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HomeMy WebLinkAboutTHE RETREAT AT FORT COLLINS (FORMERLY REDWOOD STREET MULTI-FAMILY) - PDP - PDP180002 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-NEIGHBORHOOD MEETING1 NEIGHBORHOOD INFORMATION MEETING PROJECT: Redwood Street Multi-Family LOCATION: East of Redwood Street and North of Suniga Road (extended) DATE: November 8, 2017 APPLICANT: Andrew Costas, Landmark Properties CONSULTANTS: Jon Williams, W&A Engineering Linda Ripley, Ripley Design Klara Rossouw, Ripley Design Stephanie Hansen, Ripley Design Nick Haws, Northern Engineering Cody Snowden, Northern Engineering Matt Delich, Delich and Associates Joe Delich, Delich and Associates CITY STAFF: Ted Shepard, Chief Planner Sylvia Tatman-Burruss, C.D.N.S. Neighborhood Liaison Responses: City of Fort Collins Developer/Consultant Team Project Description As proposed, this is a request to develop the parcel that is to the north, east and south of Meadows at Redwood P.U.D., Phase One which is east of Redwood Street and north of Suniga Road (as it would be extended east of Redwood Street to Lemay Avenue). The Lake Canal forms the southeastern boundary. The request is for student-oriented multi-family housing. There would be 190 dwelling units divided among 46 buildings. Leasing would be rent-by-the bedroom and there would be 739 bedrooms. The plan includes a total 739 parking spaces, a portion of which would be located within a three- level parking structure. This proposal is located in the Low Density Mixed-Use Neighborhood zone. The site is 30.16 acres. The neighborhood meeting was conducted using the open house format. This summary is derived from the comments provided to the City Planner, to the developer and to members of the developer’s consultant team. We have tried to capture all the comments we heard at the open house, including those provided on written comment 2 cards. Replies from the City Planner are noted in red. Consultant responses are noted in green. Questions, Concerns, Comments 1. Will the Suniga / Realigned Lemay intersection, north of Vine Drive be signalized or a round-about? I’m concerned about northbound traffic descending an incline on the approach to the intersection with Suniga Road. Reply: This will be a signalized intersection. 2. I prefer the other type of a neighborhood meeting where there is a presentation. Also, I like to hear all the questions and answers. The open house format does not allow for a common conversation with affected property owners. Reply: If there is a follow-up neighborhood meeting, City staff will recommend the presentation with Q and A meeting format. Reply: The developer along with their consultant team are discussing with the City of Fort Collins regarding the format of the next neighborhood meeting, probably after we have received our first round of comments from City staff. The purpose of the next open house meeting will be to communicate with all attendees how the plan changed since they initially saw it and how comments were addressed as well as get additional comments from the neighborhood. The developer and their consulting team prefer the open house format which requires the developer/consultant team to spend more time engaging with the community than the presentation/Q and A meeting; we believe the investment is worth it for the following reasons: • Neighbors can drop by at a time that suits their schedule. This increases the numbers of neighbors that we get to hear from. • Neighbors can get specific information about their specific questions from the development/consultant team as well as from City representatives. They can do this in a friendly, non-intimidating way. We are willing to spend as much time as needed to communicate effectively. • The developer/consultant team gets to communicate with everyone that attends the open house. When the “presentation/Q and A meeting” is used, many people come and leave without saying a word. In an open house setting, neighbors are more likely to talk with project representatives on a one-to-one basis and share their thoughts, ideas and concerns. • Neighbors have an opportunity to see written comments made by other neighbors and can talk with their neighbors about the project at the open house. • A list of comments and questions along with responses will be sent to everyone that signed in. This way everybody receives the same information regarding the proposed project, even if they didn’t ask the same questions or participate in every discussion at the open house. 