Facilitated Meeting Report

	Date Submitted:	February 22, 2008
	Submitted By:		Diane Grover

Project Number: 10000032

Facilitator:	Diane Grover 
Co-facilitator:	Angelica Chacon

Address/Property Description:  All or a portion of Tract 3, Coors Village located on 
Coors Blvd NW between Western Trails NW and Milne Rd. NW; 				

Date and Time: February 18, 2008 and February 20, 2008	7:00 PM

Location: Hampton Inn, 6150 Iliff Rd SW

Participants:
		
		Joel Hernandez, Tierra West LLC
		Ron Bohannan, Tierra West LLC, agents for
		Jerry Kavan, Cameron General Contractors

				And

		La Luz del Sol NA (LDS)
		La Luz Landowners Association (LUZ)
		Quaker Heights NW (QHNA)
		Taylor Ranch NA (TRNA)
		Rancho Encantado H. O. A. (REH)	

Note:  Individual names and addresses can be found at the end of this report.

Background/Meeting Summary: 

Univest/Coors Rd, LLC, requests an amendment to the Sector Development Plan Map, to be heard at the EPC Hearing on March 20, 2008, for all or a portion of tract 3, Coors Village, located on Coors Blvd NW, between Western Trails NW and Milne Rd. NW. This application will be followed by an application for Site Development Plan, tentatively planned for the April EPC Hearing

This report covers 2 facilitated meetings, which were scheduled for the convenience of the neighborhood associations, prior to a facilitator being involved.

The 13 acre parcel is under contract for purchase by Cameron General Contractors, who propose to change the zoning on 7.5 acres of the tract to Multi-Family for a 130 unit Independent Living Center. The remainder of the parcel will be sold as commercial property for offices and retail. The intent is for the entire parcel to have a village appeal with similar Southwestern architecture.

The Independent Living Center will be managed by Hallie Management, sister company to Cameron General Contractors. Cameron General Contractors has completed 4 Independent Living Centers in Omaha and Lincoln Nebraska, and Wichita, Kansas, with more being built in Florida, Tennessee and Texas, among others. They plan to build 60 centers within 5 years.

The concept for the center is a cruise ship on land. The facility features a core section in the center for activities, with the dwelling units housed in 3 stories on the sides. Units are 1, 2 and 3 bedroom, with a few studios; either 1 or 2 baths; full kitchens with full size appliances. Multi- family zoning allows for 12 – 24 Dus/acre; facility will have 17 Dus/acre. Residents of 55 years old and older have an average age of 77.

Numerous amenities are detailed in “Meeting Specifics”, and an all inclusive monthly rental agreement excludes only garage (if available) and telephone. Residents are provided with 3 meals a day. There are scheduled seatings in the formal dining room and an additional dining area with a chef on duty from 7:30 am to 8:30 pm in a more informal dining area, in addition to “grab and go” selections. 

The response of neighbors was generally supportive, with many commenting that they saw a need for such a facility and that the location was well suited to this use. They were hopeful that such a use would attract preferred businesses to the office/retail section of the subject property. Applicant stated that indications were that the potential for the Independent Living Center did seem to be drawing more interest in the commercial property.

There was some concern about the facility’s 3 stories and view preservation. The applicant contends that the 2 story buildings to the West would block the facility. The applicant also offered to use architectural designs such as bump outs to mitigate some of the blocking of views.

One neighbor raised a concern about package liquors and would like for this application to be an opportunity to ban package liquor sales. Ron Bohannan thought that the current zoning allowed sales only in grocery stores. There was some discussion as to whether neighbors could live with liquor sales in grocery facilities or “Trader Joes”, with some able to accept that possibility. Ron agreed to check further into the current status.

The facility would have low impact on Traffic and no impact on schools. The applicant stated that a similar facility registered an increase of 17 trips per day during peak hours. He stated that experience indicated that 60% of residents would have cars when moving in, but that this would reduce to 30% within 2 years due to provided van transportation to doctor appointments, stores, field trips and churches. 

Access to the facility would be from Quaker Heights and Milne. The applicant mentioned the possibility of requesting additional access from Coors, and neighbors were decidedly opposed to this from the standpoint of security, traffic backups and congestion.

The community was invited to make suggestions for a distinctive name for the facility.

Outcome:
	
Areas of Agreement:
•	Neighbors were generally supportive of this project
•	Neighbors and Applicant request another facilitated meeting to discuss the Site Development Plan prior to that EPC Hearing, tentatively anticipated for April 17, 2008

Unresolved Issues, Interests and Concerns:
•	Allowable package liquor sales in the existing commercial zone. Neighbors suggested that this should be reviewed in connection with the upcoming Site Development Plan.
•	Applicant support for a redesigned median on Western Trails to mitigate cut through traffic to the Quaker Heights neighborhood.
•	Whether applicant will request entrance/exit from Coors. Applicant is aware that neighbors are opposed to Coors access.

