STROH RANCH COMMUNITY ASSOCIATION RESPONSE TO PROPOSED MULTI- FAMILY DEVELOPMENT ON J. MORGAN BOULEVARD. TOWN PROJECT: SP16-108 Dear Town of Parker Planning, Please accept this document as the official notification to the Town of Parker, that the Board of Directors for the Stroh Ranch Community Association (commonly referred to as the Stroh Ranch HOA), completely STANDS IN OPPOSITION to the planned development being proposed by Dominium Development on the vacant land inside Stroh Ranch located along J. Morgan Boulevard. SRCA believes that regardless of what was planned and platted more than 20-years ago on that site, the continued development of the Stroh Ranch area and growth in Parker overall, has dramatically changed the development dynamic of this community and the southern end of Parker. Even the Town Council s own actions five years ago concerning our neighbors in Village On The Green, show town leadership also agrees that multi-family is not in keeping with the character of the Stroh Ranch community. This Parker Chronicle article makes it clear http://parkerchronicle.net/stories/development-altered-by-road-change,70071 On the subject of the Character of the Community - protecting that character is something clearly stated repeatedly in the Town s own 2035 Master Plan. 2035 Master Plan 3.6 Parker residents who participated in the Master Plan update process clearly had strong expectations that their community deserves quality development, quality management of their natural resources and open spaces, and quality implementation of their Master Plan. Balancing the Pace of Development Parker residents strongly supported directing and timing growth so that the Town and other governmental entities could continue to provide supporting services and improvements to match their expectations of maintaining our high quality of life, Balance is vital, wrote one group of participants. From the very beginning of the 2035 Master Plan effort, the Town heard from residents that things like balance is vital and high quality of life were at the top of the list of those who participated in the crafting of the Master Plan. If this was done 20-years
ago, it would be very hard to make an argument about a 200+ multi-family facility on this land. The reality is, the original units were not built and the land owner at the time wanted the existing land (zoned multi-family) separated from the Ironstone complex that stands today. Why is that? Nobody seems to have that answer, but it s one that should be declared before allowing this community destroying idea to become reality. The Colorado Revised Statutes give the authority and responsibility to municipalities to make and adopt a master plan for the physical development of the municipality (C.R.S. 31-23-206). The statute further states The plan shall be made with the general purpose of guiding and accomplishing a coordinated, adjusted and harmonious development of the municipality and its environs which will, in accordance with present and future needs, best promote health, safety, order, convenience, prosperity and general welfare (C.R.S. 31-23-207). The Town s Home Rule Charter also establishes this responsibility. In state law and the town s Home Rule Charter, it states development should be harmonious and should promote the health, safety, order, convenience, prosperity and general welfare. How is Safety and Order promoted? Approximately 500 (conservative number) of additional people stuffed into an area that is already established as a predominantly single-family home community. The Stroh Ranch HOA is home to nearly 1,300 homes the large majority being single family properties. How is Prosperity promoted with this plan? Studies done, that actually focus on suburban communities, have repeatedly shown to be a negative impact on home values, crime etc. For example: https://www.gsb.stanford.edu/insights/affordable-housing-goodneighborhood The developer of the proposal development also talks about studies done that say the opposite, but in all of those studies, the research was based on properties built in run down commercial areas and declining value, high density downtown, urban neighborhoods, where existing multi-family, like the one proposed in Stroh Ranch, already existed. The Stroh Ranch area is not a declining-value area, it is NOT an urban area and we certainly are not a heavily commercialized area, so any referenced to those questionable studies is highly suspect.
