jun 27,
2016
2 Krista Covell-Pierson 5716 AKSARBEN
DRIVE
Windsor Covell Care and REhab N/G Jul 07,
2016
1 Gail Wilcox 803 Table
Mountain Court
Windsor N/G N/G Jul 08,
2016
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Fort collins N/G N/G Jul 08,
2016
32 todd parker 375 pascal st Fort Collins N/G N/G Jul 08,
2016
31 Maral Jalili 308 E Oak, Apt
407
Fort Collins N/G N/G Jul 08,
2016
30 Jane Everhart 8162 Castle Peak
Court
Fort Collins N/G View Jul 08,
2016
29 Diane Gaede 3225 Nelson
Lane
Fort Collins N/G N/G Jul 08,
2016
28 Kym Budish 2400
Montmorency
Street
Fort collins N/G N/G Jul 08,
2016
27 Karen Anderson 5109 Arrowhead
Lane
Fort Collins N/G N/G Jul 08,
2016
26 Tim Kelleher 2431 Kenosha Ct Fort Collins N/G N/G Jul 08,
2016
25 Michelle Curtis 1125 Davidson
Drive
Fort Collins N/G View Jul 08,
2016
24 Kate Baker 630 Breakwater
Drive
Fort Collins N/G N/G Jul 08,
2016
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Elizabeth St. Apt.
118
Fort Collins N/G View Jul 07,
2016
54 Leslie Laughlin 1508 W.
Elizabeth St. Apt.
118
Fort Collins N/G N/G Jul 07,
2016
53 Kelsey Mathias 1844 Beamreach
Pl
Fort Collins N/G N/G Jul 07,
2016
52 Megan Baumhover 3665 JFK Pkwy
Bldg 2 Ste 202
Fort Collins N/G N/G Jul 08,
2016
51 Ashley Hergenreder 3665 John F
Kennedy Parkway
Fort Collins N/G N/G Jul 08,
2016
50 Steph Ashley 722 Rocky Road Fort Collins N/G N/G Jul 08,
2016
49 Taralyn Berdzar 2741 Kit Fox
Road
Fort Collins N/G N/G Jul 08,
2016
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2016
80 Deborah Bobowski 2002 Battlecreek
Drive #4202
Fort Collins N/G View Jun 29,
2016
79 Mary Greenberg 4536 Eagle Lake
Dr.
Fort Collins N/G View Jun 30,
2016
78 mary wiezik 4470 So. Lemay
Ave.
Fort Collins N/G View Jun 30,
2016
77 judy ohs 80525 Fort Collins N/G View Jul 01,
2016
76 Janet Armstrong 5608 Condor
Drive
Fort Collins N/G N/G Jul 01,
2016
75 Chris Goes 3665 Canal Drive,
Suite E
Fort Collins Goes Funeral Care &
Crematory, Inc.
View Jul 02,
2016
74 Donna Forrest PO Box 272580 Fort Collins Life Changes Care
Management
View Jul 05,
2016
73 Virginia Henke 3326 Ledgestone
Court
Fort Collins N/G View Jul 05,
2016
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2016
107 Gail Hogeland 400 smith Fort collins N/G N/G Jun 24,
2016
106 Kristen Anusewicz 2638 Rock Creek
Drive
Fort Collins N/G N/G Jun 24,
2016
105 Reyes Gregori 2509 Stonecrest
Dr.
Fort Collins N/G N/G Jun 24,
2016
104 DeAnna Fraley Hill 2413 Pine Needle
Ct.
Fort Collins N/G N/G Jun 24,
2016
103 Austin Underwood 2900 Berkeley
Circle
Fort Collins N/G N/G Jun 24,
2016
102 Lisa Winta 618 Joanne St. Fort Collins N/G View Jun 24,
2016
101 Bethany Chambers 5225 White
Willow Drive
Fort Collins N/G N/G Jun 24,
2016
100 Tammie Gregori 2509 Stonecrest
Drive
Fort Collins N/G N/G Jun 24,
2016
99 Judy Walton 2736 Garden Dr. Fort Collins N/G N/G Jun 24,
2016
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