Meeting Specifics:

1)	Purchase of property
a)	Cameron General Contractors will purchase 
i)	Currently owned by Univest/Coors Rd., LLC
ii)	Hallie Management (sister company) will operate
iii)	Plan is to build, own and manage the facility
iv)	Privately held company
2)	History and plans
a)	Cameron built their 1st Independent Living Center built in 2000
b)	4 current centers:
i)	2 in Omaha Nebraska
ii)	1 in Lincoln, Nebraska
iii)	1 in Wichita, Kansas
c)	More being built:
i)	Austin, TX
ii)	Knoxville, TN
iii)	Venice, FL
iv)	Rock Ledge, FL
v)	Others
d)	Goal: 60 in next 5 yrs
e)	Residents
i)	Accept age 55 and older
ii)	Younger people not allowed on permanent basis
iii)	Geared to residents in their 70’s
iv)	Average age is 77
v)	Some work part time
vi)	Do not require assisted living arrangements
3)	130 Residential Units 
a)	Located on sides of core building
i)	Core is 3 story
ii)	Dining area in back of core, closest to neighbors, has 2 story vaulted ceilings
b)	3 story residential wings
c)	1, 2 and 3 bedrooms
i)	1 bedroom – $2500 to 2600/mo; 750 sq ft (60% of units)
ii)	2 bedroom -  $3000 to 3300/mo; 1050-1200 sq ft (25% of units)
d)	Few studios
e)	1 and 2 bath
f)	Full kitchens
i)	Full size appliances
ii)	Granite counter tops
g)	Fire sprinklers throughout
h)	Washer/dryer hookups
i)	Basic cable and utilities (except phone) provided
4)	Dining
a)	National Food Service Director
i)	Over all facilities
ii)	Trained in Paris
b)	Master Chef (for each center)
c)	2 story vaulted ceilings
d)	Etched glass wall between formal dining room/casual dining
e)	Formal dining at scheduled times
i)	Breakfast/lunch buffets
ii)	Sit down dinners
f)	Casual Dining open 7:30 AM to 8:30 PM with chef on duty
g)	“Grab and Go” area with soups, salads, sandwiches
h)	Coffee Shop
i)	Full time concierge
5)	Amenities
a)	3 meals a day
b)	Transportation to church, field trips, shopping, doctors
c)	Bank on premises – open 2 or 3 days for residents only
d)	Gift Shop (run by volunteer residents)
e)	Weekly visits by pharmacist
f)	Free Video Arcade for grandchildren – “Grandchildren R Us”
g)	Atrium in center; 2 open atriums at the ends of the building core
h)	Beauty Salon
i)	Barber Shop
j)	Possible travel agency for residents
k)	6 Laundry Rooms (free)
l)	Wireless internet free throughout the building
m)	Fitness Center for cardio and strength
i)	machines designed for seniors
n)	Whirlpool Spa
o)	Reading Room
p)	Computer room
i)	Computer lessons for residents
q)	Fountain in center
i)	3 story opening so fountain can be heard on all floors
r)	4 sitting areas
6)	Unique Features
a)	2 couples serve as live-in managers
i)	Will notify families if problems ensue 
(1)	Dementia
(2)	Danger
(3)	Need for assisted living
b)	Housekeeping included, once a week
c)	Units for rent only – no purchase
i)	Rent is month to month – no long-term lease
ii)	Increases 3-5% per year
d)	Rent is all inclusive (exception of garages and telephone)
e)	Emergency call wristband or necklace
f)	Home health care contractors on site
i)	Cheaper than assisted living
ii)	85% of residents never need assisted living
7)	Activities
a)	Full time activities director
b)	Dances
c)	Movies
d)	Computer lessons
8)	150 Seat Theatre
a)	Movies
b)	Sporting Events
c)	Speakers
d)	Open to the Community for scheduled events
9)	Traffic Impact/access
a)	Low impact
i)	60% of residents have cars when moving in
ii)	Reduces to 30% after 2 years of residency with provided transportation
iii)	Traffic Impact Study for facility in Jacksonville, Fl showed 17 trips per day from facility during peak hours 
iv)	25% of the traffic impact of a 6 du/acre town home project
b)	Access from Quaker Heights and Milne
c)	May ask City for access from Coors
i)	Neighbors strongly advised against this and were clearly opposed
(1)	Security issues
(2)	Causes traffic back up on Coors
(3)	Would add to congestion
10)	Landscaping
a)	Mostly xeriscape – well maintained
b)	Quality landscaping
c)	Landscape buffers along Coors, Milne and Quaker Heights
d)	Street Tree Ordinance will require 1 tree per every 30’
e)	In back of dining area
11)	Architectural Design
a)	SW version being developed
b)	Will try for “village” appeal throughout 13 acre lot
i)	Neighbors request pedestrian friendly design
12)	Comparison to “Freedom Village”
a)	Freedom Village has cottages; more attractive to people in their 60’s
13)	Site 
a)	Falls within University of Albuquerque Sector Plan
i)	Requesting 7.5 acres dedicated to multi family
b)	13 acres – currently under contract for entire site
i)	Currently zoned commercial 
ii)	Purchase dependant on approval of site plan amendment
c)	7.45 acres utilized for facility
i)	Asking to rezone this for multi family residential, R-2 uses
d)	Remainder will be sold for retail/office space
i)	Visualizing 3 pads in front; 1-4 in back
ii)	Will solidify in late April
iii)	Will attempt “village” look so retail/office fits with and compliments facility
iv)	Architectural styles to be addressed in next phase – site development plan
v)	Expect facility to be big attraction for potential buyers
(1)	Interest in site has increased since plans for independent living center
14)	Parking
a)	Mainly in front
b)	Possibly some garages (additional cost to residents)
15)	Views
a)	2 Story office buildings to the West will block facility
b)	Views have not been analyzed at this point in the process
c)	Applicant is willing to meet privately with homeowners who will be most impacted
16)	Security
a)	Not gated
b)	Only way in/out is from the entrance
17)	Demographics
a)	Applicant has studied demographics and researched sites since 2006
b)	Researched within 1 mile, 3 mile, 5 mile, 8 mile radius to site
c)	Indicates growing need for this type of facility
18)	Walls
a)	No large walls are being proposed
b)	No screen walls unless required by City
19)	Project financing
a)	Pool of Doctors
b)	Financing provided for next 12 projects
c)	Banks have responded favorably
20)	Timetables
a)	EPC Hearing for Sector Plan Amendment: March 20, 2008
b)	EPC Hearing for Site Plan for Subdivision: April 17, 2008
c)	DRB Hearing for revised site plan for subdivision: May or June
d)	Applicant would like to break ground in the fall, if approvals in place
21)	Neighbor concerns
a)	Massiveness
i)	Somewhat mitigated by positioning of building as planned
(1)	Applicant and neighbors do not want building closer to Coors
b)	Height
i)	Neighbors asked if applicant would consider 2 stories rather than 3
(1)	Suggested stretching building out rather than having 3rd floor
ii)	Applicant stated 2 stories would not work economically
(1)	Opposed to stretching out building due to decreased walkability for residents by increasing travel distances
iii)	Applicant suggested mitigating heights with architectural features such as bump-outs
c)	Buildings to the West
i)	Applicant will take an active interest
ii)	Will also need EPC approval
d)	Maintenance of views to the escarpment
i)	If City Planning requires building closer to Coors, views will be blocked
ii)	Neighbors and applicant want buildings further from Coors, as depicted in presentation
e)	One neighbor suggested that Western Trails could be a view corridor
22)	Comments from neighbors
a)	Various neighbors saw a need for this type of facility in the area
b)	One neighbor liked this alternate housing, not currently available on the West Side
c)	One neighbor expressed preference for this type of structure as opposed to standard housing or commercial buildings
d)	Various neighbors stated they were excited about the project