Chapter 7: Community Appearance and Design Community appearance and design were primary concerns of our citizens. This chapter provides direction regarding the appearance and design for all types of development and preservation that will occur in the Town. It is in this area, the Stroh Ranch Community Association requesting, as a condition of approval, should the proposed plan get to that stage, the following Dominium signs a legal agreement permitting its development to fall under the current CC&R s and Architectural Guidelines of the Stroh Ranch Community Association, without it actually being part of the Association. This includes all covenant enforcement options that existing Stroh Ranch Community Association homeowners must live by. Dominium s representatives have repeatedly told our homeowners in a meeting held in November 2016 that its on-site property management is part of the Dominium company and it aggressively maintains its properties to community standards. The developer has stated that it will do everything possible to design and build a facility that is in keeping with our community. As a community that is made up of Homeowner Associations and sub-assocations in existing areas of Stroh Ranch, the SRCA Board of Directors believes the developer would not have any problems agreeing to this. If the developer does not want to do this, the SRCA Board of Directors would like a full explanation from the developer as to why not. 2035 MASTER PLAN / VISION 5.2 The passage of time inevitably brings changes. Parker today differs from the town of twenty or fifty years ago and is different now than the town it will be in twenty or fifty years. The task facing us is to retain the most important characteristics of our town in the face of changes we cannot control, and manage as well as possible, those forces we can control. Unanimous agreement about the future is not the goal of the Master Plan. Rather it strives to create balance and blending of opinions to form a community that collectively manages change. Only then can we retain the community s unique characteristics and still welcome the future. The Parker 2035 Master Plan strives to reflect a coherent vision of the hopes, dreams and aspirations of a diverse population senior citizens and children, long-
term residents and newcomers, those living in established neighborhoods and those living in newly created neighborhoods. The Stroh Ranch Community Association, while completely opposing this project entirely, is respectfully asking Town Planning to require the developer to adhere to the recently approved new guidelines for Multi-Family residential passed by Town Council at its meeting on January 17, 2017. VISION 5.4 As we grow, we will strive to preserve the attributes of our unique, hometown character and community identity, the beauty of our natural environment, and the strengths of our neighborhoods, while lessening the adverse effects of growth. Our Parker community will have land uses that complement each other aesthetically, socially and economically, and will be designed to enhance quality of life and ensure long-term prosperity.the Town is a community with a traditional form, with higher density uses located near downtown, along major highway corridors and at major intersections with lower densities near the fringes. Growing Smart When asked about growth during the public participation process, citizens consistently supported a managed/planned/controlled scenario over unlimited or no growth.tied to that was the importance of establishing the appropriate balance between housing, commerce and open space, limiting the negative impacts on the community and directing development to appropriate locations.the Plan embraces a controlled growth scenario and implements strategies that re ect citizen priorities. Goals And Strategies
Strengthen the identity of Parker by encour- aging a balance of land uses that supports a high quality of life and contributes to the hometown character of our community Encourage transitions between different land uses and intensities. Develop land use patterns that are compatible with and support a variety of transportation opportunities and/or choices. Encourage land uses that create a sense of community among those who work, live and play within appropriate neighborhoods. Neighborhoods Typical uses within neighborhoods include small retail, restaurants and personal service businesses. Uses and architecture should focus on compatibility with the surrounding residential area. Higher density residential is appropriate in these Centers as a transition between less intense residential areas and non-residential areas when developed as part of a mixed-use development and when the design encourages residents to walk or bicycle to obtain goods and services. Massing and scale of higher density residential development shall respect the scale and massing of adjoining land uses and shall re ect an integrated neighborhood feel. Valuing our neighborhoods and residential characters Our residential neighborhoods are the core and heart of our community. Without our residents, the Town of Parker would not exist. Because residential neighborhoods are such an essential aspect of our community, goals and strategies that protect and enhance our existing neighborhoods are not only incorporated in this chapter, but throughout the Plan. Below, are highlights of some of these key concepts: Protect the character of our existing residential neighborhood
Locate higher residential densities in specific and appropriate areas When reviewing development proposals adjacent to and within existing neighborhoods, ensure that the development demonstrates compatibility with, and sensitivity to, existing neighborhood characteristics in terms of housing, quality, density, building height, placement, scale and architectural character. Sustain the primarily low density housing character located around the fringe of Parker today. Encourage a variety of housing densities in close proximity to employment centers along the E-470 Corridor, within our Downtown Core, around commercial areas and near transit centers. This entire proposed development is in complete contradiction to the to the goals/ guidelines outlined above. Town Planning always responds to this by referencing what was platted at this location in the 1980 s. But, the Master Plan states that development proposals within existing neighborhoods should be compatible and sensitive to existing neighborhood characteristics in density, building height, scale and architectural character. It also states the plan to sustain low density housing character to the fringe of Parker. Question, How does this proposed project connect with any of this? Answer, it does NOT. There is not a large area of high density housing in this area. The Town s approvals of Village On The Green, Anthology, Robinson Ranch, Horseshoe Ridge and even the new Richmond Homes development under construction on Parker Road across from King Soopers speaks of Town Planning s adherence to this Master Plan. Ironstone is one facility, built more than 20-years ago, does not provide adequate as an adequate excuse by the town to approve this proposed multi-family project. In fact, because of the Town s actions over the last 20 years, it makes Ironstone look like a one off rather than part of an integrated single family community. Ironstone should not even be used as an argument by the town, because those units are rentals - they are individually owned units, which the proposed Dominium project will never be allowed because of the constraints of being a Section 42 HUD funded project. This proposed project also requires Town Planning to completely ignore the issues of close proximity to employment centers, the E470 corridor, commercial areas and transit centers. Stroh Ranch butts up against the King Soopers grocery store, but a little more than a dozen small businesses. This hardly qualifies as an employment