3 3. I live in Redwood Meadows and I am concerned about all the new traffic that is being directed on Lupine and Mullein. Reply: Traffic impacts will be addressed in the future TIS. Initially the development team was told by the City Planner that the proposed streets in the development plan must connect to Lupine and Mullein. If the City staff will allow it, the development team is interested in exploring more creative solutions that would reduce the traffic impact on the existing neighborhood. 4. I oppose student-oriented housing. This will be the third such type of project in the northeast area. Reply: For the 10th year in a row, Colorado State University set an overall enrollment record. In total, the university welcomed 33,413 students to CSU in 2017, of which about 28,000 are on-campus learners. Less than 25% of these students are housed on the CSU campus. The rest need to find privately owned housing in the community. We believe it is in the community’s best interest to have students live in managed student housing projects like the one being proposed. When students rent housing independently in neighborhoods, impacts such as noise, parking violations, occupancy violations, trash, etc. are much more common and difficult to correct. In addition, offering students a well planned and managed student-oriented complex increases the potential for rental houses in neighborhoods to become available for full time community residents and their families. 5. We live near Aspen Heights and we now see more vandalism in the area. Reply: Landmark operates 24,500 student housing beds across the US. As such, our communities benefit from the experience we have gained managing a diverse student housing portfolio. As part of the entitlement process, Landmark is willing to commit to standards such as lease language that penalizes residents who do not abide by our code of conduct. Residents who violate our code of conduct would be subject to these requirements and would face eviction after 3 offenses. 6. Lupine and Mullein are too narrow and can’t handle all the new traffic. There is hardly any room for on-street parking for the folks who live there. Reply: Traffic impacts will be addressed in the future TIS. See response Number 3. 7. My input is that there should be no new traffic on Lupine and Mullein. Reply:. Traffic impacts will be addressed in the future TIS. See response Number 3. 8. I’m concerned about using out-of-state contractors. During the construction of Aspen Heights, we had problems with trash, construction debris, dust, etc. Reply: We have an in house general contractor who builds all of our cottage-style projects and will be the general contractor for this project. In Ft. Collins, just as 4 we do in all other markets we work in, we will strive to identify qualified local subcontractors to work on the project. Our construction team has already spent time in Ft. Collins meeting with subcontractors with local knowledge and expertise. We are willing to provide the contact information for a member of our construction team to the neighborhood. This person will be accessible to the neighbors should any issues arise during construction. 9. Why do we need more student-oriented housing? Can the units be rented to non-students as well? Reply: Yes, the units are available to anyone who wishes to rent them. See comment response Number 4. 10. Will there be a shuttle? Reply: The developer has indicated that there will be a shuttle to campus. Reply: There will be a shuttle provided along with the completion of the project. 11. How many levels is the parking garage? Reply: Three levels. 12. I live in Redwood Meadows and I’m concerned about privacy and lighting levels behind my house. Reply: In general, the proposed buildings behind Redwood Meadows will be limited to two stories. If three-story buildings are sited adjacent to Redwood Meadows, but not within the proposed 35’ setback, care will be taken to insure privacy and obtrusive lighting levels do not impact adjacent residences. 13. What is the density of the project and does it comply with the zoning? Reply: The density is between 6 and 7 dwelling units per acre and does not exceed 9 dwelling units per acre and thus complies with the L-M-N zoning. 14. We live on the north side of Alta Vista and the new Suniga Road extension will be built near our house. We ask that the traffic noise and pollution associated with this new road be attenuated with an earthen berm and dense landscaping. Reply: The segment of Suniga Road (as extended) that will be near Alta Vista is considerably west of the proposed site and closer to Lemay. This segment will be constructed by the developer of the Schlagel / Northfield project, not this developer. 15. Is this parcel a part of the Northside Neighborhoods Plan or the Mountain Vista Plan? Reply: This parcel is part of the Northside Neighborhoods Plan. 16. As a follow up to my question, now that the northeast area of the City is experiencing growth and increased traffic, it seems these two sub-area plans are becoming out of date and need to be updated to address traffic impacts. 