Action Plan:
•	Applicant will seek EPC approval of the Sector Plan Amendment at the Hearing on March 20, 2008.
•	Applicant hopes to seek approval for the Site Development Plan at EPC Hearing on April 17, 2008.
•	Neighbors were invited to make suggestions for a suitable distinctive name for the facility.
•	Neighbors request another meeting to discus the Site Development Plan

Action Items: 
•	Applicant is willing to meet with near homeowners who will be most impacted by them. Jerry can be reached at (402) 570-3736 or jkavan@camerongeneralcontractors.com.
•	Applicant will check into current zoning restrictions on package liquors

Application Hearing Details:	
1)	Hearing scheduled for Thursday, March 20, 2008.
2)	Hearing Time:
a)	The Commission will begin Hearing applications at 8:30 AM.
b)	The actual time this application will be heard by the Commission will depend on the applicant’s position on the Commission’s schedule
c)	The agenda is posted on www.cabq.gov/planning/epc/index  on the Friday immediately prior to the EPC Hearing
3)	Hearing Process:
a)	Comments from facilitated meeting will go into a report, which goes to City Planner.
b)	City Planner includes facilitator report in his recommendations.
c)	The Commission will make a decision and parties have 15 days to appeal the decision.
4)	Resident Participation at Hearing	
a)	Written comments must be received no later than 5 PM, July 10, 2006.
	 Please submit comments to: 	Anna DiMambro, Staff Planner	 	
				600 2nd Street, Third Floor
				Albuquerque NM   87102
				924-3924
				adimambro@cabq.gov 

Comments:  
Matt Baca of QHT requested the applicant’s support in achieving a redesign of the median on Western Trail to cut down existing and anticipated increasing cut through traffic to the Quaker Heights Neighborhood. 

Names and Addresses of Attendees:

February 18, 2008
Joel Hernandez		Tierra West, LLC
Ronald Bohannan		Tierra West, LLC
Jerry & Susan Kavan		Cameron General Contractors
Colin and Tia Semper		REH
Suzanne Fetsco		LDS
Rae Perls			LUZ
Stephen Perls			LUZ
Phyllis A Vilchuck		LUZ
Matthew Baca			QHNA
Aramintia Semper		REH

February 20, 2008
David Skowran		Las Lomitas NA
Rene Horvath			TRNA
Sharon Miles			Senior Care Options, Geriatric Care Manager

NAMES OF ATTENDEES WHO DID NOT REQUEST A COPY OF THE REPORT ARE HIGHLIGHTED IN YELLOW.