center. E470 Corridor is at the opposite end of town. With today s traffic, it can take 15-minutes just to reach E470. Stroh Ranch is not part of the Downtown Core, is not around commercial areas and one, just one, RTD bus stop does not make a transit center The approval of this project will have wide-ranging consequences, beginning with the forced over-population of one of Parker s premiere established communities - which we view as a violation of the Town s stated goals in the 2035 Master Plan The approval of this project would be a complete slap in the face to Stroh Ranch as the 2035 Master Plan makes Character of the Community the centerpiece of its goals. The Town s approval would destroy the core of that goal as this project, in size, purpose and design is completely out of step with this community as it stands today, not was its intended build out was 30-years ago. How does this proposed development protect and enhance this existing community? A report done by the Federal Reserve Bank of Kansas City Economic Research Department shows, if anything, this project will not only imperil Stroh Ranch, but completely shreds the 2035 Master plan Subsidized housing may also change the status of and attachment to the neighborhood. Freeman and Botein (2002) note that one s home, including its neighborhood characteristics, is a key marker of social status in America (361). They further note that such status relies in large part on exclusivity. The presence of assisted housing is perceived by many to diminish the exclusivity and status of a neighborhood (Schively, 2007). By its nature, assisted housing allows residents into the neighborhood who otherwise would not be able to afford it. Moreover, affordable housing is perceived by many to house largely poor, minority people who are thought to be more prone to crime (Tighe, 2010). Residents near assisted housing may in some sense care less about their property knowing it commands less status than otherwise. Students living in subsidized housing have been shown to perform less ably on standardized tests than other students, even within the same school (Schwartz et al., 2010; see also Duke-Lucio et al., 2010). Moreover, peer performance has been shown to influence students performance (Epple and Romano, 1998). The possibility exists, then, that poor performance of subsidized housing residents could generate diminished performance on the part of existing students. -A final model (model 5) examines the effects of proximity to LIHTC developments on property conditions without controlling for crime. The impacts were substantially different in that case. Indeed, the impact of the LIHTC developments on property conditions was for the most part negative and large. This result could be explained by a negative effect of LIHTC developments on crime rates. That is, if proximity to LIHTC developments is associated
with increased levels of crime, and higher crime rates are associated with diminished property conditions, then proximity to LIHTC developments could lead to diminished property conditions through its effect on crime. Stroh Ranch is an area where property values are continuing to climb and new development continues, which makes information this report make the case against this project even more relevant. https://www.marketplace.org/2015/12/15/your-money/property-value-lowincome-housing-debate A study conducted by Trulia should be completely thrown out. It s cited by many to show property values are not adversely affected, but it s comparing areas that were in significant decline in the middle of high density urban areas, which are simply not applicable to our situation in Stroh Ranch. If this project is approved, what options are available to the 1300 plus homes/homeowners to financially compensate them for losses. Why would The Town invite this problem? In addition to the stated opposition and demands above, the Stroh Ranch Community Association requires these additional items be done if approved. 1: Mature trees (20-feet or higher) be planted as buffers between the buildings and J. Morgan Boulevard. The number of those trees would be determined by how many it takes to completely shield the buildings from view of Stroh Ranch residents. 2: The proposed projects meets ALL of the Town of Parker Multifamily Residential Design Standards, including the revisions approved by the Town Council on January 17, 2017. The previous developers of projects impacting Stroh Ranch (i.e. Village On The Green) were more than cooperative and made all design changes because they wanted to retain the character of the community and be good corporate neighbors. We have not witnessed any of that type of behavior from the developer. We are expecting it if this moves forward. 3: Reiterating Dominium agrees to assign a non-exclusive right for enforcement to the Stroh Ranch Community Association, to enforce the terms of the SRCA CC&R s and Architectural Guidelines against the Dominium lot/property. 4: If approved, SRCA expects/requires full-time security personal on site 24/7, 365. This is based on research and information gathered about other Dominium properties in and around Colorado. The expense of this would be the developer s responsibility.
5: We are requesting that the name Stroh Ranch not be used in any part of the naming of this project. It s location simply isn t enough. The developer has made it clear he s not interested in blending in. The developer has made it clear that he wants this project to happen regardless of how the existing community feels about it. Bottom line, every other developer who has wanted to be part of this community, actively involved the Stroh Ranch Community Association in its planning and working to build support for its project. If Dominium simply doesn t care about that part of this project, it makes us question how much they actually care about the people who will live there and how it all blends in and keeps with the character of this community. 6: The SRCA Board of Directors is also aware of what we believe are some significant and problematic legal problems facing the land owner and developer concerning this project. The SRCA Board understands these matters were initiated by the Ironstone Condos HOA. The Board stands in full support of Ironstone s efforts and believes this proposal should be denied by Town Planning based on this, or at least shelved until these legal matters are cleared up. Sincerely, Board of Directors, Stroh Ranch Community Organization