5 Reply: The Planning Department and F.C. Moves (Transportation Planning) is beginning a comprehensive update of City Plan. Please contact Ryan Mounce in Planning (224-6186, rmounce@fcgov.com) or Aaron Iverson in F.C. Moves (416- 2643, aiverson@fcgov.com) as the citizen participation phase is just beginning and now would be an opportune time address traffic issues in the northeast area. 17. Lupine is unable to handle all the new traffic. The project should have other entrances besides Lupine. Reply: A site plan was developed showing various accesses to the site. Traffic impacts will be addressed in the future TIS. See response Number 3. 18. I am the former president of the H.O.A. At the south end of our subdivision (Meadows at Redwood P.U.D., Phase One) there is an east-west gravel roadway that connects Redwood Drive to Mullein Drive. We have always been under the impression that this was our emergency second point of access but now it is blocked off. Is there a reason for this? Reply: Staff will alert the Poudre Fire Authority so they can assess the situation. 19. The proposed project appears to rely too much on Lupine and Mullein for access and circulation. I’m concerned that this will ruin our neighborhood. Reply: A site plan was developed showing various accesses to the site. Traffic impacts will be addressed in the future TIS. See response Number 3. 20. Does this project meet the mix of housing types required for projects over 30 acres? Reply: The applicant intends to provide four housing types as required. Three housing types include: two-family dwellings, multi-family dwellings 3-4 units per building and multi-family dwellings 5-7 units per building. The 4 th housing type is under consideration. 21. I would like Mullein to be blocked but remain available for Poudre Fire as a second point of emergency access by use of a gate, chain, bollards or something along those lines. Reply: Street closures/access limitations should be addressed by the City. The future TIS will reflect any access limitations. See response Number 3. 22. Will it be necessary to raise the grade on the 30 acre parcel? Will the new buildings be elevated above our houses? I’m concerned about the new buildings looming over our houses. Reply from Consulting Engineer: We do not expect to raise the grade because we have to accept the stormwater flowing onto to our property from upstream (west). These off-site flows, along with our stormwater, will flow to the northeast corner of the site into a stormwater detention pond. Grades will need to accommodate these storm flows so raising the site is not being proposed. 6 23. How will the regional trail connect to the exiting stub south of Old Town North? Where will the trail cross Redwood Street and Suniga? Reply: The crossings are not yet solidified at this time. A discussion has been initiated with the Parks Planning department and coordination between all departments will continue to ensure that the trail crosses in a safe and convenient place. 24. Is it a feasible option to put a roundabout at Redwood and Suniga? Speeds along Redwood and eventually Suniga will be a concern and a roundabout will be helpful in speed control. Reply: This suggestion will be forwarded to the City’s Engineering and Traffic Operations Departments. Reply: The City’s transportation staff would need to reply to this question. 25. Why isn’t there a street going out to Conifer? Reply: The property does not have any frontage along Conifer. A site plan was developed showing various accesses to the site. Traffic impacts will be addressed in the future TIS. 26. Will the pocket parks be maintained by the city or the developer? Will they be public or private? Reply: The pocket parks will be maintained by the developer, and the spaces will remain open to the public. Comment Cards Please don’t ruin the quiet, safe neighborhood of Redwood Meadows by extending Lupine and Mullein. My kids ride their bikes and we enjoy the close knit community – something the City strongly encourages. Find another way, we beg of you! See comment response number 3. Yet another development without the appropriate infrastructure (roads / transportation) in place before development proceeds. Very limited options for connectivity with this project. What about ensuring that Lemay by-pass, re-alignment of Vine, connecting Turnberry is accomplished before approval? Also “student” housing seems to be a euphemism for how many people can be crammed into less area – very top heavy on 4 – 5 bedrooms / unit. Would prefer a more formal “presentation” by applicant and Q & A afterwards; rather than “open house” format. Reply: See comment responses number 2, 3 and 16. I would like Redwood St. Multi-Family to be considered at the same time as Northfield. Because Suniga may need building out from Redwood to Lemay to address traffic and fire access. Outreach to Alta Vista should be immediate. What sub-area plan will Redwood St. M-F and Northfield belong to? Northside Neighborhoods, College Corridor, or Mtn. Vista? Please decide and address an update to all 3 plans because it borders all 3. 7 Reply: The TIS for the Redwood Street MF has not yet been scoped with City staff. It is expected that the TIS will include traffic generated by the Northfield development. Concerned about mostly Suniga Rd and Northfield development on the existing historic Alta Vista neighborhood and how our existing view shed will be impacted. Also, heavy pollution and noise impact from Suniga with such dense development. Counting on City to ensure that developers construct the promised landscape berm adjacent to Alta Vista and ensure building height / mass is at least somewhat compatible with the existing neighborhood. Not opposed to student housing as long as public transportation is in play. Also, promote walking / biking as much as possible. Very concerned about traffic in Redwood HOA. Lupine and Mullein are not wide enough for a lot of traffic. How is the traffic going to be handled with all the trains? How much backup will you get on Lemay, Vine and Redwood? Reply: See comment response number 3. Traffic, traffic, traffic is a major nightmare here. More and more building and there’s no infrastructure. It’s time to move out of Fort Collins. I’m extremely disappointed in the lack of planning and attempting to get around the area on a daily basis. There needs to be a turn lane at Vine and Lemay – should have been a long time ago. Reply: See comment response number 16. There are serious traffic issues, especially at Lemay and Vine that MUST be addressed prior to any new developments that will add traffic to the area. We need a short term solution to the Vine / Lemay intersection. Reply: See comment response number 16. When are you going to quite catering to CSU? Why do you have to open Lupine and Mullein? Why don’t you have a meeting where people can voice? 729 cars on Lupine, plus neighborhood traffic one-way? Reply: See comment responses 2 and 3. I would like to see a landscape and 6-foot fence buffer be used to separate the neighborhoods. There is concern with the noise generated by the new neighborhood after 9:00 p.m. I reside along single family homes that have earlier bedtimes than college students mostly. Please entertain keeping access from new neighborhood only for emergency vehicles. Reply: The developer is committed to providing a minimum 35-foot setback, a new continuous 6-foot privacy fence, and landscape buffering between Redwood Meadows and the nearest proposed buildings. Also see comment response number 3. This area does not need another rent-by-the-bedroom project similar to Aspen Heights. The type of tenants these projects attract are very bad neighbors in general. They have not vested interest in being good neighbors. Rent-by-the-bedroom project shouldn’t be allowed to develop so close to other similar nearby projects so as to not dwarf single 8 family and more permanent multi-family homes. Spread these projects at least one mile away from each other. Reply: See comment response number 4. Will there be cut-off lighting? Will there be fences? Can there be speed bumps on Redwood? Reply: Site lighting shall be full cut-off for the entire site. A fence shall be along Redwood meadows neighborhood to provide privacy and screening from the development. Traffic impacts will be addressed in the future TIS. We at Meadows at Redwood have the following concerns” a. We would like to find alternate solutions to the connecting streets. If this must happen please keep our streets kid safe, possible speed bumps etc. b. Setbacks need to be at least 35’ from property line c. Higher story buildings further away from neighborhood. d. Zero bleed lighting, all lighting pointed down e. Adequate drainage and no build up ground to prevent flooding again. Reply: 35’ setback is already shown and considered along Redwood Meadows In general, the proposed buildings behind Redwood Meadows will be limited to two stories. If three-story buildings are sited adjacent to Redwood Meadows, but not within the proposed 35’ setback, care will be taken to insure privacy and obtrusive lighting levels do not impact adjacent residences. For clarification on the site drainage, see response to #22, above. We hope a stop light goes in on Redwood and Suniga before occupancy. Reply: This suggestion will be forwarded to the City’s Engineering and Traffic Operations Departments.